1 Introduction
What is a Local Plan?
1.1 As the name implies, a Local Plan is a locally-based land use document. It looks ahead ten years and makes provision for both change and the conservation of the best features of the locality.
1.2 In essence, the Local Plan, which should be in general conformity with the approved Kent Structure Plan, has two main functions:
• to set out the Local Planning Authority’s policies for the control of development; and
• to make proposals for the development and use of land and to allocate land for specific purposes.
The Local Plan Process
1.3 The Local Planning Authority consulted on “2000+ Local Plan Review 2001 to 2011” in October 1998. The “2000+” document sets out the key planning issues for the Borough during the next decade and suggested policy directions. Following the receipt of comments on “2000+”; further research and revised Government guidance, the Tunbridge Wells Borough Local Plan Review – Deposit Copy was has been produced. Following public consultation, and consequent revisions, a Second Deposit has been published. The revisions are highlighted by vertical lines in the margin. Deleted text is crossed through, whilst additional text is underlined.The deposit period will commence in August 2001.
1.4 The statutory six-week deposit period is the only period during which the Borough Council can receive support for, or objections to, the Local Plan Review – Second Deposit Copy. All comments will be assessed and the Borough Council may then amend the Deposit Copy. This will be in the form of a Second Deposit Copy, when any Any interested person is will be able to comment on the amendments to amended parts of the Plan only.
1.5 If objections cannot be resolved, a Public Local Inquiry will be held into the Plan when representations can be made before an Inspector from the Office of the Deputy Prime Minister. Department of Environment, Transport and the Regions.
1.6 On receipt of the Inspector’s Report, the Borough Council will determine the changes to be made to the Second Deposit. These changes will be published prior to adoption of the Tunbridge Wells Borough Local Plan Review.
1.7 During the entire procedure to adoption, the statutory Local Plan remains the adopted Tunbridge Wells Borough Local Plan (March 1996). However, the importance given to the Local Plan Review increases as each stage of the process towards adoption is reached.
The Area Covered by the Local Plan
1.8 The Plan area is shown on the Proposals Map accompanying this document and comprises the whole of the administrative area of Tunbridge Wells Borough Council.
1.9 The Plan area covers 326 square km (126 square miles) from Speldhurst Parish in the west to Sandhurst in the south east and has a population totalling some 103,100
October 2002 Tunbridge Wells Borough Local Plan Review – Second Deposit Copy 1 1 Introduction
(source: Kent County Council, Small Area Population Estimates 1999). The Borough is located in the south-western corner of Kent and borders East Sussex. Royal Tunbridge Wells and Southborough form the urban nucleus at the western end of the Plan area.
Why is a New Local Plan Needed?
1.10 In March 1996, the Borough Council adopted the first Borough-wide Local Plan to cover the period to 2001.
1.11 Since 1996, the new housing, factories, shops, restaurants, schools, community halls and recreation open space proposed, or enabled, by the adopted Local Plan has taken place. However, some sites have not come forward and their continued appropriateness for development should be reviewed.
1.12 The adopted Local Plan made it clear that many policies (such as those relating to the Metropolitan Green Belt, and the conservation of the Borough’s environmental heritage) are long term in nature and have no specific end date. The high-quality environment remains a key feature of the Borough and the Local Plan Review aims to ensure its protection and enhancement. Nevertheless, there is a need to re-assess new development requirements for the next ten years and for it to be accommodated in the most appropriate locations.
1.13 The planning decisions of Tunbridge Wells Borough Council do not take place in a vacuum. Regional Planning Guidance is provided through the South East England Regional Assembly (SEERA) by the Deputy Prime Minister. Secretary of State for the Environment, Transport and the Regions. The latest regional advice for South East England is contained in the Regional Planning Guidance Note No. 9 (2000).
1.14 Since 1996, there have also been changes to national planning policy. A full list of Planning Policy Guidance Notes (PPGs) referenced in this Plan is included at Appendix 1. In addition, the Borough Council has produced, or updated, a number of local strategies including those relating to housing, sport and recreation, tourism and transport. In 2000, Kent County Council approved the first Local Transport Plan for Kent. There is a need to ensure consistency between these strategies and the Local Plan.
1.15 As planning applications and appeals must be determined in law in accordance with the Local Plan, the Government wishes to ensure that such plans are kept up to date. The plan-led system can only be successful and command public confidence if plans are kept up to date.
1.16 PPG12 advises that Local Plans should be reviewed in full every five years. Whilst some of the Local Plan policies remain relevant and are carried forward into the Local Plan Review, the Borough Council feels that the scale of alterations represents a replacement of the adopted Local Plan.
The Kent Structure Plan
1.17 The approved Kent Structure Plan (1996) provides the strategic planning framework for the whole of Kent to 2011 and is prepared by the County Council. A fourth review of the approved Kent Structure Plan is to be produced. In preparing the Tunbridge Wells Borough Local Plan Review – Deposit Copy the Borough Council will have due regard to the emerging review throughout the Local Plan process.
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1.18 A Local Plan must be in conformity with the relevant Structure Plan. Kent County Council has issued a certificate indicating that the Local Plan Review conforms generally with the strategic guidance laid down in the approved Kent Structure Plan (1996).
1.19 This Local Plan should be read in conjunction with the approved Kent Structure Plan, the policies of which are also applicable within the whole Plan area.
The Plan Period
1.20 The Plan has been prepared against the background of the approved Kent Structure Plan (1996) and therefore relates primarily to the same Plan period up to 2011. Nevertheless, many policies (for example, those relating to Metropolitan Green Belt, environment and conservation) are long term in nature and have no specific end date.
The Format of the Local Plan
1.21 The Local Plan comprises two main parts, the Written Statement and the Proposals Map, which are cross-referenced to each other.
(a) The Written Statement (This Document)
The Written Statement is sub-divided into Chapters which, after the Strategy Chapter, concentrate on specific topics. Each Chapter is sub-divided into Sections which deal in turn with the Local Planning Authority’s objectives and then the Planning Strategy. Each part of this strategy is justified and is normally followed by a policy. The policies can be distinguished by their bold type and individual policy reference numbers. Where a policy refers specifically to an appendix, the appendix forms part of the policy itself. In explaining specific policies and proposals for towns or villages the Local Plan will always begin, where relevant, with the larger settlements of Royal Tunbridge Wells, Southborough, Paddock Wood, Cranbrook and Hawkhurst, followed by the villages in alphabetical order.
(b) The Proposals Map (contained in a Separate Wallet)
The Proposals Map defines the sites which are allocated for development, or where other policies will apply. The Proposals Map consists of the following:
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Sheet No Area Plan Ref Scale 1 Tunbridge Wells Borough (Western Area) Proposals Map A 1:25,000
2 Tunbridge Wells Borough (Eastern Area) Proposals Map B 1:25,000
3 Royal Tunbridge Wells and Southborough Inset 1 1:10,000
4 Royal Tunbridge Wells Central Area Inset 1(a) 1:2500
5 Southborough Central Area Inset 1(b) 1:2500 Paddock Wood Inset 2 1:5000
6 Cranbrook Inset 3 1:2500 Sissinghurst Inset 4 1:2500
7 Hawkhurst Inset 5 1:2500 Gills Green Inset 6 1:2500
8 Langton Green Inset 7 1:2500 Speldhurst Inset 8 1:2500
9 Five Oak Green Inset 9 1:2500 Bidborough Inset 10 1:2500
10 Pembury Inset 11 1:2500
11 Benenden Inset 12 1:2500 Iden Green Inset 13` 1:2500 Goudhurst Inset 14 1:2500 Kilndown Inset 15 1:2500
12 Brenchley Inset 16 1:2500 Matfield Inset 17 1:2500 Frittenden Inset 18 1:2500 Sandhurst Inset 19 1:2500
13 Horsmonden Inset 20 1:2500 Lamberhurst Inset 21 1:2500
14 Information: Illustrative maps showing transport and highway management proposals for Royal Tunbridge Wells and Southborough and Royal Tunbridge Wells Central Area
15 Information: Illustrative maps showing transport and highway management proposals for Paddock Wood, Cranbrook and Hawkhurst
(c) The entire Local Plan is also available in CD-ROM format (although for copyright reasons, it is not possible to download the Proposals Maps for printing).
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Introduction
2.1 The Planning Strategy for the Local Plan Review is consistent with, and developed from, the strategy of the adopted Tunbridge Wells Borough Local Plan.
2.2 The adopted Local Plan has been successful in protecting the Borough’s best environmental features and its Green Belt, and in focussing development in existing towns and villages and on the conversion of suitable rural buildings. The Local Plan has also ensured that sufficient land has come forward for new housing to meet strategic requirements, while encouraging high-quality development and meeting local aspirations by enabling the provision of affordable housing, new community halls, sports centres, recreation grounds and play areas.
2.3 The Borough’s strategic planning role within the South East Region in general, and Kent in particular, remains the same. The high-quality environment is also a constant consideration. For these reasons it is appropriate to maintain very similar guiding principles to those contained in the adopted Local Plan. However, to remain relevant to the next decade, and to reflect recent national and Regional Policy Guidance, the Council’s Corporate Plan and other strategies, and changing community aspirations, the principles need to evolve. There remains close interdependence between the Local Plan Review – Deposit Copy and the Borough Council’s Strategies for Housing, Economic Development, Tourism, Agenda 21, Sport and Recreation, and Transport.
2.4 This Chapter sets out a vision for the Borough’s main settlements and countryside in relation to land use changes that are likely to occur as a result of this Local Plan. These key strategic objectives are set, each with measurable targets. Finally, the monitoring and review arrangements for the Local Plan are set out.
A Vision for the Plan Area
2.5 Achieving the Planning Strategy relies on locating development appropriately within a hierarchy of settlements. The sections below set out the Local Planning Authority’s vision for the main settlements within this hierarchy and the countryside as far as this may be affected by the Local Plan.
A VISION FOR THE URBAN AREA: ROYAL TUNBRIDGE WELLS AND SOUTHBOROUGH
2.6 Government and Regional Planning Guidance state that urban areas should be the prime focus for new development within the Borough. Consistent with the approved Kent Structure Plan, the urban area of Royal Tunbridge Wells and Southborough will be the focus for major development. Edge-of-town development is restricted by the Green Belt, the High Weald Area of Outstanding Natural Beauty and other landscape character areas.
Royal Tunbridge Wells
2.7 By the end of the Plan period, the high environmental quality of Royal Tunbridge Wells will be retained and, in some cases, enhanced. Whilst the town will be the focus for new development, new buildings will respect their context. Regeneration of some of the least attractive parts of town through new, high-quality development will make a positive contribution to the character of the town’s environment.
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2.8 The thriving town centre will continue to attract people from the sub-region. The centre will be enhanced by new shopping, services, entertainment and hotel development, together with a more pedestrian and cycle-friendly environment.
2.9 The town centre and local neighbourhoods will remain the focus for local communities. They will be strengthened, in some cases, by new housing development which will support town centre and neighbourhood facilities. As greater protection is afforded to these facilities, there should be no decline in the importance of neighbourhood centres.
2.10 The increasing number of smaller households, and those in need of affordable housing, will find a range of suitable new homes provided.
2.11 Further large-scale employment and out-of-town retail provision will be concentrated in Longfield Road. This area, in particular, will benefit from the construction of the proposed A21 dual carriageway to link the Tonbridge and Pembury Bypasses.
2.12 New development will be located close to the town or neighbourhood centres and will be served by a range of transport provision. This should reduce the impact of the car on an already congested road network.
2.13 Some traffic congestion is likely to remain an issue in the town although, by planned improvements to the network (for example, improved footways, cycleways, Park and Ride, road improvements and other non-land use initiatives), the aim is to reduce the number and length of car journeys in the town.
2.14 The outward expansion of the town will be limited. One new housing site, with an adjoining primary school site, and two recreation grounds are proposed at the edge of Royal Tunbridge Wells. The development of the housing site is likely to be towards the end of the Plan period although, if sufficient land has come forward from other sources by this time, the development of all or part of the greenfield site would be deferred.
Southborough
2.15 Southborough lies within the urban area but contains its own, smaller, town centre. The Plan’s vision is to add to the heart of the town by making the centre the focus of regeneration, including a new supermarket, a limited amount of new housing, a primary school, recreation and children’s playspace, a modernised community facility and associated car parking.
2.16 Apart from the development in the town centre, only small-scale change is anticipated in Southborough.
2.17 As well as the town centre, local neighbourhood centres will continue to be the focus of the community, and the loss of day-to-day facilities and amenities such as neighbourhood shops, pubs, surgeries, recreation grounds and children’s playspace will be resisted.
2.18 Southborough straddles the A26, one of the principal access routes into Royal Tunbridge Wells, and the impact of traffic will continue to be felt. The impact should be reduced through better pedestrian crossing facilities linking both sides of the town centre, improved bus and cycle provision, Park and Ride serving traffic using the A26, and other non-land use transport measures such as traffic calming.
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A VISION FOR SMALL RURAL TOWNS: PADDOCK WOOD, CRANBROOK AND HAWKHURST
2.19 These towns will continue to serve a wider rural hinterland with a range of local services. Further development is limited by the strategy to concentrate sufficient housing development in the urban area of Royal Tunbridge Wells/Southborough. The town centres will remain the focus of the community and their vitality and viability will be enhanced by new development opportunities.
Paddock Wood
2.20 Paddock Wood has expanded considerably in the last few decades. Edge-of-town development at Paddock Wood is restricted to the west by the Green Belt and more generally by the River Medway floodplain. There are opportunities within the recently- enhanced town centre for mixed use development, including housing and a new community hall.
2.21 Little change is expected in the number of new houses in Paddock Wood as no new housing allocations are made and there are only limited opportunities for small-scale housing (such as infill, development or conversion) to come forward.
2.22 By the end of the Plan period, land for economic development off Maidstone Road to the north of the railway line should be developed.
2.23 The town is served by bus connections and has a railway station, where an improved bus/rail interchange should be available along with new cycleways and an extension to the railway car park.
Cranbrook and Hawkhurst
2.24 These towns are located within the High Weald Area of Outstanding Natural Beauty and the Plan’s strategy is to protect the unique character of the setting of the towns and the character of the central conservation areas.
2.25 The centres of Cranbrook and Hawkhurst should continue to thrive with the addition of new retail floorspace and car parking. Hawkhurst will retain much more local trade as a result of a new supermarket, and the vitality and viability of the centre will be significantly enhanced.
2.26 Traffic will continue to be an issue at the centre of Hawkhurst, but a number of initiatives, including those funded by development proposals (such as an additional pedestrian crossing linking the new supermarket and the Colonnade, and traffic calming measures) should assist pedestrian and cyclist safety.
2.27 Population change is likely to be limited as no new housing allocations are made at Cranbrook, whilst one brownfield site is allocated within walking distance of the centre of Hawkhurst.
2.28 By the end of the Plan period new economic development opportunities should be provided on a brownfield site between Cranbrook and Hawkhurst on the A229.
A VISION FOR VILLAGES
2.29 There are a number of villages within the Borough that all have some facilities such as a primary school, shop, public house and church, together with basic recreational facilities such as a village/community hall, recreation ground and children’s play area:
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Benenden Bidborough Brenchley Five Oak Green Frittenden Goudhurst Hawkhurst (The Moor) Horsmonden Iden Green Kilndown Lamberhurst Langton Green Matfield Pembury Sandhurst Sissinghurst Speldhurst
2.30 The approved Kent Structure Plan classifies such settlements within Structure Plan Policy RS2.
2.31 Most villages are located within the Green Belt and/or the Area of Outstanding Natural Beauty or Special Landscape Area. In addition, only a limited range of local facilities and transport options are available. Villages will remain suitable for only minor development such as infilling or redevelopment.
2.32 Only limited change is anticipated with the character of the designated conservation areas preserved and enhanced and key open spaces and areas of landscape importance protected.
2.33 Outward expansion will not occur except on sites required to meet the needs of the local community (for example, primary schools, recreation grounds, community halls and affordable housing);
2.34 The Planning Strategy aims to prevent the loss of a range of essential village services (including shops, pubs, community halls and recreation grounds).
A VISION FOR THE COUNTRYSIDE
2.35 Landscape character is one of the most important assets of the Borough and the Plan aims to protect the area outside the principal settlements from the encroachment of development. Nevertheless, by the end of the Plan period there is likely to have been some change.
2.36 Some new housing will arise through the conversion of appropriate rural buildings, whilst the limited extension to existing homes may be allowed. A very limited number of new homes may also be permitted for key workers for whom it is essential to live on site. Considerable non-agricultural job opportunities will be generated through the conversion of certain rural buildings, the expansion of existing firms or institutions and tourist development.
2.37 Development restraint in the countryside applies also to small hamlets and dispersed groups of buildings. For the purposes of the approved Kent Structure Plan the following are classified within Structure Plan Policy RS5:
Ashurst Castle Hill, Brenchley Cranbrook Common
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Colliers Green Curtisden Green Four Throws, Hawkhurst Groombridge (that part in Kent) Hartley The Down, Lamberhurst Petteridge Sandhurst Cross Sawyers Green Tudeley Wilsley Green Wilsley Pound Other small hamlets and dispersed groups of buildings
Strategic Objectives
2.38 Since the adopted Local Plan was prepared, sustainable development has become established as the key theme of international, national and local policymaking. Sustainable development is often defined as development which meets the needs of the present without compromising the ability of future generations to meet their own needs. The Government now requires Local Plans to be subject to an environmental appraisal which is published with this Plan. Although the scope of this Plan is not wide enough to cover all the changes and new policy directions required to achieve sustainable development, it can make a substantial contribution.
2.39 The overall aim of the Local Plan Review is to promote sustainable development and for that reason the Planning Strategy is guided by three strategic objectives:
1. To protect the unique, high-quality environmental character of the area and to promote enhancement by encouraging excellence in the quality of all development;
2. To conserve finite, non-renewable resources such as land, energy, water, soil and air quality; and
3. to retain and provide an appropriate level and distribution of development to meet identified housing, economic and community needs.
2.40 Each of the strategic objectives will be achieved through the combined effect of a range of Local Plan policies. The achievement of each strategic objective will be monitored through a number of targets.
STRATEGIC OBJECTIVE 1 To protect the unique, high-quality environmental character of the area and to promote enhancement by encouraging excellence in the quality of all development
2.41 The number and extent of areas and buildings designated for their environmental importance shown in Appendices 4 and 5 (such as conservation areas, listed buildings, Sites of Special Scientific Interest, Ancient Monuments and the Area of Outstanding Natural Beauty) reflects the quality of the local built and natural environment. It is important that these features are conserved and enhanced and that policies remain in place to achieve this aim. The roles of the Metropolitan Green Belt and the High Weald Area of Outstanding Natural Beauty remain essential to preserving the unrestricted sprawl of Royal Tunbridge Wells and Southborough and the safeguarding of countryside from encroachment. The landscape of national importance, which provides the setting to the area’s towns and villages, must be protected. More generally, the impact of development on the landscape, including noise and light pollution, should be
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minimised when considering development proposals. Within the towns and villages, important open spaces and areas of landscape importance contribute much to the history, character and amenity of the built up areas and should not be sacrificed for unsympathetic development which is harmful to their conservation. In all locations, sites valuable for nature conservation should be protected from detrimental impact.
2.42 The emphasis of the Local Plan Review is not merely to conserve and enhance features of importance, but is to foster high-quality development throughout the Plan area. Both larger scale urban renewal and incremental change bring the opportunity to extend the environmental quality of the Borough to new, sometimes degraded, areas. As opportunities arise to regenerate parts of the towns and villages through the development of sites allocated in the Local Plan, or in other unidentified locations, good design will be expected which respects the site context and local distinctiveness and creates new memorable townscapes. Consequently, detailed design requirements for new development are an integral part of this Plan.
Targets for the Plan Period
2.43 • There will be no loss of Scheduled Ancient Monuments or Sites of Special Scientific Interest designated of national importance;
• No development within the Metropolitan Green Belt will be permitted other than that which is in accordance with PPG2 and this Local Plan; and
• No development, the design of which is incongruous within its context will be permitted.
STRATEGIC OBJECTIVE 2 To conserve finite non-renewable resources such as land, energy, water, soil and air quality
2.44 The quality of the Borough’s landscape and the extent of river floodplains in certain parts of the Plan area reinforce the national policy to safeguard the countryside for its own sake. The Planning Strategy aims to minimise the loss of greenfield sites to irreversible development, whilst maximising the development potential of previously- developed (brownfield) sites within existing built up areas through new, high-quality development. Restraint of development in the countryside through Green Belt, Limits to Built Development and landscape policies is essential to the regeneration of the Borough’s brownfield sites.
2.45 Brownfield sites within, or close to, town, neighbourhood or village centres, or with good public transport links, bring exceptional opportunities for a more sustainable pattern of development. The density of development should be maximised on such sites without compromising environmental quality.
2.46 Concentrating development within existing centres, at urban areas and places where a range of transport options are available, can also have an important influence on energy conservation. In addition, the Plan aims to reduce energy consumption through the layout, orientation, design and materials of buildings.
2.47 In relation to water conservation, the Plan aims to protect the quality and the quantity of ground water resources, protect surface water features, control aquatic pollution and protect floodplains.
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2.48 Similarly, the Plan aims to protect the best and most versatile agricultural land.
2.49 Although the scope of the Plan cannot influence all aspects of air quality, the Planning Strategy aims to control the location of, and carefully assess the impact of, potentially polluting uses. In addition, the provision of a wider choice of travel options is aimed at reducing the impact of the car on air quality.
Targets for the Plan Period
2.50 • No development within the Metropolitan Green Belt will be permitted other than that which is in accordance with PPG2 and this Local Plan;
• 85% of new dwellings will be developed on previously-developed land;
• 7565% of housing development built on sites allocated in the Plan will be within the Royal Tunbridge Wells Central Access Zone defined in the Plan or within 400 metres of the defined Primary Shopping Areas of Southborough, Paddock Wood, Cranbrook and Hawkhurst;
• 2533% of housing development built on sites allocated in the Plan will be within 400 metres of a defined Neighbourhood Centre in Royal Tunbridge Wells/Southborough;
• 35% of new economic development floorspace will be constructed on previously- developed land or through converted buildings;
• Densities of 30-50 dwellings per hectare or greater will be achieved on all housing allocations;
• Travel plans will be secured for appropriate development schemes all major traffic- generating uses in accordance with Draft PPG13 (2001);
• No development which would have an unacceptable effect on the quality or potential yield of groundwater, the quality within, or supply to, surface water features will be permitted; and
• No development in flood risk areas at high risk from flooding will be permitted without measures to protect it and prevent the increased risk of flooding elsewhere. No residential development will be permitted within areas identified as being at highest risk from flooding.
STRATEGIC OBJECTIVE 3 To retain and provide an appropriate level and distribution of development to meet identified housing, economic and community needs
2.51 The Planning Strategy is to meet the strategic housing requirement for the Borough set out in the approved Kent Structure Plan. The need for more, smaller dwellings and affordable housing is recognised and such development is to be integrated into all larger schemes. Affordable and key worker housing may be allowed as an exception to normal planning policy outside the Limits to Built Development within rural areas to meet a clearly-identified local need.
2.52 The Planning Strategy is to enable a diverse range of job opportunities without economic overheating resulting in an unsustainable demand for labour and consequent skill shortages. Economic development will be brought forward through the allocations of sites to serve the urban area of Royal Tunbridge Wells and Southborough and the rural towns of Paddock Wood, Cranbrook and Hawkhurst. In addition, the allocation of land, and enabling policies, for other employment-generating uses such as new retail, education, health and tourism development are contained in the Plan. The needs of the
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rural area are recognised by allowing the conversion of certain existing rural buildings and through policies which aim to retain key village services.
2.53 Sites are allocated for new community facilities (including a district general hospital, primary schools, recreation grounds, children’s playspace and community halls) where a need has been identified. Development which would have an increased demand on such facilities will be expected to contribute towards their provision. Well-distributed facilities which are close to the population they serve will reduce the length of journey and increase the likelihood of using more sustainable forms of transport. The Planning Strategy aims to protect existing neighbourhood and village services.
Targets for the Plan Period
2.54 • 2,900 additional dwellings will be built;
• The following mix of new dwellings will be permitted on sites of 15 or more bedspaces:
25% small dwellings (60m² square metres or less) 50% intermediate dwellings (61m² square metres – 80m² square metres) 25% larger dwellings (greater than 80m² square metres)
• 850 1,000 new affordable homes will be generated, of which 420 470 will be negotiated on larger sites of 15 or more dwellings;
• Up to 70,000 80,000m² square metres of new business floorspace (B1, B2 and B8 Uses) and 20,000 m² square metres retail floorspace (A1 Use Class) will be permitted;
• No change of use or redevelopment of a village or neighbourhood school or shop to be permitted (unless alternative provision is made within the centre); and
• No loss of recreation open space or change of use of community halls to be permitted (unless another suitable alternative is made).
Monitoring and Review
2.55 The Local Planning Authority will monitor all targets set out in this Local Plan.
2.56 Planning decisions will be monitored in order to determine the location of development, particularly in relation to areas of constraint such as the Metropolitan Green Belt, areas of nature conservation value and other areas of environmental importance identified in this Plan.
2.57 In the case of housing development, progress on the implementation of housing allocations and the contribution of unidentified sites will provide the basis for the 2005 and 2008 reviews of housing provision. These will determine whether the phased release of sites proposed in this Plan requires amendment. Particular attention will be paid to monitoring the density of housing development and the provision of small and intermediate-sized dwellings, and affordable homes.
2.58 In the case of economic development, progress on the implementation of allocations and other consents will be monitored annually in the context of data on the local labour market, notably levels of unemployment and skills shortages and the availability of vacant premises.
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2.59 Whether housing or economic development is permitted on previously-developed land will be monitored annually by the Local Planning Authority.
2.60 In the case of transport and parking, targets are contained in the Local Transport Plan and the Borough’s Draft Transport Strategy.
2.61 In the case of town centres, the Local Planning Authority will continue its series of surveys which will be updated annually to assess vitality and viability. In the case of neighbourhood and village centres, the provision of the small-scale day-to-day facilities referred to in Chapter 5 will be monitored.
2.62 This monitoring work, together with reviews of the impact of new development proposals outside the Plan area and an assessment of evolving strategic and Government advice, will provide the basis for subsequent reviews of the Local Plan.
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14 Tunbridge Wells Borough Local Plan Review – Second Deposit Copy October 2002 3 Green Belt, Rural Fringe and Limits to Built Development
Introduction
3.1 Countryside cannot be easily replaced or restored and there are well-established national and county-based policies for protecting it. The aim of this Plan is to protect the countryside by restricting the spread of towns and villages.
3.2 Outside the main urban area and small rural towns and villages, the Borough is predominantly rural in character. The Metropolitan Green Belt covers the western extent of the Plan area, with its outer boundary situated broadly to the west of Paddock Wood and at the interface between Pembury, and part of Brenchley and Lamberhurst Parishes.
3.3 Within the Metropolitan Green Belt, there will be firm restraint against development in accordance with Government advice (PPG2) other than limited development for the purpose set out in the guidance. However, redevelopment or infill development within Major Developed Sites such as hospital and educational establishments within the Metropolitan Green Belt may be acceptable provided this would not compromise its openness or visual amenity and the surrounding countryside.
3.4 The Metropolitan Green Belt boundary should be drawn with the long-term future of towns and villages in mind, with a view to safeguarding land between the built up area and countryside which may be required to meet longer term development needs. For this purpose, the Local Plan designates areas of Rural Fringe.
3.5 A Limit to Built Development clearly defines the limit to growth around all urban areas and villages in accordance with the approved Kent Structure Plan policy.
Aims
1. To prevent the unrestricted sprawl of towns, villages and hamlets into the surrounding countryside.
2. To maintain the separate identity and character of settlements and prevent their coalescence and the erosion of largely undeveloped gaps:
(i) between settlements with defined Limits to Built Development including:
Royal Tunbridge Wells and Southborough Royal Tunbridge Wells and Pembury Royal Tunbridge Wells and Rusthall Southborough and Bidborough Rusthall and Langton Green Brenchley and Matfield Goudhurst and The Chequers area Hawkhurst and The Moor
(ii) between settlements with defined Limits to Built Development and settlements without defined boundaries including:
Cranbrook and Wilsley Green Cranbrook and Hartley Sissinghurst and Cranbrook Common Hawkhurst and Gills Green Hawkhurst and Four Throws
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Hawkhurst and Sawyers Green Lamberhurst and The Down Sandhurst and Sandhurst Cross Sissinghurst and Wilsley Pound
3. To assist in the renewal and regeneration of parts of the Borough’s towns and villages by restricting outward expansion and encouraging the recycling of previously-used land and buildings.
Boundary Definition
3.6 A defined boundary has been drawn for the Limits to Built Development, Metropolitan Green Belt and Major Developed Sites within the Metropolitan Green Belt to ensure that the boundaries will endure and that there are clear indications of where the Borough Council will seek to concentrate new development. The boundaries are based on those contained in the adopted Tunbridge Wells Borough Local Plan, which in turn had reviewed the boundaries in the previous area-based Local Plans for Royal Tunbridge Wells, Southborough and Paddock Wood.
3.7 The Limits to Built Development and Metropolitan Green Belt boundaries for each settlement have been defined where the character of the area changes from being ‘built up’ or ‘urban’ and therefore belonging to the character of the built up area, to being ‘rural’, ‘loose-knit’ and more akin to the countryside. In some cases there is an abrupt change of character, where the built up area may abut, for example, dense woodland or open countryside. In other cases a change of character occurs at a break in development, marked by undeveloped land, between the more compact, densely developed built up area and ‘loose-knit’ groups of buildings or isolated dwellings which lie beyond this break. This change in character is the point at which boundaries have been defined.
3.8 Wherever possible, Limits to Built Development, Metropolitan Green Belt and Major Developed Site boundaries have been drawn close to the built up area along the inner boundary of readily recognisable features such as roads, watercourses, hedge or tree lines. However, where by following such a boundary this would enclose a substantial area of largely undeveloped land that is visible from, or visually related to, the countryside, or a smaller area at a sensitive location such as the entrance to a town or village or in an exposed location, the boundary has been drawn a reasonable distance (generally 10 metres) from the back edge of the existing principal building. This approach has also been followed where there is no strong boundary at the edge of a settlement.
3.9 Careful consideration has been given to the possible policy implications of including marginal areas within the built up area – for example, on the purposes of the Metropolitan Green Belt and the possible visual impact of harmful outward expansion which might otherwise be permissible under policies for the built up area (such as residential infill development). Consistent with the approved Kent Structure Plan, the Limits to Built Development, Metropolitan Green Belt and Major Developed Site boundaries have been defined with the aim of preserving the character of settlements and the countryside beyond.
3.10 The Local Plan allocates sites for development, some of which are at the periphery of settlements. Boundaries are specifically drawn to include such allocations within the Limits to Built Development. This signifies clearly that the Borough Council accepts that such development within the area allocated should take place. Exceptions have been made for the allocation of land for village primary schools and Park and Ride sites. Such sites remain outside the Limits to Built Development to indicate the lack of support for any other type of development. In any event, such exceptional development will remain primarily open in character with limited built form.
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Metropolitan Green Belt
3.11 The Metropolitan Green Belt is a long-standing instrument of national and regional planning policy to which the Government attaches great importance. The general purposes of the Metropolitan Green Belt as defined in PPG2 are:
• to check the unrestricted sprawl of large built up areas;
• to prevent neighbouring towns merging into one another;
• to assist in safeguarding the countryside from encroachment;
• to preserve the setting and special character of historic towns; and
• to assist in urban regeneration, by encouraging the recycling of derelict and other urban land.
3.12 The outer boundary to the Metropolitan Green Belt was defined by the Kent Countryside Plan (1983).
3.13 The adopted Tunbridge Wells Borough Local Plan reviewed the Metropolitan Green Belt boundaries of the previous area-based Local Plans for Royal Tunbridge Wells, Southborough and Paddock Wood, which defined the Metropolitan Green Belt boundary adjoining these settlements. The adopted Local Plan defined for the first time the inner boundaries for the remainder of the settlements within the Plan area covered by the Metropolitan Green Belt. National guidance states that the essential characteristic of the Green Belt is its permanence. Green Belt protection must be maintained as far as can be seen ahead. Exceptional circumstances are required to alter the Metropolitan Green Belt boundary.
3.14 Regional Planning Guidance for the South East (RPG 9) confirms that Metropolitan Green Belt designations still have an important role in preventing urban sprawl and the coalescence of settlements and in protecting the countryside. Furthermore, the Green Belt policy concentrates development in existing urban areas and is an essential tool in promoting urban regeneration and renewal.
3.15 RPG 9 states that the outcome of urban capacity studies and the review of all other alternative locations for development will determine whether exceptional circumstances have arisen to suggest the need to review Green Belt boundaries. The Tunbridge Wells Borough Urban Capacity Study (2001) and the allocation of sites outside the designated Metropolitan Green Belt indicate that the Borough can accommodate all necessary development without the need to modify the Metropolitan Green Belt boundaries. Tunbridge Wells Borough is located within an area of strategic development restraint in West Kent. A large proportion of the Green Belt within Tunbridge Wells Borough is designated as the High Weald Area of Outstanding Natural Beauty, the protection of which remains a priority, under national and Regional Planning Guidance. It is regional planning policy in RPG 9 to safeguard the setting of historic towns and villages. In addition, the conservation of the setting of Royal Tunbridge Wells is a strategic planning policy. The purposes of the Green Belt remain relevant for the Plan period. There are no exceptional circumstances arising in this Plan period which justify the amendment of the recently-set Metropolitan Green Belt boundary and for these reasons no releases of land from the Metropolitan Green Belt are proposed in this Local Plan.
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3.16 The Metropolitan Green Belt inner boundaries are defined around the principal towns and villages and are shown on the Proposals Map. Where a boundary is not drawn around the edge of a small hamlet or group of buildings, the area is included entirely within the Green Belt.
3.17 PPG2 states that construction of new buildings within the Metropolitan Green Belt is inappropriate unless it is for one of the following purposes:
• agriculture and forestry;
• essential recreational facilities, cemeteries, and for other uses which will preserve the openness of the Metropolitan Green Belt and which do not conflict with the purposes of including land in it;
• limited extension, alteration or replacement of existing dwelling; and
• limited infilling or redevelopment of major existing developed sites.
3.18 Within the Metropolitan Green Belt there will be a presumption against permitting new development other than in accordance with PPG2, the approved Kent Structure Plan and other relevant policies contained within this Local Plan.
POLICY MGB1
Within the Metropolitan Green Belt, as defined on the Proposals Map, there is a presumption against permitting new development unless it conforms with the open recreation functions of the Metropolitan Green Belt, is directly related to agriculture or other uses appropriate to a rural area or conforms with POLICY MGB2.
Major Developed Sites within the Metropolitan Green Belt
3.19 Whilst there is a general presumption against development in the Metropolitan Green Belt, PPG2 makes specific provision for the identification of sites of substantial scale (such as hospital and educational establishments) as Major Developed Sites within the Metropolitan Green Belt. Within such areas limited infilling or complete or partial redevelopment may be acceptable.
3.20 In accordance with national guidance, the Borough Council defines Major Developed Sites as sites which have:
• an identifiable and substantial development core of permanent buildings (above 7,500m² square metres floorspace), where buildings relate closely to one another; and
• some capacity to accept development without adversely affecting the openness or visual amenity of the Metropolitan Green Belt or other environmental designations.
3.21 Often, the operational sites are extensive. However, in order that the surrounding countryside is protected from the encroachment of development and the openness and visual amenity of the Metropolitan Green Belt is not compromised, the Major Developed Site boundaries are defined around the core of permanent buildings.development.
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3.22 There are three sites which meet the above criteria and are designated as a Major Developed Site on the Proposals Map:
Holmewood House School, Langton Green (7,800 square metres) Kent College, Pembury (8,200 7,600 square metres) Pembury Hospital, Pembury (25,000 square metres)
3.23 On the deposit date of the Tunbridge Wells Borough Local Plan Review (May 2001), each Major Developed Site had a measured development footprint of permanent buildings(excluding temporary buildings) which is shown in rounded figures in brackets above. This footprint will be used as the basis for interpreting whether new infill development would represent a major increase in the developed proportion of the site, or, if redevelopment is proposed, that a footprint would not exceed that of the existing buildings.
3.24 Where a site which contains a mixture of building heights is being partially or wholly redeveloped, the maximum height of any of the new buildings should not exceed the maximum height of any of the existing buildings. As to the amount of the new development reaching the same previously maximum height, this will be judged against the impact that the development would have on the openness of the Metropolitan Green Belt and the overall visual impact, including reference to the impact of the previous buildings. The scale, form and location of any proposal will be significant in judging such impact.
3.25 The designation of a Major Developed Site does not set aside other planning considerations such as the access implications and the environmental impact of additional development.
3.26 Given the restricted capacity of the identified sites, and the requirement of national planning guidance not to create a major increase in the developed proportion of a Major Developed Site, the Borough Council encourages the formulation of a site masterplan to ensure that any new development is comprehensively planned and makes efficient use of the available land.
3.27 The designation of Major Developed Sites offers the opportunity for environmental enhancement in addition to meeting the longer-term needs of the sites identified. This may be achieved through the rationalisation of buildings.
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POLICY MGB2
Infill development and redevelopment proposals within the designated Major Developed Sites at Holmewood House School, Langton Green; Kent College, Pembury; and Pembury Hospital, as defined on the Proposals Map, will only be permitted if all of the following criteria are satisfied:
1 Development would not have an adverse impact on the openness or visual amenity of the Metropolitan Green Belt;
2 Development would not exceed the height of any of the existing buildings; lead to a major increase in the developed proportion of the defined Major Developed Site;
3 Where infill development is proposed, development would not lead to a major increase in the developed proportion of the defined Major Developed Site; Development would not exceed the height of any of the existing buildings; and
4 Where redevelopment is proposed, development would not occupy a footprint which exceeds that of the buildings to be replaced unless this would achieve a reduction in height which would benefit visual amenity.
3.28 At Holmewood House School, Langton Green there is potential to develop the site comprehensively whilst providing environmental enhancement to the character of the buildings and spaces within the identified boundary. Redevelopment of some of the buildings may enable this to be achieved. The site may absorb limited infill development, in the form of extensions to the existing buildings or development of additional buildings of an appropriate scale for this site.
3.29 At Kent College there is potential to provide for further limited infill or redevelopment within the confines of the identified boundary (shown in Appendix 2).
3.30 The Pembury Hospital site is proposed as the new District General Hospital in the Tunbridge Wells Borough Local Plan Review – Deposit Copy (POLICY CS1). This is likely to result in the redevelopment of the site within the Plan period.
Rural Fringe
3.31 In order to ensure that the Green Belt boundaries endure over successive reviews of the Local Plan, the Green Belt has been carefully drawn, with a view to safeguarding, where appropriate, land between built up areas and the Green Belt which may be required to meet longer-term development needs.
3.32 The adopted Local Plan identified six Rural Fringe sites. Since adoption, an out-of-town entertainment development has been permitted and constructed on part of the Home Farm Rural Fringe site, Royal Tunbridge Wells.
3.33 The Tunbridge Wells Borough Local Plan Review – Deposit Copy allocates a further area of the Home Farm Rural Fringe site for a Park and Ride car park (POLICY TP18). However, this Rural Fringe site has been extended to include the Sherwood Park and
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Greggs Wood area. The extension area was originally designated as a fringe site within the Royal Tunbridge Wells and Southborough Local Plan (1988). However, the adopted Local Plan allocated the site for informal outdoor recreation or a low-key tourist use. As this development has not come forward and is not required prior to 2011, the site is re- designated as Rural Fringe land.
3.34 The Tunbridge Wells Borough Local Plan Review – Deposit Copy allocates part of a further Rural Fringe site from the adopted Local Plan (Hawkenbury Farm) for residential development (POLICY H8).
3.35 In accordance with PPG 2 and 3, Rural Fringe areas have been identified at six five locations. All sites abut the defined built up area. The sites are located close to the urban area of Royal Tunbridge Wells and Southborough, and they may provide a valuable contribution to meeting long-term development needs whilst achieving a sustainable pattern of development.
POLICY RF1
Land is designated as Rural Fringe at the following locations, as defined on the Proposals Map:
1 Culverden Down, Royal Tunbridge Wells;
2 Grange Road Allotments, Rusthall, Royal Tunbridge Wells;
3 North Farm Tip, Royal Tunbridge Wells;
4 Home Farm, Sherwood Park and Greggs Wood, Royal Tunbridge Wells; and
5 Speldhurst Road Allotments, Royal Tunbridge Wells.; and
6 Hawkenbury Farm (part), Hawkenbury Road, Royal Tunbridge Wells.
3.36 Government advice indicates that the essential characteristic of the Green Belt is its permanence. The achievement of this objective and the fulfilment of the functions of the Green Belt are closely related to the control of development within the land designated as Rural Fringe. Early release of land designated as Rural Fringe in the Tunbridge Wells Borough Local Plan Review – Second Deposit Copy would increase pressure for an early review of the Green Belt boundary and pressure for encroachment into the surrounding countryside which in most cases is designated of national or strategic importance.
3.37 It should be stressed that even in the longer term it is not expected that every part of the designated Rural Fringe sites will be suitable for built development. Whilst some of the Rural Fringe sites are visible from within the built up area, many of the large designations around Royal Tunbridge Wells are also highly visible from the surrounding countryside and form an important part of the setting of the built up area. Additionally, some sites encompass wildlife habitats of importance, contain important landscape features, or form amenity space serving local residential areas. The pattern of hedgerows and tree cover may be an important element of these landscapes.
3.38 The designated areas of Rural Fringe have varying degrees of constraint, and detailed appraisals of constraints and features for retention will be undertaken. However, the main constraints associated with each site are readily identifiable as follows:
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(i) Culverden Down, Royal Tunbridge Wells This site, particularly the central part, forms an important part of the setting of Royal Tunbridge Wells. There are extensive views into and out of the site, particularly to the north and west to David Salomon’s House and Speldhurst Road, which are situated on higher ground. The Bennett Memorial School buildings are set in a prominent position and have the character of a large institutional building in a parkland setting. It is important to retain the character of this part of the site. Other parts of the site are subject to nature conservation policies and landscape protection policies. Retention of the extensive tree group at the centre of the site, together with associated tree belts, as defined on the Proposals Map, is regarded as essential to protect the character and visual amenity of the site.
(ii) Grange Road Allotments, Rusthall, Royal Tunbridge Wells This site is situated on the ridge overlooking Hurst Wood Valley, with long views across to Culverden Down and Speldhurst. The north eastern boundary of the site is bounded by a hedgerow which should be protected and enhanced.
(iii) North Farm Tip, Royal Tunbridge Wells This site has been landscaped, following completion of the refuse tip, and forms a prominent artificial knoll in the landscape. The site is important to the setting of the town and is visible from Sherwood, the Longfield Road and railway approaches to the town. Ground conditions and environmental constraints dictate that only open uses are likely to be suitable for at least 25 years. The prominence of the site makes much of the area unsuited to development which would be visually intrusive on the setting of Royal Tunbridge Wells from the wider countryside.
(iv) Home Farm, Sherwood Park and Greggs Wood, Royal Tunbridge Wells This site is important to the setting of Royal Tunbridge Wells. There are extensive views into the site from High Brooms, Southborough, Bidborough Ridge and the railway line. The site comprises woodland and an area of open pasture. Greggs Wood and part of the pastures of Home Farm are designated as a site of Nature Conservation Interest. The open part of the site contains a prominent, north-south running ‘ridge’ which is highly visible and is particularly important to the character of the setting of this part of the town. The topography and surrounding woodland make a positive contribution to the intrinsic character of the locality, providing a strong landscape structure within which the pasture is set and a visual link with the adjacent landscape. Retention of the tree cover and the undeveloped north-south orientated ridge are essential to protect the character and visual significance of the site.
(v) Speldhurst Road Allotments, Royal Tunbridge Wells This ridgeline site has a backdrop of modern, fairly high-density residential development to the north and east and is occupied by allotments.
(vi) Hawkenbury Farm (part), Hawkenbury Road, Royal Tunbridge Wells The patchwork character of the site formed by hedgerows enclosing open spaces is important to the setting of this part of Royal Tunbridge Wells. There are a number of free-standing trees which contribute to the character of the site and which should be protected. In addition, the southern edge is an important buffer zone which should be retained in order to protect the ecological interest of the Site of Nature Conservation Interest to the south.
3.39 Rural Fringe land is a constrained and finite resource which is not allocated for development. In the future the release of some parts of Rural Fringe land to meet long- term development needs will only be made by means of reviews of this Local Plan. In
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accordance with PPG2 it is intended that its release will be carried out in an orderly and controlled manner, extending over successive reviews of the Plan.
3.40 It is not the aim of the Rural Fringe designations to preclude existing uses from continuing to occupy the site and adapt to current needs. Development which would meet the needs of an established use such as a school on a Rural Fringe site or temporary development, particularly that which would assist in ensuring that the land is properly looked after, may be appropriate on sites designated under POLICY RF1, provided it would not prejudice later development. Such development should respect the special characteristics and constraints of each site.
POLICY RF2
Land within the Rural Fringe, as defined on the Proposals Map, will be safeguarded from permanent development as a reserve of land to meet longer- term development needs beyond the Plan period unless the proposals:
1 Would meet the needs of an established use on the site, or
2 Would be for temporary development.
Proposals should not prejudice the longer-term comprehensive development of the Rural Fringe land and should respect the special characteristics and constraints of the site.
Limits to Built Development
3.41 There are long-established, nationally-recognised and county-based policies for protecting the countryside of the Plan area because of Metropolitan Green Belt, Area of Outstanding Natural Beauty and Special Landscape designations, and for its own sake. Once taken for built development, the countryside cannot be easily replaced or restored. Clear Limits to Built Development will direct development to the appropriate locations within the Borough. Consequently, this Local Plan defines the Limits to Built Development around all the principal settlements and Local Plan allocations, in order to restrict the encroachment of built form into the surrounding area and to meet the strategic objectives within the Plan to ensure sustainable development patterns. The Plan’s strategy is to concentrate most development within the built up area whilst limiting development in the surrounding countryside. The Limits to Built Development are shown on the Proposals Map.
3.42 Under policies of the adopted Local Plan, a number of sites outside the Limits to Built Development have been developed for affordable housing to meet local needs. These sites remain outside the Limits to Built Development, indicating a lack of support for either a relaxation of planning conditions attached to the permission granted or further development pursued on the basis of the exceptions permission. These sites are designated on the Proposals Map as Rural Exception sites.
POLICY LBD1
Outside the Limits to Built Development, as defined on the Proposals Map, development will only be permitted where it would be in accordance with all relevant policies contained in this Local Plan and the approved Kent Structure Plan rural settlement and countryside policies.
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Implementation
3.43 The policies and paragraphs in this Chapter will be applied by the Local Planning Authority to guide development to the appropriate location in accordance with the sustainable objectives of this Plan.
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Introduction
4.1 The environment, and our interaction with it, has a major impact on the quality of life both now and in the future. Within the Borough, the exceptional combination of buildings, open space and landscape contributes significantly to the quality of life for those living and working here, and also attracts visitors and tourists alike.
4.2 This Plan aims to ensure that the unique character and appearance of the Borough’s towns, villages and countryside is maintained and enhanced for future generations.
4.3 Balancing development needs and aspirations of the local community with the protection of the environment and natural resources is the essence of sustainable development. The strategy therefore sets out to encourage development which is sustainable at the local level, whilst also contributing to wider national and global targets of combating climatic change, pollution, resource depletion and loss of biodiversity.
4.4 The environmental strategy has been divided into three sub-sections. The first section sets out general policies which seek to encourage quality, locally distinctive designs that are efficient in their use of natural resources as well as establishing a range of criteria against which all new development proposals will be assessed. The second section concentrates on policies relating to the built up areas of the towns and villages, whilst the third section relates to the rural landscape of the Borough, development outside the built up areas, establishing criteria against which any potential impact on the intrinsic landscape character and other features of the countryside will be assessed.
4.5 The principles of sustainable development established within this strategy are reflected in all the policies and proposals throughout the Plan. They are designed to provide a framework within which natural assets and environmental resources of all types are effectively protected and prudently managed through the mix, scale and spatial pattern of all development proposals.
Aims
1. To promote the regeneration, renewal and enhancement of parts of the built fabric.
2. To minimise the loss of greenfield sites to irreversible development, and to maximise the development potential of previously-developed sites within existing built up areas.
3. To protect and enhance the designated buildings and areas of historic or environmental importance.
4. To protect the overall populations and ranges of native species, and the quality and range of habitats.
5. To protect the quality and potential yield of groundwater resources and surface water features, and minimise aquatic pollution.
6. To prevent or minimise development within active floodplains.
7. To ensure that effective measures are taken to treat, contain or remove any contamination from potential development sites.
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8. To protect individual trees, groups of trees (particularly ancient woodland) and other vegetation which are important to the character of the towns, villages and countryside.
9. To conserve or enhance the character and appearance of the countryside for its own sake, particularly within the High Weald Area of Outstanding Natural Beauty and the High and Low Weald Special Landscape Areas.
10. To protect the best and most versatile agricultural land and to recognise the unique High Weald horticultural area.
11. Where development is acceptable, to encourage the creation of high quality, accessible, safe and locally distinctive new environments, and to ensure that all new development is well designed and respects the architectural, historic and landscape quality of the towns, villages and countryside.
12. To ensure that development is compatible with neighbouring uses and to protect residential amenity.
13. To encourage energy efficiency and the conservation of finite or non-renewable energy resources, and reduce the emission of greenhouse gases through the location, layout, materials and design of development.
General Policies
DESIGN AND OTHER DEVELOPMENT CONTROL CRITERIA
4.6 The Plan area contains a unique heritage of high-quality buildings, townscapes and countryside and it is essential that new proposals respect the immediate context of the site. Control of external appearance is of great importance in this environmentally sensitive area and strong emphasis will be placed on the design of all development. In the case of major or sensitive sites, it will be appropriate for the Local Planning Authority to approve a development brief based on the policies and objectives contained in this Plan as they would apply to the development site in order to provide detailed guidance. Where a brief has not been approved, applicants should provide a written statement setting out the design principles adopted including reference to the wider context of the site beyond the immediately adjacent buildings and spaces.
4.7 Government guidance indicates that design and the potential impact that a proposal may have on its surroundings, in terms of visual amenity and the amenity of adjoining occupiers, are material planning considerations. Supplementary Planning Guidance, Kent Design – a guide to sustainable development (2000), gives advice on this aspect of design.
4.8 All proposals for development will be considered in relation to their setting and against a range of other criteria, as well as specific policies which apply to the particular proposal. POLICY EN1 will apply throughout the Plan area.
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POLICY EN1
All proposals for development within the Plan area will be required to satisfy all of the following criteria:
1 The nature and intensity of the proposed use would be compatible with neighbouring uses and would not cause significant harm to the amenities or character of the area in terms of noise, vibration, smell, safety or health impacts, or excessive traffic generation;
2 The proposal would not cause significant harm to the residential amenities of adjoining occupiers, and would provide adequate residential amenities for future occupiers of the development, when assessed in terms of daylight or , sunlight, and privacy;
3 The design of the proposal, encompassing scale, layout and orientation of buildings, site coverage by buildings, external appearance, roofscape, materials and landscaping, would respect the context of the site and take account of the efficient use of energy;
4 The proposal would not result in the loss of significant buildings, related spaces, trees, shrubs, hedges, or other features important to the character of the built up area or landscape;
5 There would be no significant adverse effect on any features of nature conservation importance which could not be prevented by conditions or agreements;
6 The design, layout and landscaping of all development should take account of the security of people and property and incorporate measures to reduce or eliminate crime; and
7 The design of public spaces and pedestrian routes to all new development proposals should provide safe and easy access for people with disabilities and people with particular access requirements.
Notes for Guidance on the Implementation of POLICY EN1
Suitability of Use and Effect on Amenity
4.9 The nature and type of a proposed use, currently defined within the 1987 Town and Country Planning (Use Classes) Order (as amended), will be an important determining factor when assessing its suitability in a given location. A proposal that would not be compatible with either existing or planned neighbouring uses will not be acceptable in that location. Particular regard will be given to the proximity of certain proposals, such as housing, hospitals and schools, regarding their proximity to existing or proposed noise-generating locations – and vice versa. The impact of noise, vibration and other forms of pollution associated with a given use will be carefully assessed, including the potential for attenuation and control.
4.10 The extent to which the intensity of the proposed development would impact on the character or amenities of the area and the amenity of nearby occupiers will be taken into consideration. Particular attention will be paid to the effects of increased vehicular, cyclist and pedestrian movements in relation to the existing highway usage and the effect on residential amenity of additional parking.
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4.11 Development will not be permitted if it would result in a significant loss of privacy or would have an otherwise unreasonable impact on the amenity of adjoining or future occupiers. In considering the amenity of existing or future occupiers, privacy, daylight and sunlight will be important considerations. In judging privacy the overlooking of principal rooms or of private garden areas will be a particularly important consideration. Imaginative and innovative design solutions can overcome concerns with regard to overlooking, through, for example, the positioning of windows and the careful use of boundary treatments. Applicants will wish to take advice from the Supplementary Planning Guidance adopted by the Local Planning Authority concerning Alterations and Extensions, and Kent Design – a guide to sustainable development (2000).
Design, encompassing scale, layout and orientation of buildings, site coverage by buildings, external appearance, roofscape, and materials in relation to site context and energy efficiency
4.12 Government guidance in PPG1 emphasises the importance of achieving good design through the development process. Good design can help promote sustainable development, improve the quality of the existing environment, attract business and investment and reinforce civic pride and a sense of place.
4.13 The Borough has an exceptional combination of built form, open space and landscape. Consequently the Local Planning Authority will expect development to be of a high- quality design which contributes to the character of the surrounding environment and will reject poor designs.
4.14 The scale of development, site coverage by buildings and roofscape should respect the context of the site having regard to the character and function of the surrounding townscape. Particular attention will be paid to the proportion of site coverage by buildings. In built up locations, where there is no conflict with the character of the locality, or where a conservation area can be preserved or enhanced, the planning strategy is to maximise the use of development sites. However, proposals which are substantially taller or bulkier than existing development in the locality will not be acceptable other than where this would be desirable for reasons of townscape, or where it would contribute to local distinctiveness and character, for example, through the introduction of a landmark building in an appropriate location. Building styles and materials should also respect the local context.
4.15 The Local Planning Authority will seek to ensure that larger development proposals are well designed and make a positive contribution to the surrounding environment. Schemes should fit the context of the area by respecting the layout, scale and character of local street patterns. Innovative and original design solutions may be appropriate in certain situations.
4.16 One way of making a positive contribution to the character of development, particularly larger, visually prominent schemes or public buildings, is through the inclusion of an element of public art. Art becomes public when it is freely accessible within the public realm, being sited in the built or natural environment. Works of public art are unique features which can be integral to a place or building, such as a sculpture, mural or other design feature which forms part of the development, or provides a focal point. Examples can include the design and production of unique metalwork, stonework, signage, stained glass, tiling and paving, or could involve the inclusion of textiles, murals, photographs or sculpture within the development. Public art can:
• enhance the character, interest and local distinctiveness of new and existing development, and their related spaces;
• provide local landmarks and smaller features that can help residents and visitors orientate around, and identify with, towns and villages; and
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• contribute towards regeneration through enhancement schemes and community involvement.
4.17 Reference is made to the inclusion of public art into large-scale, prominent developments allocated in the Local Plan.
4.18 It is important that public art is taken into account at an early stage in the preparation of a development proposal. Kent Design – a guide to sustainable development (2000) provides guidance on incorporating detailed design features into a scheme ensuring it contributes to, or creates, a sense of place.
4.19 Wherever possible, the location, orientation, design and materials of buildings should seek to reduce energy consumption. This Local Plan aims to reduce energy demand for heating and lighting by orientating development schemes to maximise natural light and passive solar heat gain from the sun, and minimise heat loss caused by local wind conditions, through design and landscape features. Further detailed guidance on energy-efficient design and development is contained in Kent Design – a guide to sustainable development (2000).
4.20 Quality, energy-efficient designs can be distinctive and, in appropriate locations, can contribute to the visual interest and character of an area. However, in some situations it may not be possible to maximise energy efficiency through building design without compromising other aims of the Plan, such as ensuring that development proposals maintain the character and appearance of areas of special interest. Where such conflicts arise the Local Planning Authority will seek to conserve the local character and appearance and, as far as reasonably possible, maximise energy efficiency. Resource- efficient design will not in itself be regarded as a reason to override other planning objectives.
Landscaping
4.21 The location of a development proposal and the design of all associated surrounding spaces are regarded as an integral part of the acceptability of a scheme.
4.22 A poorly located or designed scheme will not be made acceptable through the inclusion of a high quality landscaping scheme.
4.23 Development proposals should ensure that existing site features, such as individual, or groups of, trees, hedges, shrubs, field patterns, ponds or watercourses, are not only retained as part of the overall landscaping scheme but are supplemented, where appropriate, by additional planting. This will offer opportunities for habitat creation, and will also add considerable value to the appearance of the development. The Local Planning Authority will have regard to the latest British Standards Advice on Trees in Relation to Construction when assessing the proximity of trees in relation to new buildings and surroundings, and their potential effect, including long-term impact, on future occupiers. The felling or lopping of trees following occupation of a new building will be strongly resisted.
4.24 Many settlements within the Plan area are well framed by dense landscape belts. Such landscaping provides a distinct framework to built development and softens its appearance when viewed from the countryside. It is the Local Planning Authority’s intention to seek substantial planting of native tree and shrub species as part of all development proposals at the edge of the built up area, or in countryside locations, which have woodland as part of the established landscape character.
4.25 Landscape schemes are particularly important for economic development sites. Given the high quality of the general environment and the proximity of many sites to the countryside, it is important that every opportunity is taken to create attractive and substantial landscaping within and surrounding the development which will, over time, break up roof lines and reduce any visual impact.
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4.26 Planting, in particular tree planting, has an additional beneficial role by filtering pollutants, including carbon dioxide (CO²), from the atmosphere thereby improving air quality. Trees also provide additional benefits such as shading and shelter from prevailing winds.
Nature Conservation
4.27 Sites of national, county and local nature conservation importance are identified in the Local Plan in order to ensure that they are protected and enhanced. However, as the Kent Biodiversity Action Plan and Borough-wide Habitat Survey indicate, the natural wildlife of the Borough is not just confined to designated sites. Many other areas are also important in terms of their habitat and nature conservation interest. Furthermore, many designated and non-designated sites are dependent upon adjoining areas to supply, for example, groundwater as well as links to other open spaces, habitats and the countryside. Full account will be taken of nature conservation issues, including the wider impact of any development proposals, as part of the assessment of planning applications. Where required, the effective long-term management of a particular site will be secured by way of a planning condition or agreement.
Crime Prevention
4.28 The Council has a duty, under the Crime and Disorder Act 1998, to ensure that appropriate and reasonable measures are taken within all development proposals to deter crime and provide a more secure and welcoming environment. Regard will be had to the design, layout and landscaping of new development proposals to reduce not only the likelihood of vandalism but also to reduce the risk of personal attack or damage to property through, for example, increased public surveillance and a clear definition of the areas to which the general public can have access.
Accessibility
4.29 Government guidance indicates that the needs of people with particular access requirements, such as people with disabilities or people with pushchairs, should be considered at an early stage in the design process. Physical access into, and within, all new buildings, including dwellings, is dealt with under Part M of the Building Regulations (as amended). However, matters external to the building, including the provision of suitable pathways, ramps and car parking spaces, are material planning considerations. In addition, under the Disability Discrimination Act 1995, service providers have a duty to ensure that all people can make use of that service regardless of their access requirements. Measures which allow for safe and convenient access should be incorporated into all development proposals.
LISTED BUILDINGS
4.30 The Plan area contains over 3,000 buildings of architectural or historic interest which make a significant contribution to the quality of the environment. They represent a finite resource and an irreplaceable asset. As listed buildings they are protected under the provisions contained in the Planning (Listed Buildings and Conservation Areas) Act 1990. This Local Planning Authority aims to preserve the character of buildings of architectural or historic interest, and their setting, and to actively encourage and promote their sensitive repair by giving grants also under the provision of the Planning (Listed Buildings and Conservation Areas) Act 1990.
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POLICY EN2
Proposals for the total or substantial partial demolition of a listed building will not be permitted unless an overriding case can be made out against all of the following criteria:
1 The intrinsic importance of the building;
2 The impact on the particular features which give the building its special interest;
3 The condition of the building, the cost of repairing and maintaining it in relation to its importance and to the value derived from its continued use;
4 The adequacy of efforts made to retain the building in use, including efforts to find compatible alternative uses;
5 The merits of alternative proposals for the site; and
6 Whether redevelopment would produce substantial planning benefits for the community, including economic regeneration or environmental enhancement.; and
7 The building’s setting and contribution to the local scene.
4.31 There is also a need to protect listed buildings from insensitive alterations which would be detrimental to their character. However, whilst slight changes are inappropriate for some listed buildings, many can sustain some degree of sensitive alteration to accommodate continuing or new uses. The quality of the built environment cannot be protected merely by the preservation of the best individual buildings. The area around the buildings is equally important and proposals for development should be considered in the light of the effect on the setting of such buildings.
4.32 Applicants for listed building consent must be able to justify their proposals. They should provide the Local Planning Authority with full information to enable them to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. The impact of a proposal on the particular physical features of the building (including its design, alignment, scale, mass, height, materials or location) will be an important consideration.
4.33 Generally the best way of securing the upkeep of historic buildings is to keep them in active use. This will often be the use for which the building was originally designed and continuation or reinstatement of that use should be the first option when the future of a building is considered. The Local Planning Authority recognises that this may not always be appropriate but, in principle, the aim should be to identify the optimum viable use that is compatible with the fabric, interior and setting of the historic building.
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POLICY EN3
Proposals for the conversion, alteration, extension or change of use of a listed building, or any development which affects its setting, will only be permitted where there would be no significant adverse impact on its architectural or historic character or its setting judged in accordance with the following criteria:
1 The impact upon those features which give the building its special architectural or historic interest;
2 The effect that the use would have upon its fabric;
3 The merits of alternative uses and whether these are more compatible with the building’s special character;
4 The scale, height, mass, materials and alignment of any new building in relation to the listed building;
5 The impact on views of an historic skyline; and
6 Whether the proposals would produce substantial planning benefits for the community including economic regeneration, environmental enhancement or contributing to the upkeep of a historic building.
CONSERVATION AREAS
4.34 Conservation areas are designated by the Local Planning Authority as areas of architectural or historic character which it is desirable to preserve or enhance. The Plan area contains 25 conservation areas within which the combination of the buildings, spaces and landscape is of great importance in creating the unique character of the area. The strong pressures for redevelopment within, or adjoining, conservation areas could, if not controlled sensitively, lead to an erosion of that character. Conservation area boundaries are indicated on the Proposals Map.
4.35 In designating or reviewing conservation area boundaries, the Local Planning Authority follows Government guidance in PPG15 and English Heritage guidance note ‘Conservation Area Practice’ which set out the broad criteria for the designation of conservation areas. The principal concern is whether the area is, or remains, of special architectural or historic interest worthy of preservation or enhancement. The definition of an area’s special interest derives from an assessment of the elements which contribute to, and detract from, its character. Such elements include its historical development; the topography; the quality and relationship of buildings in the area and also the trees, other vegetation and open spaces; the character and hierarchy of spaces; the prevalent building materials; the mix of uses and the quality of street furniture and hard and soft surfaces. The areas are reviewed periodically to consider whether further designation or extension of the areas is appropriate. However, it should be emphasised that new conservation areas cannot be established, neither can the boundaries of existing conservation areas be altered, by the Local Plan. This can only be done under separate procedures established under the Planning (Listed Buildings and Conservation Areas) Act 1990.
4.36 The Local Planning Authority has published Conservation Area Appraisals for a number of conservation areas and intends to complete this coverage during the Plan period. The appraisals are prepared in consultation with relevant Parish or Town Councils, local residents and amenity groups and provide a detailed assessment of the special architectural and historic character of the individual areas. The key features which
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contribute to, or detract from, the character of the conservation area are described, providing a framework to guide development control decisions and develop enhancement proposals.
Demolition in Conservation Areas
4.37 Conservation areas often contain buildings of architectural or historic importance which, when grouped with other buildings, walls, trees and other features create areas of distinct character worthy of conservation. Within the designated conservation areas the Local Planning Authority will seek the retention of all buildings, walls and other features which make a positive contribution to the character or appearance of the area. Apart from certain exceptions laid down in directions made by the Secretary of State for the Environment, Transport and the Regions, Conservation Area Consent is required for the total or substantial demolition of buildings and of many walls in conservation areas.
4.38 When demolition of a an important building that makes a positive contribution to the character or appearance of the conservation area is proposed, the Local Planning Authority will require clear and convincing evidence of the condition of the building, the repair costs, and all efforts that have been made to sustain existing uses or find viable new uses, and will require evidence that these efforts have failed.
4.39 Where the building makes little or no contribution to the area, the Local Planning Authority will need to have full information about what is proposed for the site after demolition with detailed and acceptable plans for any redevelopment.
POLICY EN4
Proposals for the total or substantial demolition of unlisted buildings which contribute positively to the character or appearance of a conservation area will not be permitted unless an overriding case can be made against the following criteria:
1 The condition of the building, and the cost of repairing and maintaining it in relation to its importance and to the value derived from its continued use;
2 The adequacy of efforts made to retain the building in use, including efforts to find compatible alternative uses;
3 The merits of alternative proposals for the site; and
4 Whether redevelopment will produce substantial planning benefits for the community, including economic regeneration or environmental enhancement.
Development in Conservation Areas
4.40 In determining the appropriateness of development it is essential that the proposal is not detrimental to the character or appearance of a conservation area. Should the designated area comprise several areas of distinct character, any proposal would be expected to accord with the character of that part of the conservation area within which it would be situated. Proposals for development must give a high priority to the objective of preserving or enhancing the character or appearance of the area.
4.41 A proposal outside a conservation area may affect its character by virtue of its visual or functional impact. The desirability of preserving or enhancing these areas will therefore
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be a material consideration when the Local Planning Authority considers any development proposals which lie outside the conservation area but would affect its setting, or views into, or out of, the area.
POLICY EN5
Proposals for development within, or affecting the character of, a conservation area will only be permitted if all of the following criteria are satisfied:
1 The proposal would preserve or enhance the buildings, related spaces, vegetation and activities which combine to form the character and appearance of the area;
2 The siting of development would be similar to adjoining building frontage lines where this is important to the character of the conservation area;
3 The layout and arrangement of the building(s) would follow the pattern of existing development and spacing of adjoining plot widths where this is important to the character of the conservation area;
4 The scale, massing, roofscape, use of materials, detailing, boundary treatment and landscaping would preserve or enhance the character of that part of the conservation area in which the proposal would be situated;
5 The use, or intensity of use, would be in sympathy with the character and appearance of that part of the conservation area in which the proposal would be situated;
6 The proposal would not result in the loss of trees, shrubs, hedges or other features important to the character of that part of the conservation area in which the proposal would be situated; and
7 In meeting the car parking and access requirements, the character and amenity of the area would not be adversely affected.
SHOP FRONTS
4.42 Shop fronts form an important element in the street scene, both individually and in terms of their collective impact. They can not only enhance the vitality of a place but contribute to the local distinctiveness and character of the townscape. Without careful design, new shop fronts may be unsympathetic to the character of the individual building or the street scene. Although the Local Planning Authority would wish to see the retention of traditional shop fronts, new shop fronts, when allowed, can be successfully integrated into their setting through the use of quality materials and by respecting the proportions of the building and character of the street scene. Sympathetic contemporary designs can be as successful as more traditional designs. The Local Planning Authority has adopted Supplementary Planning Guidance on this topic.
4.43 All elements of the shop front are important including the shop width, the depth of stall riser and fascia and signage. Standard corporate images may need to be adapted to meet particular circumstances and to respect the character and appearance of the surrounding shopping area.
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4.44 Proposals for solid external security shutters, which completely cover a shop front, will rarely be acceptable. When closed they have a detrimental impact on the character and visual amenity of the street scene, giving the frontage a dead appearance and contributing to the creation of a hostile environment. In certain circumstances, where it can be demonstrated that repeated criminal damage has occurred and there is no other reasonable and practicable alternative, external roller blinds or shutters of an open grille design may be acceptable subject to the housing being unobtrusive and unlikely to harm the character of the building or street frontage. Proposals should be incorporated into the shop front design.
Conservation Areas
4.45 Shopping is not only a major activity in the central part of the Royal Tunbridge Wells Conservation Area, but is also to be found within many of the other conservation areas within the Plan area.
4.46 The Local Planning Authority will give priority to the retention of architecturally or historically interesting traditional shop fronts within conservation areas. Adapting new shop fronts to modern needs can be brought about by sensitive design. Proposals for replacing existing shop fronts will only be allowed where the existing shop front has no particular architectural or historic quality in itself or does not contribute to the character of the conservation area. Where replacement is allowed, the design should respect not only the building but the overall character of the conservation area.
4.47 Proposals will be assessed against the criteria of the shop fronts policy and also against POLICY EN5 relating to development within conservation areas.
Other Traditional Shop Fronts
4.48 The Local Planning Authority has identified the following key groupings of traditional shop fronts where priority will be given to retention rather than replacement. They are identified on the Proposals Map:
Camden Road, Royal Tunbridge Wells
4.49 Part of Camden Road is located outside the conservation area but within one of the designated shopping areas of Royal Tunbridge Wells. Much of the character of the street is derived from the large number of traditional shop fronts still present. The Local Planning Authority is concerned to retain these.
St John’s Road, Royal Tunbridge Wells
4.50 St John’s Road is located outside the conservation area and contains a small group of shops trading mainly in specialist antique furniture and fittings. Almost all of the original shop fronts have been retained. In view of the architectural and historic integrity of this group, the Local Planning Authority wishes to retain the traditional shop fronts.
Silverdale Road, Royal Tunbridge Wells
4.51 Silverdale Road contains a parade of shops and other uses which provide a variety of goods and services. It is designated within this Local Plan as part of a Neighbourhood Centre, but is not within a conservation area. Most of the original shop fronts have been retained and, as a group, the parade contributes significantly to the local character of this part of the town.
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London Road, Southborough
4.52 London Road is a principal route through the town and is designated in the Plan as the Southborough Primary Shopping Area. Part of London Road, towards Southborough Common, is within the conservation area but the main commercial area of London Road is not. There are a number of shop fronts which, either wholly or partly, retain features of architectural interest which are important to the character of the area. The Local Planning Authority wishes to see these features retained.
POLICY EN6
Proposals for new shop fronts, or alterations to existing shop fronts, will be permitted provided all of the following criteria are satisfied:
1 The proposal would be in sympathy with the architectural style, materials and form of the building(s) of which it would form part, except in cases where the building itself is architecturally incompatible with the character of the area;
2 The proposal would be in sympathy with the predominant architectural style and materials of the surrounding area;
3 The shop front would be related to the width of the property or a logical vertical sub-division created by the upper storey. Where a single unit of occupation has been formed by amalgamating shop units, shop front design should relate to the original unit widths;
4 Where a fascia is to be applied, it would be of an appropriate height which would be in scale with the overall height of the shop front and other elements of the building and would not intrude over the first floor level; and
5 In conservation areas and premises fronting Camden Road, St John’s Road and Silverdale Road, Royal Tunbridge Wells, and London Road, Southborough, as defined on the Proposals Map, the proposal would not result in the loss of a traditional shop front or features and details of architectural or historic interest.
ADVERTISEMENTS
4.53 Advertisements and signs, by their very nature, need to be visible in order to attract attention and convey information. However, if insensitively designed or positioned they can appear as overly dominant or incongruous features within the street scene or countryside and therefore require careful control. In exercising such control over advertisements the interests of amenity and public safety are the two principal tests which will be applied by the Local Planning Authority. These will be assessed within the context of the general characteristics of a particular area including any features of historic, architectural, cultural or other special interest.
4.54 In determining proposals for all illuminated advertisements the Local Planning Authority favours the use of restrained lighting from an indirect lighting source in order to ensure that the character of an area and the visual and residential amenities are preserved. Lighting should be constant and should not involve the use of open tube discharge lights. Lighting sources will be expected to be unobtrusively sited, within the context of the appearance of the building and its setting, and will be assessed against the criteria specified in POLICIES EN1 and EN8.
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4.55 Supplementary Planning Guidance has been adopted by the Local Planning Authority on Advertisements to which applicants should refer.
4.56 In certain areas which are particularly sensitive to the visual impact of advertisements, the Local Planning Authority will operate policies aimed at closely controlling the degree and extent of advertising with particular regard to amenity and public safety.
Areas of Special Control for Advertisements
4.57 Visually sensitive parts of the Borough have been designated as Areas of Special Control for Advertisements under the provisions of the 1992 Town and Country Planning (Control of Advertisements) Regulations (as amended), in order to restrict the level of advertising in that locality. These areas are identified in Appendix 3.2.
Advertisements in Conservation Areas
4.58 Most of the conservation areas within the Borough contain some retail or related uses. In most cases, the level of advertising is restrained.
4.59 Proposals for large, dominant signs will in most cases be at variance with the character of the buildings and of the conservation area. Similarly, a box sign will usually be out of character due to its shape, lack of intricacy and detail, and use of unsympathetic materials. Standard corporate designs may need to be adapted to meet particular circumstances whilst the positioning of advertisements above ground floor level may not be acceptable as the majority of buildings in the conservation area have retained their domestic appearance at upper floor levels.
4.60 Excessive advertising defeats its own objective by creating a clutter of signs and destroying the common asset of an attractive, historic environment.
4.61 Given the sub-regional role of the Royal Tunbridge Wells shopping area, it is reasonable to permit some form of advertising, provided this can be incorporated without detriment to the visual amenities and character of the building or the area.
Rural Areas
4.62 In rural areas, factors which will be assessed include the position of the proposed advertisement relative to the landform and quality of the immediate surroundings, and whether its design respects natural contours, landscape character and background features against which it will be seen. Off-site Signs signs situated in advance of a site are not generally considered to be acceptable within the High Weald Area of Outstanding Natural Beauty. In addition to POLICY EN7, such proposals will be assessed against POLICY EN24.EN25.
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POLICY EN7
All advertisements will be required to satisfy all of the following criteria:
1 No advertisement would be obtrusive in appearance, cause visual clutter or lead to a proliferation of signs, appear dominant or overbearing in the street scene or landscape, or cause significant harm to the appearance of any building or site on which it would be displayed because of its size, design, construction or materials;
2 The level of illumination would cause no significant harm to residential amenity, having regard to the standards set out in the latest Institute of Lighting Engineers Technical Report;
3 No advertisement would be so distracting or confusing as to endanger highway or public safety;
4 In Areas of Special Control for Advertisements the advertisement would harmonise with the surrounding area and cause no harm to its character or appearance through size, location, design, materials or siting, and functional requirements would be balanced with the need to give special protection to the amenity of the designated area; and
5 In conservation areas the advertisement would be designed, constructed and sited so as to preserve or enhance the special character or appearance of the conservation area.
OUTDOOR LIGHTING
4.63 Outdoor lighting can increase the safety of pedestrians and other road users and provide security for premises. Floodlighting permits evening use of sports and other facilities. It is used to provide internal and external illumination of advertisements, and external illumination of shops, public houses and other business premises.
4.64 The effectiveness and coverage of lighting is determined by the height, location and design of the light fitting. Poorly designed lighting schemes can cause glare and light spillage which may harm the character of the built up area or countryside, obscure views of the night sky, impact on the amenities of adjoining occupiers, or distract passing road users.
4.65 The impact of light pollution is particularly harmful in the open countryside where rural character is eroded and the distinction between town and country blurred. POLICY EN24 EN25 will apply to all proposals in the open countryside.
4.66 Furthermore, the architectural and historical character of conservation areas and listed buildings, or their settings, can also be compromised.
4.67 Excessive lighting which results in light pollution represents an inefficient use of energy.
4.68 The Local Planning Authority does not have control over the lighting of adopted highways. However, where lighting falls within the scope of planning control its design and appearance should be considered as an integral part of the development proposal. The type, number, height, intensity and focus of light fittings should be designed to achieve their purpose whilst minimising glare, overspill and energy consumption. In light-sensitive locations, such as the open countryside, a lighting impact assessment should also be undertaken.
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POLICY EN8
Proposals for outdoor lighting schemes will only be permitted where all of the following criteria are satisfied:
1 The minimum amount of lighting necessary to achieve its purpose is specified;
2 The means of lighting would be unobtrusively sited or well screened by landscaping or other site features;
3 The design and specification of the lighting would minimise glare and light spillage in relation to local character, the visibility of the night sky, the residential amenities of adjoining occupiers, and public safety;
4 Low energy lighting would be used; and
5 Where floodlighting of a landmark feature is proposed, the level and type of illumination would enhance the feature itself.
TRADITIONAL PAVING
4.69 Paving is an important factor which influences the appearance of any street. When considering the type of paving materials to be used, attention needs to be given to both the appearance and safety aspects of the surface. The Borough Council is aware of the contribution that traditional brick paving and other non-standard materials can make to the attractiveness of towns and villages for residents and tourists.
4.70 The Local Highway Authority has adopted an approach to the maintenance and repair of all public footways within the Borough. This approach seeks to ensure that the traditional paving is retained within conservation areas and on important approach roads to towns and villages and that elsewhere options are available to retain other paved areas as works are carried out.
4.71 In the interests of conservation and tourism, the Local Highway Authority and the Borough Council will:
a) maintain and reinstate all paving in the traditional style on the thoroughfares (shown in Appendix 43);
b) where non-traditional paving is to be renewed in the above areas, this will be carried out in traditional paving;
c) where there are special surfaces (including ragstone spalls, yorkstone paving and gravel) these will be preserved whenever possible. Statutory undertakers and contractors will be required to take special care when working in these areas;
d) on other thoroughfares the Local Highway Authority will consider whether to retain traditional brick paving when maintenance or replacement is necessary, otherwise the appropriate macadam will be regarded as the replacement surface;
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e) within conservation areas and on visually important thoroughfares the Local Highway Authority will consider whether to install traditional paving when substantial maintenance or replacement is necessary.
ARCHAEOLOGY
4.72 The Plan area mainly embraces undulating high ground which rises from the clays of the Low Weald. The area, certainly until the growth of Royal Tunbridge Wells as a spa town in the seventeenth century, was never densely settled and in medieval times was still largely wooded as is evidenced by the ‘-hurst’ and ‘-den’ place names signifying woodland and woodland swine pasture respectively.
4.73 Prehistoric occupation is represented by a number of flint scatters and other finds of Mesolithic, Bronze Age and Neolithic date, and the earthworks of probable Iron Age hill forts survive at High Rocks, Royal Tunbridge Wells; Castle Wood, Brenchley; and Castle Hill, Capel.
4.74 Apart from some evidence of Roman iron-working there is currently little archaeological evidence of activity in the Roman and Saxon periods.
4.75 In the later medieval period Cranbrook developed as a medium-sized town based on the cloth industry which also flourished in a number of surrounding villages. Several medieval moated sites have been identified and various sites are known from earthworks and place name evidence to relate to the important Wealden iron industry which developed in the later Middle Ages and reached its peak in the sixteenth and seventeenth centuries.
4.76 Whilst limited in quantity, the archaeological remains make an important contribution to the understanding of the area’s history.
SCHEDULED ANCIENT MONUMENTS
4.77 There are currently ten Scheduled Ancient Monuments to be found in the Plan area and these are listed in Appendix 54. Bayham Abbey Ancient Monument is located outside the boundary though part of the setting of the Monument is clearly located within the Plan area.
4.78 These sites are, by definition, of national importance and there will be a presumption against development proposals which would be likely to cause damage to the sites themselves or their settings. Developers should bear in mind that not all nationally important remains meriting protection will necessarily be scheduled. English Heritage have embarked on a survey programme which is expected to result in a significant number of additional sites being given this statutory protection. In assessing the archaeological importance of sites, the Local Planning Authority will take into account the non-statutory criteria of the Secretary of State for scheduling ancient monuments.
4.79 POLICY EN9 will apply to the Scheduled Ancient Monuments listed in Appendix 5 4 and to any other archaeological sites which are demonstrated to be of national importance.
4.80 The consent of the Secretary of State is required for any works affecting an Ancient Monument but planning permission for any accompanying development is granted by the Local Planning Authority.
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POLICY EN9
There is a presumption against development which would involve significant alteration, or be likely to cause damage, to a Scheduled Ancient Monument, as defined on the Proposals Map, and other nationally important archaeological remains, or which would be likely to have a significant impact on the setting of those remains which are visible.
OTHER SITES OF ARCHAEOLOGICAL INTEREST
4.81 These areas are based on the Kent County Council Sites and Monument Record (SMR), a proportion of which have been identified as having archaeological potential and are marked on the Borough Council’s constraints map.
4.82 In considering planning applications which may affect an archaeological site, prospective developers should consult the Local Planning Authority and the County Archaeologist at an early stage, ideally prior to submitting a formal planning application, in order to establish the possible archaeological implications of any proposals. Within areas of potential archaeological importance developers will need to demonstrate, prior to the determination of the application, that the archaeological implications of the development have been properly assessed. An appropriately detailed written archaeological assessment may be required as part of the documentation to complete a planning application and an archaeological evaluation may be requested to a specification and standard approved by the Local Planning Authority. Planning permission may be refused without adequate assessment of the archaeological implications.
4.83 The Local Planning Authority will generally seek to avoid development on archaeological sites, whether of national, regional or local importance, so as to preserve sites in situ. Where development is acceptable the Local Planning Authority will endeavour to mitigate damage to archaeological remains by seeking sympathetic foundation design and careful location of open space. Where preservation of archaeological remains in situ is not appropriate and development is permitted, an appropriate level of archaeological investigation will be required in advance of, or during, development so as to ensure ‘preservation by record’. This may be ensured through planning agreements or the use of conditions.
4.84 Wherever practicable, the Borough Council will encourage the enhancement of sites of archaeological interest and their settings and in judging the enhancement value of proposals the Council will pay particular regard to the likely benefits to education, leisure and tourism.
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POLICY EN10
Proposals for development affecting sites of archaeological interest, other than those covered by POLICY EN9, will be determined having regard to the desirability of preserving archaeological remains and the setting of visible remains and according to all of the following criteria:
1 The intrinsic archaeological and historical value of the remains;
2 The design, layout and opportunities to minimise damage to remains and their setting, preferably through preservation in their original location;
3 The need for the development;
4 The availability of suitable alternative sites; and
5 The potential benefits of the proposals, particularly to education, recreation or tourism.
Where permission is to be granted for development resulting in the damage or destruction of archaeological remains and the developer has not entered into a planning agreement, or made equivalent arrangements, for the excavation and recording of the remains and the publication of the results, conditions will be attached to the permission to ensure that no development takes place until this work has been carried out.
HISTORIC PARKS AND GARDENS
4.85 English Heritage has compiled a ‘Register of Parks and Gardens of Special Historic Interest in England’ which includes ten sites within the Plan area. Each site is referenced in Appendix 65 and is defined on the Proposals Map. The aim of the register is to draw attention to important historic parklands, pleasure grounds and gardens laid out before 1939 and which are considered to be an essential part of the nation’s heritage. Although no additional statutory controls on development are available, the Local Planning Authority considers that the Historic Parks and Gardens are an important part of the area’s heritage and make a significant contribution to the character of the area in which they are located. New development may not be in the best interests of the conservation of the site and principal buildings. Any development must have careful regard to the important landscape architecture of the site, the setting of the historic buildings within the site and all other Local Plan objectives and policies. The Council will expect sufficient information to be submitted with all applications to enable the impact of development on a historic park or garden to be properly assessed. This may include the effect on existing trees and landscaping, or detailed landscaping proposals. As part of its wider objective of conserving features of importance, the Council may seek agreement to a management plan to conserve the historic park and garden, promote good land management practice and encourage best use of resources.
4.86 Kent County Council have also compiled an independent list of ‘Historic Parklands and Gardens in Kent’. The highest grade sites are also considered worthy of protection through the Local Plan. The sites are referred to in Appendix 65 and are defined on the Proposals Map. Where the Kent list coincides with the national list, only the site occurring on the national list is identified on the Proposals Map.
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POLICY EN11
Proposals which would be likely to affect a historic park or garden will only be permitted where no significant harm would be caused to its character, amenities or setting.
SKYLINES
4.87 The topography and settlement pattern of the Plan area dictate the significance of skylines in establishing an important part of its character. Most of the settlements are built on, or enclosed by, prominent ridges which are visible from longer views from within, and outside, the built up areas. All the important radial routes into Royal Tunbridge Wells are located on ridgelines. Between these radial routes the topography undulates in a series of lower ridges. The majority of other towns and villages within the Plan area are located on hill top locations. The skylines are normally characterised by distinct outlines which play an important part in forming the character of a town or village, or the wider landscape. The relationship of buildings, roof lines, trees and related spaces play a key role in establishing this character.
4.88 Given the strategic importance of the skyline, and the contribution made to the wider character and settlements within the Plan area, proposals which would cause significant harm to important skyline features or the character of the skyline will not be acceptable. Where proposals would be located on a skyline the development should follow the characteristic features of the skyline.
POLICY EN12
Proposals for development which would have an impact on a skyline will only be permitted where it would cause no significant harm to important skyline features or to the character of the skyline in terms of massing, height, the spacing of development or its landscaping.
TREE AND WOODLAND PROTECTION
4.89 The Plan area supports extensive areas of woodland, a large number of which are of ancient origin, together with numerous small woodlands, copses, hedgerows and individual trees. The Borough was surveyed in 1993 as part of the Kent Habitat Survey. The survey identified that over 28% of the Borough is covered by woodland and scrub such as semi-natural woodland or plantation which includes orchards. It also identified that there are nearly 900km of hedgerows in the Borough.
4.90 Woodlands have proved a very stable element across the county as a whole, the total area of 11% in 1924 having altered little to the present day. According to English Nature’s Inventory of Ancient Woodland (1994) some 77% of this woodland is thought to be ancient woodland, half of which is ancient and semi-natural woodland, (defined as being continuously wooded since 1600). The great danger is that its relative abundance will encourage a relaxed attitude towards good management and protection. Ancient semi-natural woodland is irreplaceable and requires special protection and careful management due primarily to its historic importance.
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4.91 Trees and woodland contribute greatly to the appearance of the countryside, and the character of many of the towns and villages within the Plan area, as well as providing valuable wildlife habitats. The Local Planning Authority recognises the important amenity and recreational function that woodland makes and is committed to conserve and retain existing trees and to encourage new planting through policies contained throughout the Plan. For compatibility with the existing landscape and for ecological reasons it will be appropriate to plant native trees.
4.92 Tree Preservation Orders will be made to ensure the retention of individual trees, groups of trees, or woodland considered to be of amenity value and any person who cuts down or damages a tree protected by a Tree Preservation Order is guilty of an offence for which they may be prosecuted and fined. The Local Planning Authority recognises that the Plan area supports commercial woodland as an important element in the rural economy. Whilst it is possible to serve a Tree Preservation Order on commercial woodland which makes a significant contribution to the landscape, the Order will normally be applied not in order to prevent commercial practices, but to allow for the sensitive management of the land through, for example, thinning and continuous replacement or by retaining mature shelter belts around an area of felling. The Borough Council grant aids the High Weald Countryside Management Project which gives practical advice and assistance on woodland and hedgerow management. In addition, conditions or legally binding agreements will be sought where relevant in connection with the granting of planning permission.
4.93 Proposals affecting trees and woodland will be considered through other policies in the Plan including POLICIES EN1 and EN24.EN25.
NATURE CONSERVATION
4.94 There is increasing public awareness of nature conservation interest and Government guidance confirms the national importance attached to the protection of wildlife habitats, emphasising the importance of both designated and undesignated areas for nature conservation. Consequently nature conservation is a material consideration in planning decisions.
4.95 The varied geology and topography of the Borough have produced a wide range of wildlife habitats, including those associated with woodland, hedgerows, river valleys and ponds. Wildlife habitats can be damaged as a result of development, or by land management practices beyond planning control.
4.96 The Borough has been surveyed as part of a county-wide habitat survey (County-wide Habitat Survey, 1994), providing valuable background to the identification and protection of important habitats. In addition, the Kent Biodiversity Action Plan, 1997 has been drawn up covering the whole of the county. Biodiversity can be defined as the variety of living organisms and the ecological complexes of which they form part. The broad aim of the action plan is to conserve and enhance the biological diversity in Kent and to contribute to the conservation of national and global diversity. Within the Borough there are several important habitats that have been identified. These include:
Woodland and Scrub
4.97 Comprising broad-leaved, mixed and conifer woodlands either semi-natural or planted in origin. Dense scrub is a natural stage in the development of secondary woodland. Past and present management is reflected in woodland features such as pollards, coppice stools and standard trees.
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Woodland Pasture and Historic Parkland
4.98 As the name suggests, this habitat is derived from the grazing of stock within a woodland. Trees provide both shelter and a supply of wood, generally harvested by pollarding. Also describes historic deer parks and landscaped parkland.
Old Orchards
4.99 Old or traditional orchards comprise larger trees that are grown on a vigorous rootstock at a low planting density. They support a variety of invertebrates, bird and mammal populations due to less intensive management techniques, as well as lichens on the bark of older trees.
Hedgerows
4.100 Including all boundary lines of trees and shrubs, and field margins, hedgerows may be ancient or recent in origin, species-rich and of significant cultural and historic importance. Some are afforded protection through the 1997 Hedgerow Regulations.
Lowland Acid Grassland
4.101 This occurs over acid rocks, such as sandstone and superficial deposits such as sand and gravel. Acid grassland, or meadow, is usually found within mosaics of other habitats, such as heathland, and is generally rare in Kent.
Neutral Grassland
4.102 Unimproved neutral grasslands, or meadows, have been very prone to modern agricultural improvements and as a consequence are now very rare. Neutral grasslands are mostly found within enclosed field systems on moist mineral soils. They are species-rich and provide a valuable habitat.
Heathland
4.103 Characterised by the presence of heathers and gorse, some scattered trees and scrub, areas of bare ground, wet heath, bog and open water. There are a number of birds, reptiles, invertebrates, plants, bryophytes and lichens which are characteristic of this habitat.
Rivers and Streams
4.104 Rivers in their natural state are dynamic systems continually modifying their form. They can have a variety of features supporting a diverse range of plants and animals. Marginal and bankside vegetation supports a range of plants and animals and waterways are an important link between other fragmented habitats.
Standing Water
4.105 Includes natural systems and man-made waters such as ditches and dykes, ponds and reservoirs ranging from large water bodies to small features only a few metres across. Nutrient status determines the range of flora and fauna. Standing water is particularly dependent upon unpolluted sources such as rainwater run-off from adjoining land.
Urban Habitats
4.106 These can be divided into five overlapping categories: Remnants of ancient natural systems, such as woodlands and riverbanks; pre-industrial rural landscapes, such as remnants of hedgerows and species-rich meadow; managed green spaces such as parks, allotments and private gardens; derelict industrial sites or naturally-seeded
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areas, such as railway cuttings; and buildings, bridges etc. which can provide important breeding and roosting sites and support small plant colonies.
Sites of Special Scientific Interest
4.107 Sites of Special Scientific Interest (SSSIs) are notified designated by English Nature. They are nationally important designations recognised for their flora and fauna, geological or physiographical (landform) features. They form a national network of sites that represent the best examples of important habitats and geological features in the country. There are currently 10 11 designated SSSIs within the Borough, one of which straddles the boundary with Wealden District. Each is defined on the Proposals Map and listed in Appendix 65 to the Plan. These range from species-rich woodlands and parkland, such as those at Scotney Castle, to geologically-valuable sites, such as Southborough Pits.
4.108 The Local Planning Authority has a duty to consult English Nature where proposals are submitted for development affecting, or likely to affect, such sites even where a development proposal falls outside the SSSI. SSSIs can be seriously damaged or even destroyed by development outside their boundaries. For example, a wetland can be fed by water and run-off from relatively distant sources whilst a geological feature could be damaged by excavations or pile driving. Any development proposals likely to have a detrimental effect on the nature conservation or geological interest of a SSSI will be refused.
4.109 SSSIs also receive protection from many operations outside the scope of planning control. English Nature specifies operations which could potentially damage the conservation interest of a site, for example ploughing or tree felling, and owners or occupiers are required to consult with English Nature prior to undertaking works.
Protected Species
4.110 Certain species of birds, animals and plants which are rare or threatened nationally are protected by the Wildlife and Countryside Act 1981, as amended. Protected species are not only confined to designated sites and can occur in other locations. Proposals likely to result in damage to the habitat of a protected species, which cannot be prevented by conditions, will not be acceptable.
POLICY EN13
Development proposals that would affect a SSSI or the habitat of a protected species will only be permitted where it would have no detrimental effect on the nature conservation or geological interest of the site.
Local Nature Reserves
4.111 In appropriate circumstances, the Local Authority can designate and manage statutory Local Nature Reserves in consultation with English Nature and the Kent Wildlife Trust. Local Nature Reserves are habitats of local or regional significance that make a useful contribution both to nature conservation and to the opportunities for the community to see, learn about, and enjoy wildlife. The Borough Council has designated Local Nature Reserves at:
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• Barnett’s Wood, Southborough; and
• Foalhurst Wood, Paddock Wood; and.
• Crane Valley, Cranbrook.
4.112 A further nature reserve is under consideration at Hilbert Recreation Ground, Royal Tunbridge Wells.
4.113 The reserves are defined on the Proposals Map. Proposals affecting Local Nature Reserves will be assessed against POLICIES EN1 and EN14.
Sites of Nature Conservation Interest and Sites of Local Nature Conservation Value
4.114 Government guidance recognises that wildlife is not only confined to nationally designated sites, such as SSSIs, but is found throughout the countryside and in many urban areas. Non-statutory sites, together with nationally designated sites, form a network of habitats and help to ensure the maintenance of the biodiversity of the area. They can also enable local communities to have direct contact with nature particularly where the sites are within, or close to, a built up area.
4.115 The Kent Wildlife Trust (KWT) has identified Sites of Nature Conservation Interest (SNCIs) which, whilst not of national status, have a county-wide significance. In addition, the Local Plan identifies locally important Sites of Local Nature Conservation Value (SLNCV) which have been surveyed by the KWT. Local sites have a lesser status than SNCIs, but may be under equal pressure for development. Each site identified provides a high-grade habitat for a diverse range of flora and fauna meriting careful conservation. Sites have been evaluated according to criteria including: diversity of species, features of wildlife importance, rarity of habitat and species in a local and county context, management and current use, public access, and linkages with other sites and areas. Sites, either by their continuous nature or their function as stepping stones, can assist the migration, dispersal and genetic exchange of wild species. This can be particularly important within, and adjacent to, built up areas.
4.116 All sites are defined on the Proposals Map and referenced in Appendix 65. The Local Planning Authority keeps detailed information on each site which includes recommendations on the management of sites with the aim of establishing practices which promote the conservation and enhancement of wildlife and, where appropriate, to increase public access. Surveys will be updated periodically to review existing sites and to identify new ones.
4.117 The Local Planning Authority is committed to the protection of these sites and will seek the views of KWT on any proposals affecting them. Given that development proposals immediately adjoining the sites may also impact on their future viability, the Local Planning Authority may require the provision of a buffer zone around a site to protect its intrinsic nature conservation value.
4.118 The KWT advises that priority should be given to the nature conservation value of each of the sites over other planning considerations unless it can be demonstrated that the need for the development overrides the intrinsic nature conservation interest and no appropriate alternative site is available. In assessing development proposals, the Local Planning Authority will have regard to information contained within the Kent Biodiversity Action Plan and the Habitat Survey. Where the Borough Council suspects that land proposed for development may have significant nature conservation value, but existing information is inadequate, the developer will be expected to provide sufficient survey information to determine the nature conservation value of the site.
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POLICY EN14
Development proposals that would have an adverse impact on the nature conservation interest of a statutory Local Nature Reserve or non-statutory nature conservation site, will only be permitted if all of the following criteria are satisfied:
1 The need for the development would outweigh the nature conservation interest of the site;
2 There would be no reasonable, less damaging alternative solutions; and
3 The design and layout of the scheme would minimise the potential impact on the important features of the site.
WATER
4.119 It is an objective of the Local Plan to protect the Borough’s water resources and in particular to:
• protect the quality and quantity of groundwater;
• protect surface water features and control aquatic pollution;
• ensure that new development has an adequate means of water supply and sufficient foul and surface water drainage; and
• protect floodplains and prevent flood risk.
Protection of groundwater resources, surface water features and control of aquatic pollution
4.120 Groundwater is present in water-bearing strata or aquifers. It is an important source of water supply as well as providing the base flow for many rivers and other surface water features.
4.121 About 80% of Kent’s public water supply is drawn each year from groundwater. Whilst Kent is self-sufficient in water supply, increases in abstraction have given rise to a progressive depletion in base flows and water tables in the County. Whilst this is particularly pronounced in north and east Kent, the Local Environment Agency Plan, published in 1998, notes there are instances of localised environmental impact elsewhere which will have to be addressed. Over-abstraction threatens the sustainability of water supplies and can harm wetland and surface water habitats. Evidence from climate change research, coupled with recent drought experience, points to an increasing mismatch between the replenishment of water supplies and demand for abstraction. Consequently, it is important that development is only permitted in locations where an adequate means of supply can be made without harming groundwater resources.
4.122 Major residential and infrastructure developments, and industrial activities involving the production, storage and use of chemicals, oil or petroleum can affect the quality and quantity of groundwater. The Environment Agency’s policy framework “Policy and Practice for the Protection of Groundwater” includes a detailed methodology for assessing the potential risks to groundwater posed by development and takes account of both the vulnerability of the groundwater supply and type of development proposed.
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Associated with this policy are groundwater protection zone maps showing the vulnerable areas to aid potential developers to anticipate the likely response from the Agency.The Environment Agency holds groundwater protection zone maps within which they operate a Groundwater Management Policy. This includes a detailed methodology for assessing the potential risks to groundwater posed by development which takes account of both the vulnerability of the groundwater supply and type of development proposed.
4.123 Environmental damage can also be caused by increased surface water run-off, associated with development, where impermeable surfaces such as roofs, roads and pavements are constructed. Traditional drainage schemes collect surface water and pipe it, via surface water sewers, to the nearest watercourse. This can lead to increased downstream flood risk, unnatural fluctuations in water flow rate, aquifers not being recharged, water retention in subsoil being reduced, and increased risk of transmission of pollutants to watercourses and other surface water features. For this reason development schemes will be expected to incorporate measures to control the speed, quantity and quality of surface water run-off. In addition, consideration will be given to natural ways of treating collected surface water before it is either discharged into a watercourse or infiltrated into the land. Where the effectiveness of the drainage system would not be impaired, both these objectives can be achieved through the use of soakaways, permeable hardstanding and paved surface areas, water retention or balancing ponds and reedbeds. Ponds and reedbeds can provide an opportunity to create new habitats and enhance the appearance of the local environment. Such measures, either by themselves or in combination with piped drainage systems, are promoted by the Environment Agency and are known as Sustainable Urban Drainage Systems (SUDS).
4.124 The Local Planning Authority will have regard to the advice of the Environment Agency to ensure that proposals for development do not have an unacceptable effect on groundwater supply or surface water features.
POLICY EN15
Development proposals will only be permitted if both of the following criteria are satisfied:
1 There would be no unacceptable effect on the quality or potential yield of groundwater; and
2 There would be no adverse impact on the water quality within, or water supply to, lakes, ponds, wetlands and other watercourses.
Capacity of Sewerage and Water Supply Services
4.125 Account will be taken of the capacity of existing drainage, sewers or water supply services. Any necessary improvements to these services to cater for the extra demand resulting from the proposals should form part of the scheme. Regard should be had to the guidance given in Kent Design – a guide to sustainable development (2000) concerning measures to promote the re-use and recycling of water.
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POLICY EN16
Development proposals will only be permitted where the foul and surface water, sewerage and water supply services would have sufficient capacity to meet the demands of the development.
Flood Risk
4.126 Emerging Government guidance, in the form of draft PPG25 “Development and Flood Risk”, relates to built development in functional floodplains where excess water flows or is stored in times of flood and also considers the problems associated with run-off arising from developed sites.
4.127 Floodplains are those areas adjacent to watercourses over which water flows in times of flood, or would flow but for the presence of flood defences. Floodplains have an important role in allowing for the storage and free flow of flood waters. In addition to providing natural flood control, floodplains are important for groundwater recharge and provide valuable habitats for wildlife. Even relatively small development proposals can, over time, affect the natural functioning of a floodplain. For these reasons development within floodplains will be strictly controlled.
4.128 The Environment Agency is required, under Section 105 (2) of the Water Resources Act 1991, to identify the extent of floodplains and other areas liable to flooding. The limits to the floodplain areas identified by the Environment Agency are based on the approximate extent of floods with a 1% annual probability of occurrence, under present expectations of the highest known flood. By 2002, the Environment Agency also aims to indicate an additional floodplain area showing the likely extent of extreme floods. This will show those areas of 0.1% annual probability. is likely to show those areas of 0.1% annual probability or less. Outside these areas, major flooding due to watercourses can be effectively discounted, but it should be recognised that intense rainfall may still cause localised flooding due to surface flow exceeding the drainage system. The Local Planning Authority has a duty to liaise closely with the Environment Agency to ensure that any flood risks that might arise are recognised and made an integral part of the decision-making process.
4.129 Where development is proposed it will need to have been subject to a sequential test relating to the potential annual likelihood of a flood risk in a particular location. The purpose of the fivethree-point sequence is to steer development towards areas with little or no potential risk from flooding (annual probability of less than 0.1%), or a low potential risk (annual probability of between 0.1% and 1.0%). These areas are first and second, respectively, in the sequence. Areas with high risk of flooding have an annual probability of greater than 1.0% and are third in the sequence. On extensively developed areas sites with a high risk of flooding, an annual probability of flooding greater than 1.0%, third in the sequence, further built development or redevelopment will generally be appropriate where adequate flood defences are already in place, subject to other policies contained in the Local Plan. , where buildings are designed to resist flooding, and where there is no additional contribution to flood risk downstream. Developed areas comprise all previously-developed land. Undeveloped areas sites with a high risk of flooding, an annual probability of flooding greater than 1.0%, fourth in the sequence, will not generally be suitable for built development and conversions, unless a particular location is essential, for example for navigation purposes, or transport and utilities infrastructure and an alternative lower-risk location is not available. The principal areas at high risk of flooding within the Borough are around Paddock Wood, Five Oak Green and Lamberhurst. The planning strategy aims to focus new residential development towards the urban area of Royal Tunbridge Wells and Southborough. Consequently, no major residential development is expected to take place within the areas at high risk of flooding within the Plan period. However, it has been necessary to allocate economic development sites within areas at high risk of flooding at land west of
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Maidstone Road, Paddock Wood and at Brook Farm, Capel, as no other suitable alternative lower-risk location is available. Within functional floodplains with a high risk of flooding, including those areas behind existing flood defences where there is a significant risk that failure could lead to rapid inundation by fast flowing water, built development and conversions should only be permitted in wholly exceptional circumstances. Only essential transport and infrastructure proposals may be acceptable where subject to suitable flood protection measures. These areas may be appropriate for some recreation, sport, amenity and conservation use.
4.130 Within areas identified by the Environment Agency as being at highest risk from flooding, fifth in the sequence, including those areas behind existing flood defences where there is a significant risk that failure could lead to rapid inundation by fast flowing water, residential uses should only be permitted in wholly exceptional circumstances. There should be a general presumption against any extension of general purpose residential land uses, and industrial or commercial development should not normally be allowed. Only essential transport and infrastructure proposals may be acceptable where subject to suitable flood protection measures.
POLICY EN17
Within those areas identified by the Environment Agency as being at the highest risk from flooding, there will be a presumption against residential development.
4.131 4.130 There may be circumstances where planning permission for development, including the raising of land, is granted in areas which may be at high some risk from flooding, for example developed areas. those placed either third or fourth in the sequence previously outlined. Such development must take account of the potential flood risk in that location, ensuring that the threat of flooding is managed, that the development remains safe throughout its lifetime, and does not increase flood risk elsewhere. The Local Planning Authority will attach conditions, or seek works through a planning agreement, to secure any necessary flood protection and/or mitigation measures. Where new buildings are proposed in an area at high risk from flooding a potentially unacceptable flood risk is identified, but insufficient data is available to confirm it, the applicant will be required to carry out a flood risk assessment the necessary investigations as part of the application process.
POLICY EN18 POLICY EN17
Within those developed areas identified by the Environment Agency as being at high risk from flooding, built development and conversions Within areas at risk from flooding, where there is an annual probability of flooding greater than 1.0%, but outside those areas identified by the Environment Agency as being at the highest risk from flooding, development proposals, including those involving the raising of land, will only be permitted if both of the following criteria are satisfied:
1 Practicable and effective flood protection and mitigation measures would be proposed and maintained for the lifetime of for the development; and
2 Practicable and effective measures would be included as part of the development proposals to prevent the increased risk of flooding
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elsewhere.
Within those undeveloped areas identified by the Environment Agency as being at high risk from flooding, but outside functional floodplains, built development and conversions will not be permitted unless a particular location is essential and no suitable alternative lower-risk location is available. In such exceptional circumstances, development will only be permitted if the above criteria are satisfied.
Within functional floodplains identified by the Environment Agency as being at high risk from flooding, built development and conversions will not be permitted except essential transport and utilities infrastructure that has to be sited there.
CONTAMINATED LAND
4.132 4.131 It is consistent with the principles of sustainable development to bring derelict and contaminated land into new uses. Such recycling provides an opportunity to deal with the threats imposed by contamination to health and the environment, bring land back into beneficial use and minimise pressures on greenfield sites. Accordingly, the Borough Council will encourage the redevelopment of contaminated sites, provided that the site can be rendered fit for the purpose proposed.
4.133 4.132 The extent and nature of land contamination is a legacy of an area’s industrial and urban development. Consequently, the Borough’s largely rural character and the scarcity of heavy industry means that levels of contamination are likely to be low. However, there are a variety of sites where contamination may be present including redundant gas and sewage works, railway land, landfill sites, waste handling sites, former garage and petrol stations.
4.134 4.133 Sites could pose contamination problems if redeveloped unless adequate care is taken. The Council has produced a Contaminated Land Strategy (2001) to illustrate the approach that will be adopted to identify contaminated land that is posing an unacceptable risk to human health or the wider environment, and to secure remediation of that land. Where a site may contain contaminants, it is the responsibility of the applicant, in consultation with the Environment Agency and the Borough Council’s Environmental Protection team, to investigate the extent and nature of the contamination, and the extent to which the risks to health and the environment can be reduced by remedial measures. In assessing the need for remedial works, the Local Planning Authority will have regard to the intended future use of the site. If remedial measures prove necessary, the Local Planning Authority will consider attaching conditions to the permission specifying the necessary measures to be carried out prior to the commencement of development. Wherever possible, contamination should be treated on-site. Any permission for development will require that the remedial measures agreed with the authority must be completed as the first step in the carrying out of the development.
POLICY EN19 POLICY EN18
Development will only be permitted on, or adjoining, land likely to have been contaminated by a previous use where practicable and effective measures would be taken to treat, contain or remove any contamination.
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RENEWABLE ENERGY
4.135 4.134 The production of energy from renewable sources, such as wind, can make an important contribution towards reducing emissions of greenhouse gases, such as carbon dioxide. The approved Kent Structure Plan contains a policy which lends support to the development of sources of renewable energy, in appropriate locations, within the County. Whilst there is no history of such applications having been received within the Plan area, POLICIES EN1 and EN24 EN25 will apply to any such proposals which may come forward during the Plan period.
TELECOMMUNICATION EQUIPMENT
4.136 4.135 Modern telecommunications are an essential and beneficial element in the life of local communities and the national economy. New technology in this field is spreading rapidly to meet demand for better communications for businesses, homes and public services, which in turn have implications for land use. Within the Plan area there has been a growth in the development of new masts, antennae and radio stations, which are collectively known as base stations. Government guidance on telecommunications is contained in PPG8.
4.137 4.136 Mobile telecommunication systems are dependent upon radiowave signals travelling between fixed transmitter base stations and handsets. Each base station covers a specific area or cell. The area covered depends on the type of cell. These range in size and power output from picocells, which cover small areas sometimes within specific buildings, microcells, which are used to infill and improve coverage of a main network, especially where the volume of calls is high, through to macrocells. With the development of internet compatible handsets, such as Wireless Application Protocol (WAP) handsets, and the latest “3G” Third Generation Mobile handsets (also known as UMTS or Universal Mobile Telecommunications Systems), it is estimated that the number of cells will need to be increased, although this is likely to be mainly microcells and picocells. This is because of the need for greater clarity of signal when processing the complex digital information that can be received by internet handsets.
4.138 4.137 Mobile telecommunication systems operators currently enjoy wide-ranging permitted development rights. This means that many types of mast and base station fall outside the scope of full planning control. However, a determination from the Local Planning Authority of whether prior approval will be required for the siting and design of masts and other equipment under 15 metres in height is necessary in most cases. Governing bodies must be consulted on all proposals to site masts on or near schools and colleges.
4.139 4.138 There is a need to balance the requirements of the telecommunications industry with the protection of the environment. For this reason, the Local Planning Authority will require technical information on how any free-standing proposal for network telecommunications is linked to the specific network (including any related mast proposals) and justification for siting including reasons why the location of development is essential in terms of network coverage. The Local Planning Authority will expect applicants for all masts to demonstrate that they have explored the possibility of erecting antennae on an existing building, mast or structure, and that the option of roaming between networks has been considered.
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4.140 4.139 Siting and design concerns will centre particularly on the impact of a mast and any ancillary development, especially in the High Weald Area of Outstanding Natural Beauty, other area of landscape character sensitive to the introduction of such structures, or a conservation area. Its design, height and mass together with the scope for landscaping and screening will be important considerations. POLICY EN1 will be applied to all proposals, and POLICY EN24 EN25 will apply to all proposals outside the defined Limits to Built Development.
4.141 4.140 The perceived impact on health from the use of mobile handsets and the siting of base stations has become an issue of public concern. Existing mobile telecommunication systems, including base stations and handsets, transmit and receive signals using electromagnetic waves. Electromagnetic waves occur naturally, such as the earth’s magnetic field which causes compass needles to point north. They also arise from a large number of man-made sources including, for example, domestic wiring and appliances, visual display units, electricity power lines, security systems, and electric trains. Electromagnetic waves are measured in hertz. Those between 30 KHz and 300 GHz are widely used for radio, television and telecommunications and comprise the radiofrequency (RF) band. Telecommunication systems currently operate between 900 and 2200 Mhz within the RF band.
4.142 4.141 Mobile handsets and base stations generate electromagnetic waves within the RF band. The distance of a person from either dictates the level of exposure. Consequently, the exposure from a mobile handset is greater, in the order of 50 to 100 times, than that from a base station because a handset is held next to the head.
4.143 4.142 The Stewart Independent Expert Group on Mobile ‘Phones (The Stewart Report, 2000) has examined the best available information on potential health impacts and concluded that “the balance of evidence indicates that there is no general risk to the health of people living near to base stations on the basis that exposures [to RFs] are expected to be small fractions of guidelines [International Commission on Non-Ionizing Radiation Protection guidelines 1998 and National Radiological Protection Board Guidelines 1993].” The Stewart Report does recognise, however, that indirect adverse effects on wellbeing can result from the insensitive siting of such apparatus. This is because of the wide ranging permitted development rights that mobile telecommunication systems operators currently enjoy, and the limited public consultation and involvement required for operators to erect many types of base station and associated equipment. It endorses the adoption of the “precautionary approach” relating to the future consideration of such developments which, in essence, requires that before accepting a new development there should be positive evidence that any risks from it are acceptably low, and not simply an absence of convincing evidence that risks are unacceptably high. RF emissions are currently recognised as the principal measurable output from telecommunications equipment, and maximum exposure limits are set by the National Radiological Protection Board and the International Commission on Non- Ionizing Radiation Protection.
4.144 4.143 In addition to environmental considerations relating to siting and appearance, the Local Planning Authority will expect all applicants to demonstrate that RF emissions are within the latest guidelines set by the National Radiological Protection Board and the International Commission on Non-Ionizing Radiation Protection. In addition, details will be required relating to the spread and direction of the beams of greatest RF intensity emanating from all new telecommunication base stations.
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POLICY EN20 POLICY EN19
Proposals for the siting of telecommunications equipment will only be permitted if all of the following criteria are satisfied:
1 Radiofrequency emissions would be within the latest established guidelines set out by the National Radiological Protection Board and the International Commission on Non-Ionizing Radiation Protection;
2 There is no practicable possibility of erecting antennae on an existing building, mast or other structure where this would represent the optimum environmental solution;
3 The location of the development is essential in terms of network coverage;
4 The development would be as unobtrusively sited and well screened by landscaping as is technically feasible; and
5 The materials, colour and design of the development would minimise its visual impact subject to technical and operational considerations.
The Environment Within the Limits to Built Development
LANDSCAPE WITHIN THE BUILT ENVIRONMENT
4.145 4.144 Government guidance in PPG3 (Annex C) states that the definition of previously- developed land excludes open spaces within the built up areas which have not been previously developed shall be regarded as greenfield sites. These include parks, recreation grounds, allotments and other areas which have remained undeveloped. They also include sites where the remains of any former structure or activity have blended into the landscape so that the space can be reasonably considered as part of the natural surroundings.
4.146 4.145 One of the aims of this Plan is to focus development towards existing urban areas and other settlements where there are opportunities to develop. However, the spaces between areas of development can be of great importance in creating the character and identity of a place. The loss of these spaces can be important to both the character and amenity value of the immediate locality and also, because of the effect of topography, may affect the appearance and character of the town or village as a whole. Furthermore, these spaces can form part of a green network of habitats used by local populations of birds, plants and animals. If uncontrolled, changes to open spaces between areas of development can irrevocably change the special character of a place.
4.147 4.146 The quality and dominance of the landscape is an essential part of the character of the built environment within the Borough. The landscape is made up of large numbers of areas which possess different characteristics: from the largely open areas such as village greens, parks, recreation and school grounds, and allotments, to the more enclosed tree belts and copses. Urban landscape performs a variety of overlapping
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functions. It contributes to the character of conservation areas. It provides visual amenity to, for example, residential areas or along approach routes to the centre of the town or village. It can also provide a variety of important habitats for wildlife, which is especially important within the built up area. The conservation importance of these habitats lies as much in the opportunities they provide for people to have a close contact with wildlife as in the protection of scarce species.
4.148 4.147 The undulating topography of the Plan area and the ridgeline location of many of the settlements further elevates landscape features to a strategic importance. The topography permits views directly into, and from, the countryside, visually linking town and country. Intervening urban development is concealed by trees or other vegetation or by the shape of the land. Together the landscape and topography contribute significantly to the character of towns and villages.
4.149 4.148 The Local Planning Authority has carried out detailed surveys of those places which contribute to the character and appearance of the built up areas. By definition, these are areas which are visible from public places. Although surveys were concentrated on identifying the most significant sites for specific protection, this does not diminish the contribution that other, smaller or more private sites can make to the character of an area, the setting of a building, or the nature conservation interest of a locality. Appraisals of conservation areas have identified such spaces in relation to the contribution they make to the special character of the conservation area.
4.150 4.149 Landscape areas within the built environment have been sub-divided into two principal categories which exhibit different characteristics, although some exhibit a mixture:
1. Areas of Important Open Space. These are essentially open in character; and
2. Areas of Landscape Importance. These contain a large degree of tree or vegetation cover.
4.151 4.150 Given the value of landscape within the built environment, the emphasis on protecting greenfield sites and the continued availability of brownfield sites for development, development proposals will not be permitted on an Area of Important Open Space and Area of Landscape Importance which is excluded from the definition of previously- developed land classified as a greenfield site (using the definition in PPG3 Annex C).
4.152 4.151 Areas of Important Open Space and Landscape Importance which are not classified as greenfield sites also make an important contribution to the built up area and development will only be acceptable where it would not cause any significant harm to the appearance or character of the designated site.
4.153 4.152 Both Areas of Important Open Space and Areas of Landscape Importance are defined on the Proposals Map. Where these areas extend beyond the built up area they are protected by POLICIES EN1 and EN24.EN25.
AREAS OF IMPORTANT OPEN SPACE
4.154 4.153 An open space may be important visually for a number of sometimes overlapping reasons, which are outlined below:
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(i) Open Spaces of Historic Importance The open spaces within conservation areas are frequently of historic importance. The built up areas of all settlements within the Borough are distinguished by the relationship of buildings to the greenery of the commons, parks, greens and other open spaces. The disposition, density and outline of buildings in relation to the surrounding spaces is essential in creating their special character. The open spaces within the Borough’s conservation areas take many different forms:
• common land;
• the town park at the Calverley Grounds, Royal Tunbridge Wells;
• The Grove, Royal Tunbridge Wells (retained as a grove by the 1703 deed);
• the parkland character of Arcadian developments at Camden Park, Calverley Park, Hungershall Park and Nevill Park, Royal Tunbridge Wells;
• village greens at Benenden, Goudhurst, Groombridge, The Moor (Hawkhurst), Horsmonden, Langton Green, Matfield, Pembury and Sandhurst;
• the setting of principal landmark buildings such as those at Benenden (St George’s Church), Bidborough (St Lawrence’s Church), Cranbrook (St Dunstan’s Church), Frittenden (St Mary’s Church), Goudhurst (St Mary’s Church), Hawkhurst (All Saints’ and St Lawrence’s Churches), Pembury (Upper Church of St Peter) and Speldhurst (St Mary’s Church); and
• within plot curtilages defining an historic building line and acting as part of the setting of the adjoining buildings as at Rye Road, Hawkhurst and Church Road, Kilndown.
(ii) Open Space of Local Visual Amenity Value A number of open spaces within the built up area provide important visual amenity for the locality and can include village greens, parks, recreation grounds and allotments, together with smaller pockets of locally important amenity spaces.
(iii) Open Spaces of Strategic Importance Certain open spaces, because of their location and openness, allow longer distance views of the towns or villages. Similarly, because of a combination of location and topography an open space may have a strategic importance in creating a perception of a town or village.
POLICY EN21 POLICY EN20
Proposals for development on an Area of Important Open Space classified as a greenfield site will not be permitted.
Proposals for development on an Area of Important Open Space classified as previously-developed land will only be permitted where no significant harm would be caused to the appearance or open character of the designated area and the development would not materially detract from the contribution which that area makes to the locality.
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AREAS OF LANDSCAPE IMPORTANCE
4.155 4.154 Where spaces within a built up area have a large degree of tree or vegetation cover they are particularly important for their visual amenity value and the contribution they make to local character.
4.156 4.155 It is important to remember that in order to maintain the value of the site over time it will require regeneration and renewal in the form of suitable management and replanting. In determining development proposals, the Local Planning Authority will have regard to the impact on the existing landscape. Where development would be acceptable, the Local Planning Authority will seek to secure, by condition or agreement, sufficient space for, and appropriate management of, the landscape in order to secure the future and continued regeneration of the site.
4.157 4.156 Areas of Landscape Importance have value for a number of sometimes overlapping reasons:
(i) Landscape of Historic Importance All towns and villages within the Borough contain important tree groups which contribute to the character of conservation areas.
Other smaller groups or individual trees may contribute significantly to the character of conservation areas, for example by providing enclosure to spaces, enhancing the setting of a building or group of buildings, or providing a landmark feature of individual value.
Dense tree and shrub cover in mature private gardens also contribute to the character of conservation areas within the Plan area.
(ii) Neighbourhood Edges The evolution of Royal Tunbridge Wells is characterised by the growth of a number of separate villages which have gradually converged. However, it is a feature of both the historic and more recent developments of the town and other settlements such as Brenchley, Cranbrook, Hawkhurst, Horsmonden and Lamberhurst where individual areas are segregated from one another by mature tree and shrub belts. The dense vegetation and tree belts form a strong visual barrier between areas. Such tree belts form Neighbourhood Edges which are not only important in understanding the historic evolution of the town or village but also add to the overall tree cover.
(iii) Landscaped Skylines Almost all of the settlements and their approaches are situated on prominent ridgelines. Within Royal Tunbridge Wells the undulating topography creates a series of minor ridges between the principal ridgelines. Such ridges and other areas of high ground gain strategic importance as they may be viewed from outside and within the settlements. Proposals which would break the treeline or skyline will not be acceptable. A strong landscape element will be required for new development proposals on, or close to, important ridgelines dominated by tree cover.
(iv) Strategic Significance Even when not located on high ground or ridgelines, many vegetated areas have significance to the wider landscape setting and character of the town or village and may be viewed from a wide area. In addition, many provide natural habitats for a variety of flora and fauna which can be of strategic significance in terms of providing a network of various habitats.
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It is important to remember that in order to maintain the value of the site over time it will require regeneration and renewal in the form of suitable management and replanting. In determining development proposals the Local Planning Authority will seek to secure, by condition or agreement, sufficient space for, and appropriate management to, the important features of the site to ensure its continued regeneration.
POLICY EN22 POLICY EN21
Proposals for development on an Area of Landscape Importance classified as a greenfield site will not be permitted.
Proposals for development on an Area of Landscape Importance classified as previously-developed land will only be permitted where no significant harm would be caused to the appearance or landscape character of the designated area and the development would not materially detract from the contribution which that area makes to the locality.
IMPORTANT LANDSCAPE APPROACHES
4.158 4.157 One of the attractive environmental features of the Borough is the character and high visual quality of the approach routes outside and within the built up areas. Where these important approaches extend beyond the built up areas they are protected by POLICIES EN1 and EN24. EN25.
4.159 4.158 Fourteen predominantly landscaped approaches have been identified in Royal Tunbridge Wells, Southborough, Cranbrook, Benenden, Brenchley, Hawkhurst, Pembury and Speldhurst and are defined on the Proposals Map. The designated approaches are lined principally by mature hedges and native trees which partly conceal built development. They give the impression of the countryside extending well into the built up area. The first view of any town or village is important in forming an impression, particularly for visitors and tourists. Indeed, three of the approaches are on signed tourist routes. Consequently it is considered desirable to retain and enhance the character of these approaches.
4.160 4.159 Development, including a high solid fence, a new access and visibility splays, or the introduction of a dominant new building, would be likely to detract from the approaches identified. The principal discordant feature along many approaches is the presence of close boarded fencing which detracts from the soft landscape appearance by enclosing the road with a hard edge and by obscuring views of the vegetation.
POLICY EN23 POLICY EN22
Proposals for development affecting the important landscape approaches to settlements, as defined on the Proposals Map, will only be permitted where no significant harm would be caused to the appearance and character of the approaches and the development would not materially detract from the contribution which that approach makes to the locality.
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ARCADIAN AREAS
4.161 4.160 Certain parts of the Borough exhibit strong Arcadian characteristics where landscaping is the dominant visual element. In such areas there is a large proportion of trees, often specimen trees and exotic species, and most boundaries, including road frontages, are formed by dense hedges and trees. Accesses to the properties are normally narrow and do not expose views of the principal building. Car parking is generally low key and well screened.
4.162 4.161 These areas are characterised by very low site coverage of buildings. Buildings are of a large domestic scale, generally two storeys in height and set well apart with significant, usually landscaped gaps between. Principal buildings are frequently some distance back from front and rear boundaries and many areas are also characterised by uniform front and rear building lines. Plot layout is often along a gently curved road which lacks formal kerbs. With the exception of Broadwater Down, buildings overlook open space.
4.163 4.162 Notwithstanding the Local Plan’s overall aim of maximising the development potential of previously-used sites, the character of Arcadian Areas is of such historic and architectural importance that it is worthy of very careful conservation. The Local Planning Authority will expect all development proposals to respect the general features described where they are characteristic of the particular Arcadian Area. Low site coverage by built development should be retained as part of any proposal. Sub-division of plots which would result in a significant increase above the existing density of the Arcadian Area will be refused.
4.164 4.163 In addition to the considerable visual amenity that Arcadian Areas possess they can also be valuable as habitats for many species of birds, animals and plants. Larger gardens, belts of landscaping, and the canopies of trees provide green networks, allowing species to move through, and colonise, built up areas. Even relatively ordinary urban habitats can facilitate more complex species over time. Consistent with POLICY EN1, the Local Planning Authority will take into account the potential ecological value of Arcadian Areas when assessing proposals for development.
Royal Tunbridge Wells
4.165 4.164 Royal Tunbridge Wells is characterised by a particular type of Arcadian development which extends the landscaped areas of the Common into residential locations. These Arcadian Areas contribute to the overall views and character of the town, and contrast to the higher densities of other parts of the town.
4.166 4.165 In the 1830s Decimus Burton laid out a heavily landscaped, low density development around the central part of Calverley Park which set the pattern for much of the later development of Royal Tunbridge Wells. Subsequent park developments built from the late nineteenth century exhibit a different character: a relatively higher density development with narrow gaps between properties, shallower front gardens and fenced or walled boundaries.
4.167 4.166 Four of the earlier so-called park developments in Royal Tunbridge Wells exhibit similar characteristics and possess a homogeneity of historic and architectural character which should be protected. These areas are listed below and defined on the Proposals Map:
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• Calverley Park; • Camden Park; • Hungershall Park and Nevill Park; and • Broadwater Down.
Villages
4.168 4.167 The areas surrounding parts of the village greens at Benenden and Matfield are characterised by a particular type of Arcadian development described above. They contribute strongly to the overall character of the villages in contrast to the more densely developed parts and are defined on the Proposals Map.
POLICY EN24 POLICY EN23
Proposals for development which would affect the character or appearance of an Arcadian Area, as defined on the Proposals Map, will only be permitted if all of the following criteria are satisfied:
1 The proposal would result in a low density of development where building heights, site coverage, distance from site boundaries, and front and rear building lines respect the predominant characteristics of the area;
2 Landscaping would dominate within the site and along boundaries;
3 Access widths would be narrow; and
4 Buildings and parking would be well concealed in views from public places.
The Rural Landscape of the Borough The Environment Outside the Defined Limits to Built Development
4.169 4.168 The rural landscape of the Borough is of a varied, and generally, high quality. It includes attractive small towns and villages, many of which are washed over by the Area of Outstanding Natural Beauty and the Special Landscape Areas. The varied character and attractive appearance of the countryside is one the Borough’s principal assets and its protection will be an important consideration during the assessment of all development proposals outside the defined Limits to Built Development. Proposals should be capable of being easily assimilated without detracting from the features which contribute to the character of the locality. Such features have a vital role in defining the character of the countryside, providing highly visible evidence of the historical evolution of the landscape.
4.170 4.169 The planning strategy aims to focus most development towards the urban area of Royal Tunbridge Wells and Southborough established towns and villages within the Borough thereby maintaining the rural character of the countryside and contributing to more sustainable patterns of development. Government advice and separate Local Plan policies deal with the appropriateness of development within the Metropolitan Green Belt and outside the Limits to Built Development. Where development proposals are put
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forward outside the Limits to Built Development they will be assessed against POLICY EN1 and POLICY EN25.
POLICY EN25 POLICY EN24
All proposals for development affecting the rural landscape outside the Limits to Built Development, as defined on the Proposals Map, will be required to satisfy all of the following criteria:
1 Within the High Weald Area of Outstanding Natural Beauty, development proposals will only be permitted if they would conserve or enhance the natural beauty and special character of the landscape. Major developments will not be permitted unless they are demonstrated to be in the public interest;except in cases where a proven national interest and lack of alternative site can be demonstrated;
2 Within the High and Low Weald Special Landscape Areas, but outside the Area of Outstanding Natural Beauty, development proposals will only be permitted where they would cause no significant harm to the important landscape character of the area;
Outside the Limits to Built Development, as defined on the Proposals Map, all proposals for development affecting the rural landscape will be required to satisfy all of the following criteria:
3 Outside the High Weald Area of Outstanding Natural Beauty, and the High and Low Weald Special Landscape Areas, development proposals will only be permitted where they would have a minimal impact on the rural character of the locality;
4 The development proposal would have no detrimental impact on the landscape setting of settlements;
5 The development proposal would not result in unsympathetic change to the character of a rural lane which is of landscape, amenity, nature conservation, or historic or archaeological importance;
6 The development proposal would not result in the permanent loss of the best and most versatile agricultural land, defined as land within agricultural Grades 1, 2 or 3a;
7 6 Where built development is proposed, there would be no existing building or structure suitable for conversion or re-use to provide the required facilities. Any new buildings should, where practicable, be located adjacent to existing buildings or be well screened by existing vegetation; and
8 7 Where an extension or alteration to an existing building is proposed, it would respect local building styles and materials, have no significant adverse impact on the form, appearance or setting of the building, and would respect the architectural and historic integrity of any adjoining building or group of buildings of which it forms part.
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Notes for Guidance on the Implementation of POLICY EN24 EN25
Landscape Protection
4.171 4.170 The Local Plan covers an area of attractive and largely unspoilt countryside which forms part of the Kentish Weald. This is the name given to the extensive and varied area of countryside situated between the North and South Downs, which also extends across parts of Surrey and Sussex.
4.172 4.171 The Weald landscape is based upon an ancient geological anticline, the chalk cover of which has been eroded to reveal older sandstone intermingled with soft clays underneath. The resulting landscape consists of a series of ridges and river valleys which provide the setting for the various settlements within the Plan area, many of which are located on prominent ridges or, like Royal Tunbridge Wells, spread into adjacent valleys. This is known as the High Weald. A number of broad, low-lying clay vales, such as the Upper Medway Valley, extend around the edges of the High Weald. Paddock Wood, Five Oak Green and Frittenden are situated in this area which is known as the Low Weald.
4.173 4.172 The Borough has a diverse and distinctive landscape formed by a patchwork of agriculture, woodland, heathland and rural settlement superimposed upon a landform of rolling plateaux incised by thin ghyll valleys and wide river valley floodplains. It is predominantly a rural agricultural landscape of grazed pastures and arable fields, highlighted with broad belts of orchards and hop gardens, set within a framework of extensive woodlands. The landscape presents a peaceful and tranquil character, often with a sense of remoteness, which belies its location in the populous South East of England. The strong wooded framework is provided by the upland blankets of coniferous plantation, thin ghyll woodlands nestled in the valleys and woodland shaw boundaries that knit the various agricultural landscapes together. Settlement and built character provide a further layer of interest with a locally distinct vernacular style including brick, tiled, weatherboarded, half timbered and sandstone buildings. In the High Weald these form traditional ridgetop settlements with commanding views of the countryside. There are also farmsteads and isolated rural dwellings, including characteristic Wealden hall houses and visually distinctive clusters of oasts.
4.174 4.173 A study of the key components which contribute to local landscape character within the Borough has been undertaken (Landscape Character Area Assessment, 2001). It divides the Borough into the six broad character types set out below. These are sub- divided into a total of 19 separate local character areas each with distinct, identifiable characteristics. The Local Planning Authority has published Supplementary Planning Guidance covering the local landscape character of the Borough.
Fruit Belt:
1) Matfield/Brenchley; 2) Horsmonden; 3) Goudhurst; 4) Cranbrook An intensively managed and cultivated series of landscapes comprising four local character areas. Intensive orchard plantations extend across sandstone plateaux, rolling slopes and ridges which in turn are intersected in parts by intricate wooded ghyll valleys and sunken lanes with woodland verges. The undulating high ridge around Goudhurst has a more intricate, rural landscape comprising smaller orchards, hop gardens and fields open to long views.
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Wooded Farmland:
5) Speldhurst sandstone ridges; 6) Benenden; 7) Sissinghurst; 8) Bayham; 9) Asserts/Groombridge & Penshurst; 10) Kilndown; 11) Hawkhurst This is an extremely complex and varied type of landscape comprising seven local character areas. Topographically distinct high ridges with weathered sandstone outcrops are intersected by ravine woodland, beech and holly hedges and sunken lanes. These contrast with unimproved pasture and areas of common land. Other characteristics include rolling upland areas, incised by valleys, with small settlements and pastures hidden within a framework of deciduous, ghyll and shaw woodlands. Dense, secluded belts of woodland around Bayham contrast with the farmland, mixed woodland, orchards and hopfields around Sissinghurst, enclosed by undulating hills affording occasional longer views of the Low Weald.
Low Weald Farmland:
12) Frittenden Pastures; 13) Paddock Wood/Five Oak Green Flat or gently undulating small-scale lowland clay vale landscape. Mixture of permanent pasture with some larger arable fields studded with small ponds and water ditches set within a framework of mature trees and derelict hedgerows. Around Paddock Wood the agricultural landscape opens with extensive arable fields, local areas of hops and dwarf fruit orchards.
Forested Plateau:
14) Pembury; 15) Bedgebury Comprehensive forest cover comprising semi-natural woodlands, coniferous plantations, especially around Bedgebury and managed sweet chestnut coppice. The woodland mosaic at Pembury surrounds an extensive area of recreated lowland heathland, whilst the almost impenetrable nature of Bedgebury lends the area a remote, even exposed character.
River Valleys:
16) Rother Valley; 17) Medway Valley; 18) Teise Valley The Medway and Rother are wide, flat and open lowland river valleys. Long-range views are afforded across the river plains which are given over to predominantly arable fields interspersed with pasture, occasional scattered trees and copses. Crossed by a network of water and reed-filled drainage ditches providing pattern and diversity at the microscale. The Teise valley is narrower and comprises a landscape of arable and hop fields set against a backdrop of small copses, tall hedges and occasional bankside vegetation.
Urban Fringe Farmland: Open Farmland:
19) Bayhall Open, intensively managed arable landscape extending along a high ridge at Bayhall east of Royal Tunbridge Wells.
High Weald Area of Outstanding Natural Beauty
4.175 4.174 A major part of the landscape character areas fall within the High Weald Area of Outstanding Natural Beauty, which was designated by the Secretary of State for the Environment in October 1983. This gives national recognition to the importance of the landscape character of the area. The status of Areas of Outstanding Natural Beauty (AONBs) is equivalent to that of the National Parks and together they share the highest level of protection in relation to landscape and scenic beauty. The primary purpose of
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designation is to conserve and enhance the natural beauty of the area for its own sake. Applications for major development within the AONB should include an assessment of: the need for the development, in terms of national considerations, and the impact of permitting it or refusing it upon the local economy; the cost of, and scope for, developing elsewhere outside the area or meeting the need for it in some other way; and any detrimental effect on the environment and the landscape and the extent to which that should be moderated.
4.176 4.175 A Statement of Intent has been published by the constituent authorities affected by the designation setting out strategic aims and expressions of intent with regard to the management of the area, such as undertaking new tree planting and woodland management, improving natural habitats and facilitating public access to uncultivated land. A Management Plan has been published by the High Weald Area of Outstanding Natural Beauty Joint Advisory Committee, made up of the constituent authorities within the Area of Outstanding Natural Beauty including the Borough Council, setting out long- term objectives for the area. The Borough Council, in association with Kent County Council and the Countryside Agency, has set up the High Weald Countryside Management Project to directly assist in achieving the management objectives within the Borough.
4.177 4.176 The boundary of the Area of Outstanding Natural Beauty is defined on the Proposals Map. As a statutory designation it cannot be amended by the Borough Council. The Countryside Agency has indicated that no comprehensive reviews of the boundary are currently planned.
Special Landscape Areas
4.178 4.177 The High and Low Weald Special Landscape Areas are strategically important landscape character areas identified within the approved Kent Structure Plan. The boundaries, which partly overlap the High Weald Area of Outstanding Natural Beauty, are defined on the Proposals Map. Special Landscape Areas (SLAs) are largely unspoilt areas of countryside which, because of their high scenic quality and distinctive local character, have county-wide importance. Within the SLAs, priority is given to the conservation, enhancement and long-term protection of the landscape over other planning considerations.
Landscape Setting of the Towns and Villages
4.179 4.178 The landscape setting of the towns and villages is an important feature of the Plan area. Many of the settlements are situated on ridgelines and are particularly prominent when viewed from the countryside. However, because of the topography, other settlements on lower land may also be viewed from higher areas of the attractive countryside. Typical of the High Weald, many parts of the built up areas are swathed in woodland which often forms a dense screen of vegetation between the settlement and the countryside. In other cases, substantial private gardens abut the countryside and any development in such areas would normally be out of character with the setting of the town or village.
4.180 4.179 Consistent with Regional Planning Guidance (RPG 9), the conservation of the setting of the towns and villages of the Plan area will be pursued through the protection of landscape features which contribute to their setting. This has been taken into account during the selection of sites for new development and in any landscape requirements where development is proposed. In addition, encouragement is given to the provision of new structural landscaping at the edge of the built up areas (POLICY EN1).
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Rural Lanes
4.181 4.180 The Borough possesses a rich heritage of attractive lanes which contribute significantly to the distinctive character of the countryside whilst also providing wildlife habitats.
4.182 4.181 Reference should be made to the Borough Council’s adopted Supplementary Planning Guidance: ‘Rural Lanes’.
Conversion of Rural Buildings and Extension of Existing Buildings
4.185 4.182 Government guidance indicates that the re-use and adaptation of existing rural buildings has an important role in meeting specific development needs in rural areas. Where appropriate, the Local Planning Authority will consider the re-use of suitable existing buildings within the countryside, in preference to the construction of new buildings, and has adopted Supplementary Planning Guidance on the Re-use of Rural Buildings. Supplementary Planning Guidance is also available on the alteration and extension of buildings.
AGRICULTURAL LAND
4.183 Government guidance on the countryside and rural economy advises that it is national policy to protect greenfield sites, including the best and most versatile agricultural land, from irreversible development and to protect the countryside for its own sake. As the present character of the countryside has largely been shaped by agriculture, horticulture and forestry, it is necessary to ensure that controls are exercised to safeguard such activities.
4.184 Although the agricultural land within the Borough is generally not of the highest quality, being predominantly Grade 3, as classed by the Department for Environment, Food and Rural Affairs (DEFRA), Ministry of Agriculture, Fisheries and Food (MAFF), pockets of Grade 2 and 3a land do exist. Farm structure is generally good and parts are intensively cropped. Where development of agricultural land is unavoidable, the Local Planning Authority will apply the advice contained in PPG7 and seek to use areas of poorer quality land in preference to that of a higher quality, except where other sustainability considerations suggest otherwise, when considering development proposals. Consequently, the Local Planning Authority will continue to take agricultural interests into account when considering development proposals.
POLICY EN25
Development proposals that would result in the permanent loss of the best and most versatile agricultural land, defined as land within agricultural Grades 1, 2 or 3a, will not be permitted unless opportunities have been assessed for accommodating the development on previously-developed sites. Where development of the best and most versatile agricultural land is unavoidable, poorer quality land should be used in preference to that of a higher quality, except where there are overriding environmental considerations.
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Implementation
4.186 4.185 The policies and paragraphs in this Chapter will be applied by the Local Planning Authority to encourage and promote a high standard of private and public sector development consistent with the sustainable objectives of this Plan.
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68 Tunbridge Wells Borough Local Plan Review – Second Deposit Copy October 2002 5 Town, Neighbourhood and Village Centres (incorporating Retail Development)
Introduction
5.1 Town, neighbourhood and village centres are an important focus for communities. They provide an essential mix of services and facilities, frequently in locations which are conveniently accessible by a variety of different means, including on foot and public transport. Their viability depends on a range of complementary uses. Other factors are important including the attractiveness of the environment and good overall accessibility.
5.2 Government guidance indicates that a clearly defined hierarchy of centres should remain the focus for many types of development, including retailing, commercial and public offices, entertainment, leisure, hotels, housing and community uses.
5.3 The aim of this Plan is to identify appropriate locations for these types of development within Royal Tunbridge Wells, the Borough’ s other town centres and its neighbourhood and village centres.
5.4 This Chapter first considers the potential demand for town, neighbourhood and village centre uses and the hierarchy of centres within the Borough. It then sets out a sequential approach to the selection of sites for new centre uses. eEach town, neighbourhood and village centre is then considered in turn.
Definitions
5.5 For the purposes of the Local Plan, the term ‘gross floorspace’ is defined as the total floorspace of a shop or shopping complex, measured in external dimensions, whereas ‘net floorspace’ is defined as the area that could be used for the selling of goods, measured in internal dimensions.
5.6 The term ‘convenience’ refers to a range of shops that are regularly used to meet day- to-day needs, for example food shops and newsagents. The term ‘comparison’ refers to a range of shops which cater for special needs, for example footwear and clothes, with ‘bulky comparison’ being DIY, furniture/carpets and larger domestic appliances.
5.7 All reference to retail shops in this Chapter relate to uses within Class A1 of the Town and Country Planning (Use Classes) Order 1987 (as amended). References to Class A2 uses refer to financial and professional services such as banks, building societies and estate agents, Class A3 uses refer to food and drink outlets. Non-retail uses are taken to be those which fall outside of Class A1.
5.8 Leisure and entertainment facilities are defined as those falling within the D2 Use Class, while hotel development falls within Class C1 and office development within the B1 Use Class.
5.9 For the purposes of the Plan, development providing over 500 square metres gross floorspace within the Use Classes A1, A2, A3, B1 and D2 are defined as large-scale. Large-scale hotel development is defined as 10 bedrooms and above, or with a floorspace of 500 square metres or more.
Aims
1. To protect existing centres within the Plan area as the economic and social focal points of communities, maintain and improve their vitality and viability, and enable a compatible mix of uses.
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2. To maintain the retail position of Royal Tunbridge Wells relative to other major retail centres in Kent.
3. To maintain a range of town, neighbourhood and village centre services and shops ensuring that a viable and complementary mix of facilities are available locally.
4. To restrict sporadic, uncoordinated, large-scale development in out-of-centre locations.
Potential Demand for Town, Neighbourhood and Village Centre Uses
5.10 Government guidance indicates that centres should provide a focus for a range of uses including: retailing, professional offices, places to eat and drink, commercial and public offices, entertainment and leisure, hotels, housing and community uses. The anticipated demand for such uses during the Plan period is set out below.
RETAIL (A1 USE)
5.11 The Tunbridge Wells Shopping Study (1999) assessed the level of available retail expenditure within the Borough over the Plan period for both convenience and comparison goods. In addition to defining the quantitative need for new retail development, the study also considered the scope for qualitative improvements which would reinforce the vitality and viability of existing centres within the Borough.
5.12 The study identifies no quantitative need for additional convenience floorspace in the Borough within the Plan period. The Local Plan, however, recognises that limited opportunity exists to make qualitative improvements in the convenience sector to reinforce and enhance the vitality and viability of a number of centres within the Borough and reduce the number and length of journeys by car. In addition, the study identifies substantial scope (some 33,500m² square metres) for additional comparison retail development within the Plan period. Within the total for comparison goods, 13,000m² square metres is was estimated to be required for sale of bulky goods. The need for additional bulky goods floorspace has been satisfied in the Plan period by the retail warehouse development on the former Seeboard site, Longfield Road, Tunbridge Wells.
FINANCIAL AND PROFESSIONAL SERVICES AND PLACES TO EAT AND DRINK (A2 AND A3 USES)
5.13 The Tunbridge Wells Shopping Study (1999) Borough Council Town Centre Cinema Provision Report (2000) shows that there is likely to be incremental change within the financial and professional services sector during the Plan period. However, despite recent growth in the number of food and drink establishments such as cafes, restaurants and pubs, there is still substantial market demand for additional floorspace within Royal Tunbridge Wells.
COMMERCIAL AND PUBLIC OFFICES (B1 USE)
5.14 There is no indication that there will be demand for speculative new offices during the Plan period. Major employers have headquarter offices in Royal Tunbridge Wells and further expansion, or the rationalisation of premises onto one site, could generate demand for additional purpose-built premises.
ENTERTAINMENT AND LEISURE USES (D2 USE)
5.15 There is sufficient unmet demand for a multi-screen further three- to four-screen cinema within Tunbridge Wells town centre to serve the Plan area. In addition, the space occupied by fitness and health clubs may grow.
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HOTELS (C1 USE)
5.16 Further demand is identified in the Tourism Chapter for up to 150 additional hotel bedrooms with conference facilities to serve Royal Tunbridge Wells and a further 20 bedrooms outside of the urban area.
HOUSING (C USE)
5.17 The Housing Chapter indicates that a further 2,900 dwellings are required in the Plan area by 2011.
COMMUNITY USES (D1 USE)
5.18 Demand for a number of new community uses such as primary schools and community halls is signalled in the Community Services Chapter.
Hierarchy of Centres
5.19 Each of the Borough’s centres has a different role and capacity to accommodate new development. Whilst a mix of uses is important within each of the centres, the appropriate scale of development and the preferred land use will vary between them reflecting their relative size, role and environmental capacity to accept development. The hierarchy of centres within the Plan area is listed below.
ROYAL TUNBRIDGE WELLS TOWN CENTRE
5.20 The Royal Tunbridge Wells town centre comprises a Primary Shopping Area beyond which lies a hinterland of adjoining streets within easy walking distance of the defined Primary Shopping Area.
5.21 Royal Tunbridge Wells is the main town centre and also the largest shopping area within the Borough. The range, scale and quality of facilities make it an important sub- regional centre and destination. The Primary Shopping Area serves a dual retail purpose: in terms of convenience goods, it serves a population focused on the town itself, whilst for comparison goods there is a much wider catchment area.
5.22 Financial and professional services, commercial and public offices, together with restaurants, cafes and public houses, are an important component of the mix of uses within, or close to, the Primary Shopping Area. The A3 Uses are complementary to retail, leisure/entertainment and office provision and are of particular importance to the evening economy. A range of entertainment and leisure venues operate from within the Primary Shopping Area or adjoining streets. A number of hotels are situated close to the Primary Shopping Area bringing additional custom to the retail, food and drink, and entertainment outlets.
5.23 The town centre is of special architectural and historic importance and much of the area is designated as a conservation area. Whilst the Borough Council is committed to the conservation and enhancement of the town centre, there are significant opportunities for the renewal of outmoded or unsympathetically designed buildings.
5.24 Royal Tunbridge Wells town centre is well-served by a range of modes of transport, including car, train (served by a central railway station), bus, walking and cycling. Schemes to facilitate access to the town centre and to manage traffic are contained in the Transport and Parking Chapter.
5.25 The status of Royal Tunbridge Wells town centre as a sub-regional centre, the scale, range and quality of inter-connected facilities, the choice of means of transport available
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and the significant opportunities for renewal mean that this is the preferred location within the Borough for large-scale A1 (retail), A2 (financial and professional services), A3 (food and drink), B1 (offices), C1 (hotels) and D2 (leisure and entertainment) Uses. Such uses should preferably be located within the Primary Shopping Area but, if capacity is not available, the uses should be located within an edge-of-centre location, within close and convenient walking distance of it.
OTHER TOWN CENTRES
Southborough
5.26 Southborough town centre offers both retail provision and a range of other complementary facilities which serve the local community, including the Royal Victoria Hall, Southborough Town Council offices and a library. A Primary Shopping Area has been defined. The character of the Primary Shopping Area is one of a small urban centre made up primarily of independent traders, many of them specialist, occupying fairly small units, with a limited number of ancillary uses serving the local community. The Tunbridge Wells Shopping Study (1999) indicates that Southborough is not adequately provided for in terms of convenience shopping and would benefit from new convenience provision to serve local needs. At present, under 10% of convenience retail expenditure available within the Southborough area is spent within the centre. The leakage of expenditure to centres such as Royal Tunbridge Wells and Tonbridge, which have a range of convenience retail supermarkets, detracts from the role of Southborough as a town centre and is unsustainable in terms of the length and number of trips to other centres.
5.27 The refurbishment of the Royal Victoria Hall and the provision of a new primary school are envisaged in POLICY CR7. the Community Services Chapter.
5.28 A large site which abuts the Primary Shopping Area provides the opportunity for new town centre uses.
5.29 POLICY CR7 The Transport and Parking Chapter allocates land for further parking provision within the centre and, in addition, the Transport and Parking Chapter proposes a range of traffic management measures and new transport provision to assist in reducing the impact of traffic, particularly on the A26, in the centre of Southborough. New transport provision will also assist in improving access to the centre by foot and cycle.
5.30 The need to reinforce the centre of Southborough is a major aim of the Planning Strategy during the Plan period. Capacity is available to integrate new uses within the town centre at a site adjoining the Primary Shopping Area. For this reason, new retail, professional offices, food and drink establishments, housing, leisure and entertainment facilities, school and community uses of the appropriate scale should be concentrated within the designated Primary Shopping Area or on the adjoining sites allocated in the Local Plan.
Paddock Wood, Cranbrook and Hawkhurst
5.31 The centres of Paddock Wood, Cranbrook and Hawkhurst serve both the small rural towns and a rural catchment area beyond with a range of shops, pubs, restaurants and cafes, and professional and community services. The majority of shop units are small (less than 100m² square metres gross floorspace) and shopping provision is centrally located in relatively compact clusters. The centres provide a basic range of convenience and durable goods. Paddock Wood and Cranbrook have larger convenience stores, and a new convenience supermarket in Hawkhurst is under construction. although Hawkhurst loses trade to the surrounding areas because it lacks such provision. Each of the small rural towns has a defined Primary Shopping Area.
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5.32 The desire to improve the provision of community facilities in Paddock Wood and Cranbrook is set out in the Community Services Chapter.
5.33 All of the small rural towns are served by public transport: Paddock Wood (train and bus services), Cranbrook (bus services) and Hawkhurst (bus services, including a bus station). Further car parks are allocated at Cranbrook and Hawkhurst to serve expanding retail and other provision. All town centres have benefited from recent environmental enhancement measures. Brownfield sites are available in Paddock Wood, Cranbrook and Hawkhurst to aid the regeneration of these small rural town centres. 5.34 The important role of Paddock Wood, Cranbrook and Hawkhurst as rural centres means that their defined Primary Shopping Areas should be retained and reinforced as locations for retail, professional offices, food and drink establishments, housing and community uses of the appropriate scale.
NEIGHBOURHOOD AND VILLAGE CENTRES
5.35 Neighbourhood and village centres comprise the last level of hierarchy. Neighbourhood centres have been identified within the Limits to Built Development of Royal Tunbridge Wells and Southborough, and village centres apply to villages classified under the approved Kent Structure Plan as RS2 settlements (as listed in the Planning Strategy Chapter).
Neighbourhood Centres
5.36 Neighbourhood centres comprise clusters of a minimum of five community facilities which are all located within a distance of some 400m. Each centre contains community facilities such as a school, shop, public house, community hall, place of worship and recreation facilities.
Village Centres
5.37 Within the built up area of the smaller-scale villages, identified in the Planning Strategy Chapter, under the approved Kent Structure Plan Policy RS2, facilities are often within a reasonable walking distance of each other. However, some community facilities which lie a reasonable distance (approximately 400m) outside the Limits to Built Development are also relatively accessible and play an important part in the local provision of services.
5.38 It is important that such small-scale community facilities located close to the populations they serve, are retained and where feasible enhanced within neighbourhood and village centres. Neighbourhood and village centres are appropriate locations for small-scale shops, professional offices, food and drink establishments, housing and community facilities.
Sequential Approach to Development Proposals
Large-Scale Development of Centre Uses
5.39 In the light of Government guidance, the clear focus for large-scale retail provision and other large-scale uses, (such as hotel and conference facilities, B1 office development, leisure and entertainment facilities, and A2 and A3 uses), should be the identified hierarchy of centres. For the purposes of the Local Plan, and consistent with the adopted Local Plan, large-scale is defined as 500m² square metres gross floorspace or greater. Large-scale hotel development is defined as 10 bedrooms and above, or with a floorspace of 500 square metres or more.
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5.40 The Borough Council recognises the importance of maintaining and enhancing the vitality and viability of the identified hierarchy of centres as the most sustainable locations for development within the Plan area. Allocations are made to meet the identified demand for town centre uses and policies facilitate additional appropriate development which would support the centres. Proposals for additional appropriate large-scale town centre development should not have a detrimental impact on the vitality and viability of the Primary Shopping Areas or prejudice the development of sites allocated in the Local Plan.
POLICY CR1
Proposals for large-scale A1 (retail), A2 (financial and professional services), A3 (food and drink), B1 (offices), C1 (hotel) and D2 (leisure and entertainment) Uses will be permitted on sites within the defined Primary Shopping Areas other than those allocated in the Local Plan, provided both the following criteria are satisfied:
1 The proposal would not have a detrimental impact on the vitality and viability of the defined Primary Shopping Areas; and
2 The proposal would not be likely to prejudice the development of sites allocated in the Local Plan.
5.41 Where new retail schemes and proposals for other large-scale uses, including extensions to existing premises, are proposed in edge-of or out-of-centre locations, they will be required to fully demonstrate that there is a need for the proposal and, if a need has been demonstrated, that the sequential approach to site selection has been followed. all alternative sites, either within or adjoining an existing Primary Shopping Area, have been explored.
5.42 The sequential approach to the identification of sites, and the assessment of proposals, means that the first preference for large-scale development should be Royal Tunbridge Wells Primary Shopping Area; town centre sites in the defined Primary Shopping Areas; followed by edge-of-Primary Shopping Area sites where these would be within easy and convenient walking distance of the defined Area; and, in terms of retail development, would not result in the elongation of the 1.5km linear Area or sporadic development. The second preference would be Southborough, Paddock Wood, Cranbrook and Hawkhurst Primary Shopping Areas, followed by neighbourhood and village centres, and only then out-of-centre sites at the edge of Royal Tunbridge Wells adjacent to the existing out-of-centre retail developments in locations that are accessible by a choice of transport modes, including public transport.
5.43 Government guidance recommends that such uses, which have demonstrated need and satisfied the sequential approach, should be combined with existing out-of-centre developments where improvements to public transport links can be provided. This will maximise access by means other than the car, and increase the opportunity for linked trips combining several purposes. All proposals should comply with POLICIES TP1 or TP2 as appropriate.
5.44 Proposals for large-scale development should not result in the elongation of Royal Tunbridge Wells Primary Shopping Area which already spans a 1.5km linear area, or sporadic development.
5.45 Large-scale proposals that could be located in neighbourhood and village centres in accordance with the sequential approach should be of a scale and form appropriate to the centre.
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5.41 5.46 The growth of out-of-centre development can have a detrimental impact on the range of uses within the existing centres, eroding their attractiveness, particularly for those wishing to combine trips, for example to food and non-food shops, restaurants, banks and other services and entertainment facilities. Proposals for development in such locations will be required to demonstrate that they will not have a detrimental impact on the vitality and viability of the defined Primary Shopping Areas, neighbourhood and village centres.
5.42 Any out-of-centre development proposal for a use normally expected to locate in the identified centres which comes forward over and above the allocations made will be required to demonstrate need and also that the sequential approach to site selection in accordance with POLICY CR1 has been followed. Whilst the provision of bulky goods comparison retail floorspace may exceptionally be acceptable within the Longfield Road area, it is important that such development should not have an adverse impact on the vitality or viability of any of the defined Primary Shopping Areas. It is also important that such provision is clustered at sites adjoining the established comparison retail area, and not scattered, in order to allow for the convenient comparison of goods between stores on foot. Existing and any new retail development at Longfield Road should become better integrated through an improved network of convenient footpath links. Significant improvements to public transport and pedestrian and cycle links will need to be secured as part of all future development.
5.43 Elsewhere, further out-of-centre comparison retail development would be likely to be poorly related to existing retail outlets and facilities, and would not allow for the convenient comparison of goods without multiple trips, and will be resisted.
POLICY CR1 POLICY CR2
Proposals for large-scale A1 (retail), A2 (financial and professional services), A3 (food and drink), B1 (offices), C1 (hotel) and D2 (leisure and entertainment) Uses outside the defined Primary Shopping Areas will be permitted if on sites other than those allocated in the Local Plan provided all of the following criteria are satisfied:
1 It can be demonstrated that there is a need for the development;
2 The proposal would be located in accordance with the sequential approach where first preference is for town centre sites in within the defined Primary Shopping Areas, followed by edge-of-centre sites within a convenient walking distance of the Primary Shopping Area, followed by neighbourhood and village centres and then out-of-centre sites at the edge of Royal Tunbridge Wells adjacent to existing out-of- centre retail development; or, if capacity is not available, on a site within convenient walking distance of this Area or, if capacity is not available, within the defined Southborough, Paddock Wood, Cranbrook or Hawkhurst Primary Shopping Areas or, if capacity is not available, on an out-of-centre site at the edge of Royal Tunbridge Wells;
3 The An A1 (retail) proposal would not result in an elongation of the Royal Tunbridge Wells Primary Shopping Area, or sporadic development;
4 The proposal would not have a detrimental impact on the vitality and
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viability of the defined Primary Shopping Areas, neighbourhood or village centres;
5 The proposal would not be likely to prejudice the development of sites allocated in the Local Plan; and
6 The proposal would provide access by a range of means of transport including walking, cycling and public transport.
Small-Scale Development of Centre Uses
5.44 5.47 Government and regional advice (PPG13 and RPG 9) states that day-to-day facilities which need to be near to their clients in local centres should be located so that they are accessible by walking and cycling. Such facilities would include small-scale local shops, public houses, community halls and surgeries. For the purposes of this Plan, such small-scale uses are defined as less than 500m² square metres (gross floorspace).
5.45 5.48 The Local Planning Authority has identified neighbourhood centres and village centres where clusters of day-to-day facilities already occur and where similar uses should be located.
5.46 5.49 Small-scale proposals for day-to-day facilities would also be appropriate in, or within a convenient walking distance of, the defined Primary Shopping Areas, neighbourhood centres and villages defined as RS2 settlements. Proposals should be compatible with POLICIES H1 (retention of existing housing stock), T2 (retention of existing tourist accommodation in Royal Tunbridge Wells and Southborough), Primary Shopping Area frontage policies as set out in this Chapter, CR14 (retention of neighbourhood centre community facilities) and CS6 (retention of community buildings).
5.47 It is appropriate for the convenience of clients and to minimise trips, that new small- scale uses which need to be close to the populations they serve are grouped with existing provision.
POLICY CR2 POLICY CR3
Proposals for small-scale A1 (retail), A2 (financial and professional services), A3 (food and drink), D1 (community uses) and D2 (leisure and entertainment) Uses will be permitted in Primary Shopping Areas, within defined neighbourhood centres and within villages defined as RS2 settlements provided both the following criteria are satisfied: if:
1 The proposal would not have a detrimental impact on the vitality and viability of the defined Primary Shopping Areas, neighbourhood or village centres; and
2 The proposal would not be likely to prejudice the development of sites allocated in the Local Plan.
1 The proposal would be located in, or within a convenient walking distance of, Royal Tunbridge Wells, Southborough, Paddock Wood, Cranbrook or Hawkhurst Primary Shopping Areas; within the defined
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neighbourhood centres or within, or abutting, villages defined as RS2 settlements; or
2 Where no sites or buildings are available in these locations, the proposal would be located close to the population it serves.
5.50 There has been a trend to locate small-scale proposals at the upper end of the threshold outside existing centres, for example small convenience supermarkets within petrol filling stations. Such proposals, whilst not large in scale, are not likely to be in the most sustainable locations and could potentially threaten the health of established centres. These centres are the most appropriate locations to concentrate a range of services, and allocations for mixed use development has been made in this Plan. Consequently, small-scale proposals which are outside the defined Primary Shopping Areas, neighbourhood centres and village centres defined as RS2 settlements should demonstrate that they would not have a detrimental impact on existing centres, would not prejudice allocated sites in the Local Plan and would be accessible by a range of means of transport.
POLICY CR4
Proposals for small-scale A1 (retail), A2 (financial and professional services), A3 (food and drink), D1 (community uses) and D2 (leisure and entertainment) Uses outside the defined Primary Shopping Areas, neighbourhood centres and villages defined as RS2 settlements will only be permitted if all of the following criteria are satisfied:
1 The proposal would not have a detrimental impact on the vitality and viability of the defined Primary Shopping Areas, neighbourhood or village centres;
2 The proposal would not be likely to prejudice the development of sites allocated in the Local Plan; and
3 The proposal would provide access by a range of means of transport including walking, cycling and public transport.
5.48 5.51 The appropriate location for small-scale B1 offices and C1 hotels is set out in the Economic Development and Tourism Chapters respectively.
Royal Tunbridge Wells Town Centre
MIXED USE PROVISION
Convenience Retailing
5.49 5.52 No quantitative need has been identified for additional convenience retailing over and above that already offered by the town centre. The town is served by two existing supermarkets and other smaller retailers within the Primary Shopping Area.
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5.50 5.53 Outside the Primary Shopping Area, existing and proposed convenience floorspace is distributed in different sectors of the town. To the south, a large supermarket located at West Station performs an out-of-centre function attracting customers from Royal Tunbridge Wells and the surrounding area. To the north there is further convenience retailing at Southborough, with an additional allocation made under POLICY CR6CR7. To the east of the town, at Pembury, a convenience supermarket operates at a scale to serve the needs of Pembury and the eastern sector of Royal Tunbridge Wells.
5.51 5.54 Given the range and location of convenience retail provision within and around the town centre it is considered that, other than to the north of the town, there are no qualitative gaps in provision.
Comparison Retailing
5.52 5.55 There is just over 96,600 square metres of retail floorspace available within the town centre of which 82% is devoted to comparison goods. The town has a large catchment area with a wide variety of goods on offer, including clothing, furniture, electrical goods and specialist shops such as antiques. The completion of Royal Victoria Place in 1992, providing 27,950 square metres of additional retail floorspace, strengthened the town’s position and confirmed the importance of the centre.
5.53 5.56 Substantial quantitative need has been identified for additional comparison retail floorspace within Royal Tunbridge Wells. Changes of use, refurbishment, redevelopment and extensions to existing buildings within the Primary Shopping Area will provide opportunities to meet some of the need whilst continuing to reinforce the role and position of the town centre. Specific provision for new retail floorspace is made through allocations in the vicinity of the Royal Victoria Place Shopping Centre, and at the cinema site and adjoining land off Mount Pleasant Road. Mixed use schemes that complement and enhance the vitality and viability of the town centre will be encouraged.
Bulky Comparison Retailing
5.54 5.57 Quantitative The need for additional floorspace for bulky comparison retailing in the Plan period has been met by the retail warehouse development on the former Seeboard premises, Longfield Road, Tunbridge Wells. identified. It is likely that some of this need can be accommodated within the town centre through incremental qualitative improvements, changes of use, extensions to existing premises and some redevelopment. The retail warehouse format favoured by many retailers does limit scope for all of the anticipated demand for floorspace to be accommodated within the town centre. Consequently, POLICY CR4 makes an allocation for bulky comparison floorspace on a brownfield site at Longfield Road.
Financial and Professional Services and Places to Eat and Drink
5.55 5.58 A2 uses, such as financial and professional services, together with restaurants, cafes and pubs, falling within the A3 Use Class, are an important component of the mix of uses within and adjoining the defined Primary Shopping Area for Royal Tunbridge Wells. A3 uses are complementary to both retail and leisure/entertainment provision within centres, and are of particular importance to the evening economy in Royal Tunbridge Wells. Despite recent growth in the number of A3 establishments within the town centre, the Tunbridge Wells Shopping Study (1999) has shown that there is still substantial market demand for additional facilities such as cafes, bars and restaurants.
Leisure and Entertainment Uses and the Evening Economy
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5.56 5.59 Royal Tunbridge Wells is an important leisure destination which has a wide catchment. As well as the Trinity Arts Centre and the Assembly Hall, there are a range of complementary attractions such as the art gallery, museum, and nightclubs. The Local Planning Authority is keen to ensure that these facilities continue to contribute to the overall attractiveness of the town centre, and is seeking to reinforce the range of leisure and entertainment facilities offered by encouraging redevelopment of the former cinema site to include a new cinema.
5.57 5.60 Leisure and entertainment uses help contribute to a strong evening economy, which is also supported by a variety of pubs, bars and restaurants. The Tunbridge Wells Shopping Study (1999) shows that there is strong demand for additional facilities of this type which help to complement other key town centre uses adding to the town centre’s attractiveness and the vitality and viability as a whole.
Hotel and Conference Uses
5.58 5.61 Tourism is important to the vitality and viability of the town centre. In identifying demand for additional hotel accommodation in the Borough over the Plan period, the Tunbridge Wells Borough Hotel Needs Assessment (1999) highlights Royal Tunbridge Wells town centre as presenting a realistic development opportunity for a modern hotel(s) realising an additional 150 bedrooms or so. Provision for large-scale hotel development is made on a number of mixed use sites in town centre and edge-of-centre locations, as outlined in POLICY CR3CR5. These sites are strategically located to satisfy the requirements of modern hotel operators. Good access can be achieved due to their location on main routes through the town, proximity to existing public parking and the mainline railway station. In each location a visible street frontage could be achieved, and there may also be the opportunity to accommodate a range of conference, bar and restaurant facilities.
B1 Offices
5.59 5.62 Provision for large-scale B1 office floorspace is made on a number of mixed use town centre and edge-of-centre sites in Royal Tunbridge Wells, under POLICY CR3CR5. In addition to attracting new investment, these sites are available to satisfy the requirements of existing major employers in the town over the Plan period.
SITE ALLOCATIONS
5.60 5.63 A number of development opportunities have been identified for new comparison retail or mixed use development within the Primary Shopping Area of Royal Tunbridge Wells. The introduction of new uses should comply with POLICY CR5CR6. In addition, the edge-of-Primary Shopping Area site of the Kent and Sussex Hospital presents an opportunity to accommodate new development.
Land to the north of Calverley Precinct, west of Camden Road and to the south of Victoria Road, including Royal Victoria Place, Market Square and Ely Court, Royal Tunbridge Wells
5.64 Royal Victoria Place, and land adjacent, as defined on the Proposals Map, has been identified for the provision of additional floorspace within Royal Tunbridge Wells town centre. Opportunities exist within the allocation for the redevelopment of the Market Square, Ely Court, infilling of Calverley Row and the further rationalisation of internal floorspace.
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5.65 The allocation represents a major opportunity to assist in meeting the requirement for additional non-bulky comparison goods floorspace in the Plan period. An appropriate development should provide at least 10,000 square metres net additional A1 comparison retail floorspace. The allocation allows some scope for the provision of non- A1 uses, but any development proposals would have to be in accordance with POLICY CR6.
5.66 Redevelopment at the Calverley Road/Camden Road junction would enhance the appearance, and emphasise the importance of, this town centre focal point. Redevelopment should provide the opportunity to retain or enhance the pedestrian entrance into Royal Victoria Place at this important junction.
5.67 Direct pedestrian links should be maintained between Royal Victoria Place and Camden Road in the vicinity of Market Square in order to satisfactorily integrate the shopping centre with Camden Road.
5.68 In the event of the provision of improved links between Royal Victoria Place and Calverley Precinct through redevelopment at the Calverley Road/Camden Road junction, Ely Court, there would be the opportunity to infill Calverley Row within Royal Victoria Place to provide additional retail floorspace. The permeability between Calverley Precinct and Royal Victoria Place should be retained by the improved access provided by this the Ely Court redevelopment. Calverley Row could potentially provide floorspace on two levels and allow for the expansion of adjoining existing retailers.
5.69 It is intended that a planning brief will be produced in consultation with the land owners and other interested parties.
Food Hall, Royal Victoria Place and Market Square, off Camden Road
5.61 The existing Food Hall on the lower ground floor of Royal Victoria Place is identified for the provision of additional retail floorspace. This would provide the opportunity to convert this floor to accommodate A1 units and to build over this space and re-model the two/three floors above at the north-eastern end of Royal Victoria Place.
5.62 Infilling of the Market Square would provide the opportunity for a similar level of A3 floorspace to that currently provided by the Food Hall. A new pedestrian entrance to Royal Victoria Place should provide improved access to Camden Road, possibly at the upper level. The form of development envisaged is a glazed structure enclosing the Market Square.
Ely Court
5.63 Ely Court is situated at the eastern end of Royal Victoria Place and currently comprises single-storey kiosks and small retail units. In conjunction with properties on the corner of Camden Road and Calverley Precinct, there is scope for redevelopment of the area to provide additional retail floorspace.
5.64 Pedestrian access to the development should be at the corner of Calverley Precinct and Camden Road, with a direct pedestrian route provided through the development to the existing Ely Court entrance to Royal Victoria Place.
5.65 The site is situated at an important junction and any development should maintain a strong built frontage to Calverley Precinct and Camden Road, with particular attention being given to emphasising the corner location.
Calverley Row, Royal Victoria Place
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Cinema and Land adjoining Mount Pleasant Road
5.67 5.70 This key town centre site is located on the south-western corner of the junction of Mount Pleasant Road and Church Road, 250 metres north of the mainline railway station. It is situated within the Royal Tunbridge Wells Primary Shopping Area and a cluster of established entertainment facilities in the vicinity. Through redevelopment, the site offers the potential for a mixed use scheme, which would enhance the overall vitality and viability of the town centre, strengthen the Primary Shopping Area and support the evening economy.
5.68 5.71 The development should comprise a substantial area of retail comparison floorspace along the frontage of Mount Pleasant Road and Church Road. This will make a significant contribution to meeting the additional demand for retail floorspace identified for the early part of the Plan period.
5.69 5.72 The need for an additional multi-screen three- to four-screen cinema to be located in the town centre should be met within this development. The location is well-suited to the expansion of restaurant facilities, complementing the proposed cinema and retail uses, and there may also be the opportunity for health and fitness uses to be provided on upper floors. Any frontage development must comply with the provisions of POLICY CR5CR6.
5.70 5.73 The site is situated at the heart of the Royal Tunbridge Wells Conservation Area and in close proximity to a number of listed buildings. Its position on a key corner site makes it important in townscape terms, being particularly visible from the north and from the east. The Local Planning Authority is seeking to achieve a high-quality development that sets a high standard of urban design in a key part of the town centre. The development should be sympathetic to the character of this part of the Conservation Area and offers the opportunity of an imaginative solution. The development should provide a visual focal point, contributing to the sense of place of the town centre, and complementing the civic use on the opposite corner. The introduction of public art should be considered as an integral part of this development. The massing, scale and modelling of development must avoid a bulky or amorphous appearance, and level changes on the site provide opportunities for interesting forms. An active frontage should be created to Mount Pleasant. One of the features of Royal Tunbridge Wells are the elevated vantage points and cross-town views. Consequently, the form, articulation and materials of the roof are of importance.
5.71 5.74 The site is accessible on foot from the railway station to the south, nearby bus stops and two public car parks. Pedestrian access into the development should be provided at a corner splay between Mount Pleasant Road and Church Road. Operational car parking should be incorporated into the built development in accordance with the provisions of POLICY TP5. Parking areas should be accessed via Clanricarde Gardens and servicing areas via Church Road. Both the servicing and operational parking areas should be accessed through Clanricarde Road, off Mount Pleasant Road.
5.72 5.75 A Planning Brief for this site has been approved by the Local Planning Authority.
Kent and Sussex Hospital, Mount Ephraim
5.73 5.76 This site abuts the residential allocation on the northern part of the Kent and Sussex Hospital (POLICY H7). Given its strategic location at the northern approach to the town centre, it is considered suitable for a range of town centre uses. However, the site
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would not be considered suitable for retail development given that this would further elongate the shopping area of the town, with detrimental effect on the vitality and viability of the centre as a whole.
5.74 5.77 The townscape on Mount Ephraim is an important transitional area between the approach to, and arrival at, the town centre. Any development should maintain a strong frontage to Mount Ephraim to reinforce this aspect. Trees are a characteristic element typical of Mount Ephraim and should be incorporated into the frontage of the site. Careful consideration should be given to roofscapes due to the elevated position of the site. The location and scale of the site make it suitable for the introduction of public art into the development.
5.75 5.78 Vehicular access to the site will be from Mount Ephraim. Operational car parking should be incorporated into the development in accordance with the provisions of POLICY TP5. Improved pedestrian crossing facilities should be provided on Mount Ephraim.
Land South of Grove Hill Road
5.76 5.79 This site is located at the lower end of Grove Hill Road, on the southern side, adjacent to the railway station and town centre spine. It comprises two separate elements, the existing retail frontage onto Grove Hill Road and the station car park, which is located at a lower level to the rear. The development of the site provides the opportunity to improve the vitality and viability of this part of the town centre, strengthening the link between the northern and southern ends of the centre, and providing a strong piece of townscape at a key focal point.
5.77 5.80 The site is within the Primary Shopping Area and is considered suitable for a range of town centre uses, including retail. Given proximity to the railway station, the site may be particularly suitable for the provision of hotel and conference facilities. The use or uses provided on the ground floor frontage to Grove Hill Road should comply with the provision of POLICY CR5CR6.
5.78 5.81 Development to the rear of the site should take advantage of the topography, retain an important tree screen and provide a reasonable outlook from the development itself. Careful consideration should be given to roofscapes due to views into the site.
5.79 5.82 Vehicular access to the site from Grove Hill Road should be located next to the public house, well away from its junction with Mount Pleasant Road. The development should be designed for ease of pedestrian access from Grove Hill Road through the development. It will be necessary to maintain a service access facility to the station platform on the line of the existing car park access. Operational car parking should be incorporated into the built development in accordance with the provisions of POLICY TP5.
Mount Pleasant House, Mount Pleasant Road
5.80 5.83 The site is located in the Primary Shopping Area at the centre of town, on the corner of Mount Pleasant Road and Lonsdale Gardens, in close proximity to the railway station. Mount Pleasant House is a modern office block, which has suffered periods of vacancy and does little to enhance the character of the Conservation Area. The development of the site provides the opportunity to improve the townscape and increase the vitality and viability of this part of the town centre.
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5.81 5.84 The site lies within the Primary Shopping Area and is considered suitable for a range of town centre uses. The use or uses provided on the ground floor frontage to Mount Pleasant Road should comply with provisions of POLICY CR5CR6. Given proximity to the railway station, the site may be particularly suitable for the provision of a hotel. The existing development is not compatible with the scale of the surrounding buildings. The height of new development should not be intrusive when viewed from Calverley Grounds or from the south and east.
5.82 5.85 Vehicular access to the site should be from Lonsdale Gardens, away from the junction with Mount Pleasant Road. Pedestrian access will be from Mount Pleasant Road. Operational car parking should be incorporated into the built development in accordance with the provisions of POLICY TP5.
POLICY CR3 POLICY CR5
The following sites, as defined on the Proposals Map, are allocated for retail or mixed use development. The Local Planning Authority will seek the uses, access, form and layout provision set out below. Comprehensive development of each site is sought. Each site may come forward in phases but proposals for development of part of a site which would prejudice eventual development of the whole allocation will not be permitted.
a) LAND TO THE NORTH OF CALVERLEY PRECINCT, WEST OF CAMDEN ROAD AND TO THE SOUTH OF VICTORIA ROAD, INCLUDING ROYAL VICTORIA PLACE, MARKET SQUARE AND ELY COURT, AS DEFINED ON THE PROPOSALS MAP, ROYAL TUNBRIDGE WELLS
Type of Use: The site should provide a significant element of A1 (retail) floorspace. Some provision of A2 (financial and professional services), A3 (food and drink), D1 (community uses) and D2 (leisure and entertainment) Uses will also be acceptable in accordance with POLICY CR6.
Access: A contribution will be sought towards improved access to the development in accordance with POLICIES TP1 and TP2. Pedestrian access to Royal Victoria Place should be provided to Camden Road at the Market Square and at the corner of Calverley Precinct and Camden Road. Operational parking only should be provided on-site, in accordance with POLICY TP5. Provision for servicing should be made through existing arrangements for Royal Victoria Place.
Form and Layout: Opportunities exist for infilling and redevelopment of the Food Hall, Market Square, Ely Court and Calverley Row. At the corner of Calverley Precinct and Camden Road development should maintain a strong built frontage.
a) FOOD HALL, ROYAL VICTORIA PLACE AND MARKET SQUARE, OFF CAMDEN ROAD, ROYAL TUNBRIDGE WELLS
Type of Use: The Food Hall and additional floorspace above should provide A1 retail floorspace and the Market Square should provide for A3 uses.
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Access: A contribution will be sought towards improved access to the development in accordance with POLICIES TP1 and TP2. Pedestrian access to Camden Road should be maintained. Operational parking only should be provided on-site, in accordance with POLICY TP5. Provision for servicing should be made through an extension of existing arrangements for Royal Victoria Place.
Form and Layout: Infilling of the Food Hall would provide the opportunity for additional retail floorspace on the floors above. The Market Square is suitable for infilling with a structure of a light appearance.
b) ELY COURT, ROYAL TUNBRIDGE WELLS
Type of Use: Redevelopment of the site should provide A1 retail floorspace.
Access: A contribution will be sought towards improved access to the development in accordance with POLICIES TP1 and TP2. Operational parking only should be provided, in accordance with POLICY TP5. Provision for servicing should be made through an extension of existing arrangements for Royal Victoria Place.
Form and Layout: Development should maintain a strong built frontage to Calverley Precinct and Camden Road.
c) CALVERLEY ROW, ROYAL VICTORIA PLACE, ROYAL TUNBRIDGE WELLS
Type of Use: Infill development should provide additional A1 retail floorspace. Development in advance of a rationalisation of Ely Court will not be permitted.
Access: Operational parking only should be provided, in accordance with POLICY TP5. Provision for servicing should be made through an extension of existing arrangements for Royal Victoria Place.
Form and Layout: There is scope for infilling of the existing pedestrian walkway.
d) b) CINEMA AND LAND ADJOINING MOUNT PLEASANT ROAD, ROYAL TUNBRIDGE WELLS
Type of Use: The Local Planning Authority will seek a mixed use development comprising A1, A3 and cinema uses. Ground floor uses provided on the frontage to Mount Pleasant Road and Church Road should comply with the provisions of POLICY CR5.
Access: A contribution will be sought towards improved access to the development in accordance with POLICIES TP1 and TP2. Pedestrian access into the development should be provided at a corner splay between Mount Pleasant Road and Church Road. Operational parking only should be provided on-site, in accordance with POLICY TP5. Parking and servicing areas
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should be accessed via Clanricarde Road and servicing areas via Church Road. Gardens off Mount Pleasant Road.
Form and Layout: The development of the site should provide a visual focal point. The massing, scale and modelling of development must avoid a bulky or amorphous appearance, and the level changes should be used to provide interesting forms, and ensure an active frontage to Mount Pleasant. The design of the roofscape in terms of form, articulation and materials, should be carefully considered. The introduction of public art should be considered as part of this development.
e) c) KENT & SUSSEX HOSPITAL (PART), MOUNT EPHRAIM, ROYAL TUNBRIDGE WELLS
Type of Use: The Local Planning Authority will seek a mixed use development including B1 office, C1 hotel and conference facilities, and/or D2 leisure and entertainment uses. Retail use of the site will not be permitted.
Access: A contribution will be sought towards improved access to the development in accordance with POLICIES TP1 and TP2. Pedestrian access should be provided from Mount Ephraim and lead through the site to the adjoining residential development (POLICY H7(a) ). Vehicular access to the site will be from Mount Ephraim. Operational parking only should be provided on-site, in accordance with POLICY TP5. Improved pedestrian crossing facilities should be provided on Mount Ephraim.
Form and Layout: Any development should maintain a strong frontage to Mount Ephraim. Trees should be incorporated into the frontage of the site. The introduction of public art should be considered as part of this development.
f) d) LAND SOUTH OF GROVE HILL ROAD, ROYAL TUNBRIDGE WELLS
Type of Use: The Local Planning Authority will seek a mixed use development including A1, A2 and A3, B1 office, C1 hotel and conference facilities, and/or D2 leisure and entertainment uses. Ground floor uses provided on the frontage to Grove Hill Road should comply with the provisions of POLICY CR5CR6.
Access: A contribution will be sought towards improved access to the development in accordance with POLICIES TP1 and TP2. Vehicular and pedestrian access to the site from Grove Hill Road should be located next to the public house, away from its junction with Mount Pleasant Road. The service access facility to the station platform should be maintained on the line of the existing car park access. Operational parking only should be provided on-site, in accordance with POLICY TP5.
Form and Layout: Development should retain the important tree screen around the top of the retaining walls. Careful consideration should be given to roofscape design.
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g) e) MOUNT PLEASANT HOUSE, MOUNT PLEASANT ROAD, ROYAL TUNBRIDGE WELLS
Type of Use: The Local Planning Authority will seek a mixed use development including A1, A2 and A3, B1 office, C1 hotel, and/or D2 leisure and entertainment uses. Ground floor uses provided on the frontage to Mount Pleasant Road should comply with the provisions of POLICY CR5CR6.
Access: A contribution will be sought towards improved access to the development in accordance with POLICIES TP1 and TP2. Vehicular access to the site should be from Lonsdale Gardens, away from the junction with Mount Pleasant Road. Pedestrian access will be from Lonsdale Gardens and Mount Pleasant. Operational parking only should be provided on-site, in accordance with POLICY TP5.
Form and Layout: The height of the development should not be intrusive when viewed from Calverley Grounds and the south and east.
Provision for Bulky Retail Development
5.83 Within the Plan period the Tunbridge Wells Shopping Study (1999) indicates that there is likely to be a substantive quantitative need for additional bulky comparison retail space within the Borough. The focus for additional space will be Royal Tunbridge Wells as the town already caters for the vast majority of the existing market share for bulky comparison goods within the Borough and provides opportunities to cluster new development with existing provision.
5.84 It is anticipated that limited additional bulky comparison space can be provided over the Plan period within the Royal Tunbridge Wells town centre on sites allocated in the Local Plan for retail development and through incremental changes of use, limited redevelopment, or additions to existing premises.
5.85 However, the nature and scale of the warehouse-type formats favoured by bulky comparison retailers means that the identified need will not be wholly accommodated within town centre or edge-of-centre sites, either allocated or unidentified. The limited availability of larger sites within the historic fabric of Royal Tunbridge Wells, and the impact that the delivery and servicing requirements of bulky comparison goods would have on existing transport infrastructure, make it difficult to accommodate the retail warehouse format of development in the town centre.
5.86 In view of the constraints implicit in the Green Belt, Area of Outstanding Natural Beauty, and other landscape designations contained in POLICY EN25, there are very few opportunities to bring forward acceptable sites for additional out-of-centre retailing. Longfield Road, however, already has the established role as an edge-of-town location for bulky comparison retailing within the Borough, which complements the function of the town centre.
5.87 Following the application of the sequential approach, an allocation is made in Longfield Road to meet identified bulky comparison retail demand. The area of Longfield Road immediately adjoining the site is already established as an out-of-centre retail area for these types of goods which include large domestic electrical appliances, furniture,
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carpets and DIY supplies. The redevelopment, which could accommodate up to approximately 20,000 square metres of gross floorspace, would need to be accompanied by a variety of improvements to public transport, cycle and pedestrian provision, thereby maximising accessibility by means other than the car, and facilitating opportunities for linked shopping trips within the Longfield Road area.
5.88 The size of retail units provided as part of the development should not threaten the vitality and viability of Royal Tunbridge Wells town centre. The only reason that an out- of-centre location would be acceptable for such development is the large-scale warehouse-type formats required. For this reason, no unit should be permitted which is smaller than 700 square metres gross floorspace.
5.89 Given the location of the allocated site, suitable landscape and native tree planting will be required in order to integrate the scheme into its surroundings. POLICY EN1 will apply.
POLICY CR4
The former Seeboard premises at Longfield Road, as defined on the Proposals Map, is allocated for bulky comparison retailing. The provision of retail units below 700 square metres gross floorspace will not be permitted. The Local Planning Authority will seek the access, form, layout and landscaping as set out below.
Access: A package of transport improvements should include:
financial contribution towards new and improved bus services and facilities enhancing access from Southborough and High Brooms railway station;
provision of, and a financial contribution towards, new and improved cycleways along Longfield Road between the site entrance and Lamberts Road;
highways improvements as set out below:
improved junction at the A21/Longfield Road roundabout; signal controlled junction at the site access with Longfield Road, including cycle priority and pedestrian facilities; traffic signals at the junction with Longfield Road and Lambert Road; and
preparation and implementation of a Travel Plan.
Form, Layout and Landscaping: Development should comprise an arrangement of low rise buildings grouped to facilitate level pedestrian access. The introduction of public art should be considered as part of this development.
Extensive landscape planting will be required around the periphery of the site with existing green spaces and woodland retained in the south east corner and along the frontage with Longfield Road. Culverting of the stream which runs across the site should be minimised to limit the loss of riparian habitat. The Local Planning Authority will seek an appropriate contribution towards the creation of a compensatory riparian habitat off-site at Barnett’s Wood.
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5.90 The level of existing development, together with development which can come forward as part of the Plan, will be sufficient to meet the predicted bulky comparison needs of the catchment area population until the end of the Plan period.
ROYAL TUNBRIDGE WELLS TOWN CENTRE PRIMARY SHOPPING AREA
5.91 5.86 The Primary Shopping Area lies at the heart of Royal Tunbridge Wells. It is predominantly linear in form and extends almost 1.5 km (1 mile) from Union Square in the south to Royal Victoria Place in the north.
5.92 5.87 There is very little depth to the shopping frontage. This, together with its linear form and hilly character, makes the Primary Shopping Area very susceptible to change, particularly to breaks in the continuity of the shopping frontage. Government guidance states that the retail function should underpin town centres and indicates that primary uses may be restricted to a high proportion of retail uses particularly those in Use Class A1. In addition, the need to retain retail floorspace to accommodate the additional comparison floorspace forecast for the town centre is of considerable importance. Whilst the retail uses should continue to dominate the frontage of the Primary Shopping Area, the Local Planning Authority believes that it would be acceptable for the level of A1 uses to fall from the current level of 74% of the measured frontage overall to approximately 68% of the measured frontage. (Unless otherwise stated, all figures in this Chapter are taken from the Tunbridge Wells Borough Council Retail Monitor, 2000).
5.93 5.88 The Royal Tunbridge Wells Primary Shopping Area represents a unique shopping environment. The diversity in character and function of different parts of the Primary Shopping Area means that, whilst retaining an overall predominance of retail uses, it is also important that the local distinctiveness is safeguarded. For this reason, the Primary Shopping Area has been sub-divided into ten distinct Character Areas. The boundaries of these areas are defined in Appendix 67. The Character Area frontages to which POLICY CR5 CR6 refers are defined on the Proposals Map. The measured frontage for each Character Area refers to the length of the buildings which front onto the roads. Gaps such as roads and footpaths are not included in the measurements.
5.94 5.89 PPG6 states that, whilst recognising and supporting the shopping function of the Primary Shopping Area, policies should reflect the differences between the type and size of centre. Different and complementary uses during the day and in the evening, can reinforce each other, making town centres more attractive to local residents, shoppers, workers and visitors. This advice has been taken into consideration when setting the non-A1 use threshold in the ten Character Areas.
Character Area 1 Royal Victoria Place, Market Square and Ely Court measured frontage: 1,330m 1,046m
Royal Victoria Place (RVP) is a covered pedestrianised shopping centre on three levels located towards the northern end of the Primary Shopping Area. Ely Court forms a pedestrianised street and adjoins RVP. The opening of RVP in 1992 reinforced the strong retail presence at the northern end of the town centre and continues to do so.
Character Area 1, in association with Character Area 2, is the prime retail location within the Primary Shopping Area, catering for mainstream comparison shopping and accommodating the majority of the town’s large multiple stores. Pedestrian flows are high and vacancy levels are low indicating the retail supremacy of the area. Rental values show an increase over the last few years.
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This area is a primary attraction to shoppers visiting Royal Tunbridge Wells town centre and a strong retail presence is essential if Royal Tunbridge Wells is to remain as one of the main sub-regional centres in Kent. The retail function should continue to predominate in this Character Area, and POLICY CR3 CR5 identifies land including Royal Victoria Place, Market Square and Ely Court for significant additional retail development. three locations within this Character Area for additional retail development accordingly.
The retail function should continue to predominate strongly in this area. Very low vacancy levels and high pedestrian footfall indicate that this is a thriving shopping centre and a small increase in non-A1 uses could take place without detriment to the function of Character Area 1. An increase in non-A1 uses to 15% would help to support the vitality of the shopping centre. A threshold of 10% non-retail uses for Character Area 1 is set out in POLICY CR5. Scope exists to increase the number of A2 and A3 uses whilst still retaining the area’s current character and function.
The measured frontage for the Character Area excludes the Royal Victoria Place Food Hall (which provides nine units) and adjoining A3 uses, since this area performs a specific food and drink function. Development allocations under POLICY CR3 propose the redevelopment of the Food Hall for retail development and the replacement of lost A3 floorspace through infilling of the Market Square, off Camden Road.
Character Area 2 Calverley Road (west) measured frontage: 326.5m
Calverley Road (west) is a pedestrianised street adjoining the Royal Victoria Place Shopping Centre. It forms part of the retail core of the Primary Shopping Area, catering for mainstream comparison shopping and accommodating a large number of the town’s large multiple stores. The retail predominance of the area is evident in the pedestrian flow count which is one of the highest of the Character Areas.
As with Character Area 1, Calverley Road (west) is a primary attraction to shoppers visiting Royal Tunbridge Wells town centre. A strong retail presence is essential to retain Royal Tunbridge Wells’ sub-regional shopping centre status.
The proportion of non-A1 uses in the measured frontage marginally exceeds 10%. The retail function should continue to predominate strongly in this area. Very low vacancy levels and high pedestrian counts indicate that this is a thriving area and a small increase in non-A1 uses could take place without detriment to the shopping function of Character Area 2. An increase in non-A1 uses to 15% would help to support the vitality of the precinct.
Character Area 3 Monson Road and Camden Road measured frontage: 630m
The frontages forming Character Area 3 extend immediately from Areas 1 and 2, and perform an important retail function on the periphery of the main shopping area. The area is characterised by a mixed retail presence including a number of specialist, independent traders in smaller units and some multiple stores. This area is important as a gateway to the town’s primary retail location.
Pedestrian flows are highest in Monson Road, primarily because of its importance in providing pedestrian access to and from the Crescent Road car park in the vicinity of this Character Area. Camden Road car park and the Royal Victoria Place multi-storey car park also serve this shopping area. Vacancy levels in this Character Area are low.
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The current non-A1 frontage in Character Area 3 is 24%. An increase in the non-A1 frontage in this Character Area to 30% of the measured frontage would allow further scope for a range of uses within the Character Area without damaging the current function of the area.
Character Area 4 Calverley Road (east) measured frontage: 360m
This Character Area adjoins Character Areas 2 and 3. This area comprises a mix of uses including a few smaller multiple stores, restaurants and specialist independent traders, attracting people to this section of the Primary Shopping Area. The popularity of this area is evidenced by a relatively high footfall and low vacancy rates.
Non-A1 uses in this frontage currently stand at 28% of the measured frontage. To maintain the primary retail focus of this Character Area, whilst allowing scope for limited further change to non-A1 use, the non-A1 frontage should be set at 30% of the total measured frontage.
Character Area 5 Grosvenor Road and Goods Station Road measured frontage: 362.5m 326.5m
The frontage in Character Area 5 extends immediately from Areas 1 and 2. The area exhibits similar characteristics to that of Character Areas 3 and 4. The vacancy levels are fairly low and the pedestrian flows are relatively high in all of the frontage areas. The north-western side of Grosvenor Road has the highest pedestrian flows within the Character Area probably due to the presence of the convenience store at the end of this Character Area.
The current proportion of non-A1 uses in the measured frontage of Character Area 5 is 26%. The proximity of this area to Royal Victoria Place, and its importance as a gateway to the town’s primary retail location (Character Areas 1 and 2), means that the retail function should predominate in this area. However, there is some scope to increase the percentage of non-A1 uses should not exceed to 30% of the measured frontage.
Character Area 6 Mount Pleasant Road (north) measured frontage: 306m
This Character Area is located within easy walking distance of Character Areas 1 and 2 and performs the important link between the retail core to the north and the southern part of the Primary Shopping Area, acting as a safeguard against polarisation of the shopping areas. The area experiences high pedestrian footfall and low levels of vacancy. This Character Area acts mainly as a mixed use area with banks and restaurants featuring along with some retail provision, many of which are multiple stores.
The area links a cluster of entertainment facilities including the Assembly Hall, Trinity Arts Centre, and the proposed cinema redevelopment, as well as restaurants and bars. In recent years a number of banks have been converted into places to eat and drink, complementing the entertainment uses. This area adds vitality and viability to the town centre, particularly to the evening economy.
The current proportion of frontage in non-A1 uses in this Character Area is 54%. In order to minimise further changes to non-A1 use and maintain the retail presence between the Character Areas in the north of the town and those at the southern end, a threshold of 60% non-A1 uses is set.
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Character Area 7 Mount Pleasant Road (south), including the Great Hall Arcade measured frontage: 606m
This area has a distinct linear form and experiences a significant change in level from north to south. It is separated from Character Area 6 by the busy Church Road and by the slope, both of which can act as a deterrent to pedestrians. The pedestrian flow is fairly high but not as high as Character Area 6, and the vacancy rates are very low.
Specialist multiple stores and a department store form the retail focus for this Character Area. The area has the advantage of the presence of the Tunbridge Wells Central railway station at the southern end of the Character Area, which is an important point of “arrival” in the town, and the proximity of the Calverley Grounds.
Within this Character Area, provision is made for new mixed use schemes on the cinema site and adjoining land and at Mount Pleasant House in accordance with POLICY CR3CR5.
Whilst shopping uses should remain predominant in this linear “boulevard”, limited additional diversity, possibly through further A3 uses, would be appropriate. At present the proportion of measured frontage in non-A1 uses in Character Area 7 is 34%. POLICY CR5 CR6 allows a limited this proportion to increase to 40% to allow for further diversity of uses and to complement the adjacent Character Areas to the north and south.
Character Area 8 Vale Road/Grove Hill Road measured frontage: 317m
This Character Area lies between Character Areas 7 and 9. The area is currently severely dissected by Vale Road, leading into London Road which is often congested at busy times. This could account for the low pedestrian flows experienced in this area. The convenience store dominates the northern end of Vale Road and a good mix of specialist independent traders operate in Grove Hill Road, along with a department store attracting visitors to this end of the town centre. This area also acts as an important arrival point to the town, due to the proximity of the Tunbridge Wells Central railway station.
Within this Character Area, provision is made for new mixed use schemes on land south of Grove Hill Road and land adjoining Tunbridge Wells Central railway station in accordance with POLICY CR3CR5.
The non-A1 uses currently stand at 25% of the measured frontage. POLICY CR5 CR6 sets the proportion of non-A1 uses at enables this proportion to increase to 40% allowing further diversity of uses in the frontage whilst maintaining the primary retail focus.
Character Area 9 High Street, Castle Street and Chapel Place measured frontage: 780.8m
Character Area 9 is made up of a series of attractive historic shopping streets comprising generally small-scale specialist units, selling high value goods, the majority of which are occupied by independent traders. To the pedestrian, the area is segregated from Character Area 8 and the Tunbridge Wells Central railway station by the busy Grove Hill Road and Vale Road, and Character Area 10 by Nevill Street. The area experiences low pedestrian footfall and a relatively high number of vacant units.
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Potential exists to increase the tourism role of the area by building on the specialist shopping theme and permitting a limited number of additional complementary uses, although the importance of the area to regular shoppers must not be overlooked. Chapel Place is important as a link between the Pantiles and the High Street.
The current proportion of non-A1 uses in this area is 42%. Due to the high number of vacant units and the low pedestrian footfall, the percentage of non-A1 uses within the frontage could be increased to a limited increase to 45% would be acceptable without causing detriment to the shopping area whilst allowing for further diversity of uses.
Character Area 10 The Pantiles and Union Square measured frontage: 529.9m
This unique historic part of the Primary Shopping Area performs an important tourism function. The current specialist, independent retail and eating/drinking establishments complement this role. Footfall is relatively low in comparison with other Character Areas and is subject to seasonal variation. Vacancy in this area has been relatively high although, through the introduction of a great diversity of uses, this has fallen in recent years. The Character Area includes the historic Pantiles and Union Square, both of which are pedestrianised.
Currently the proportion of non-A1 uses in this area is 39%. Given the continued importance of this area for tourism and the mix of uses already present, POLICY CR5 CR6 allows an increase up to 45% of the measured frontage to be in non-A1 use.
POLICY CR5 POLICY CR6
Within the Royal Tunbridge Wells Primary Shopping Area, as defined on the Proposals Map, proposals for Class A1, A2, A3 and other uses appropriate to the character of the shopping area will be permitted provided both of the following criteria are satisfied:
1 The proposal would not result in non-A1 uses exceeding the stated proportion of the measured frontages for each Character Area, as defined on the Proposals Map:
Character Area 1 frontages – Royal Victoria Place/ Market Square/Ely Court: 15%10% Character Area 2 frontages – Calverley Road (west): 15% Character Area 3 frontages – Monson Road/Camden Road: 30% Character Area 4 frontages – Calverley Road (east): 30% Character Area 5 frontages – Grosvenor Road/Goods Station Road: 30% Character Area 6 frontages – Mount Pleasant Road (north): 60% Character Area 7 frontages – Mount Pleasant Road (south): 40% Character Area 8 frontages – Vale Road/Grove Hill Road: 40% Character Area 9 frontages – High Street/Castle Street/ Chapel Place: 45% Character Area 10 frontages – The Pantiles/Union Square: 45%
2 The proposal would not result in such a concentration as to lead to a significant interruption in the shopping frontage, reducing its character and thus harming the vitality and viability of the Character Area as a whole.
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Southborough Town Centre
5.95 5.90 Southborough town centre offers both retail provision and a range of other complementary uses which serve the local community. The shopping centre comprises approximately 3,760m² square metres gross floorspace, of which 1,335m² square metres is devoted to convenience goods and approximately 2,425m² square metres to comparison goods.
Retail Supermarket and Residential ProvisionMIXED USE ALLOCATION
5.96 5.91 The Tunbridge Wells Shopping Study (1999) found that there is a substantial leakage of available convenience expenditure from Southborough and its immediate catchment area to surrounding centres. This indicates that Southborough is not adequately provided for in terms of convenience shopping and would benefit from new convenience provision of an appropriate scale to serve local needs. The provision of a convenience retail supermarket would represent a qualitative improvement to the centre. It would increase its attractiveness, improving the vitality and viability of the district centre, whilst strengthening its position in the identified hierarchy of centres. A supermarket in this location should also reduce the number and length of trips.
5.97 5.98 5.99 5.92 It has been necessary to balance the optimum size of the store against the needs for other community uses (primary school, an improved community building and recreation provision) (set out below) at the centre of Southborough. It would be inappropriate to allocate land for a large-scale superstore which would dominate other large stores and centres in the area. Such an approach would be contrary to the thrust of Government advice in PPG6 and PPG13 and in conflict with the sustainable aims of the Local Plan. Although the centre is well-served by public transport and can be accessed on foot or cycle, the size of the store is constrained by the traffic movements onto the A26. The size of the store is affected by its function to improve local provision to Southborough, the local transport capacity and the demands of other land uses. Provision is made for a convenience retail supermarket comprising approximately no more than 2,000 square metres gross floorspace. with residential units above as part of a mixed use development at the site of the Bell Inn and land off London Road.
5.93 Residential accommodation should be provided above the supermarket as part of a mixed use development in order to maximise the use of urban land. The shop and residential units should front London Road and be at a scale that would be compatible with the townscape of this part of Southborough. Such a location would enhance the townscape of the town centre and provide a retail presence opposite the parade of existing shops.
Community Building
10.53 5.94 At Southborough a need has been identified for a community building which would be capable of fulfilling a number of functions to meet community and recreation activities. Examples of such need include play sessions for toddlers, school holiday activities, keep fit and functions for older residents, the library and the Citizens Advice Bureau. The facility is most likely to be achieved through a refurbishment and extension of the Royal Victoria Hall at the centre of Southborough and/or potential dual use of the new
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primary school which is allocated at the Ridgewaye site immediately adjacent to the Royal Victoria Hall.
Primary School 10.25 5.95 Exceptionally, within Southborough, tThere is an opportunity to situate a new primary school to meet existing and future demand within the proposed mixed use development. close to the town centre where a range of other community uses are located.Consideration should be given to the design of a two-storey development of the primary school to maximise the amount of open space within the school layout.
Children’s Playspace
5.96 A need has been identified for a Neighbourhood Equipped Area of Play (NEAP) and in this town centre location is proposed as part of this mixed use allocation.
5.101 The development should provide a convenience retail supermarket with residential units provided above. A separate housing allocation is made under POLICY H6. As well as a new primary school, the Royal Victoria Hall should be retained as there is potential for it to be refurbished and extended for a new range of community facilities (POLICIES CS2 and CS6). The proposed development is complemented by an allocation for additional public car parking (under POLICY TP25) at the rear, to serve the range of uses in the vicinity and the centre as a whole.
Public Car Park and Access
11.146 5.97 In order to address the inadequacy of current provision, it is proposed that additional parking will be provided behind the to the rear of the site at the Bell Inn and adjoining land at London Road frontage which is allocated for mixed use development, including a retail supermarket and improved community facilities at the Royal Victoria Hall, under POLICY CR6. A new primary school and recreation facilities are also proposed off the Ridgewaye to the north the proposed car park. Provision of short –stay public car parking at this location will serve the differing parking needs generated by these new uses, while also serving the needs of the centre as a whole, thus enhancing its vitality and viability. Due to the traffic impact on the local road network, no more than 150 parking spaces should be provided in addition to the Yew Tree Road car park. Thus, a total off-street car parking provision of some 200 spaces will serve the centre of Southborough. Secure cycle parking facilities to serve the residential and other uses will also be sought.
Form and Layout
5.103 5.98 Public The additional public car parking at the rear of the site will be served by a new access off the Ridgewaye. Vehicular access to the retail supermarket service areas and residential parking will be provided through a redesigned Yew Tree Road car park. New traffic signals at the Ridgewaye/Yew Tree Road junction, including provision for pedestrians, will be required in addition to improvements to the Yew Tree Road/London Road/Speldhurst junction and will need to include provision for pedestrians. A pedestrian access through the development, along the ‘pedestrian street’, will be provided to create a link from London Road to the area of public car parking and proposed education and recreational facilities on land at the Ridgewaye. Separate provision should be made for a cycleway through the site linking the Ridgewaye with London Road. The site is located opposite the existing shopping provision in London Road and the pedestrian and cycle links between both sides of the road should be reinforced. A segregated pedestrian/cycleway access through the development will be provided to create a link from London Road to Hill Crest. A repositioned new toucan crossing over London Road should link up with the new cycleway and pedestrian routes
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through the site. A financial contribution will be sought towards the implementation of a residents’ parking scheme in the vicinity of the site.
5.102 5.99 The new development should provide a visual focal point and create a sense of identity for the centre. This will be achieved through the creation of a public ‘square’ in front of the Royal Victoria Hall, and a new pedestrian ‘street’ between the Royal Victoria Hall and the supermarket. Overall, tThe Local Planning Authority is seeking to achieve a high-quality form of development that sets a high standard of urban design. The introduction of public art would also be appropriate.
5.100 Development along the frontage of London Road and the pedestrian street, including any extension to the Royal Victoria Hall, should address the scale and context of adjacent buildings. It should replicate the dominant height of buildings along the commercial section of London Road and comprise a lively ground floor frontage, both in terms of design, type of use and pedestrian access into the development. A landmark feature should be designed into the corner of the new building facing the ‘square’ to provide a focal point in the street and reinforce the identity of the centre of Southborough.
MIXED USE ALLOCATION
5.100 5.101 The A site for a mixed use development has been allocated is located to the east of London Road, opposite its junction with Western Road. It comprises the Royal Victoria Hall and Town Council offices, vacant land to the south on the frontage with London Road (formerly the Bell Inn) and vacant land to the rear backing on to the Ridgewaye. The site comprises partly previously-developed land, but incorporates part of a greenfield site. However, in the absence of an alternative previously-developed site within, or on the edge of, Southborough’s Primary Shopping Area, the release of greenfield land is considered justified to meet identified needs. The redevelopment of a large part of this site for a mix of retail, residential and community uses brings about the opportunity to upgrade the quality of the built environment and significantly improve the vitality and viability of the centre.
POLICY CR6 POLICY CR7
The site of the Bell Inn and Land Adjoining,Land east of London Road, Southborough, as defined on the Proposals Map, is allocated for a mix of uses. The Local Planning Authority will seek the uses, access, form and layout provisions set out below. Comprehensive development of the site is sought. The site may come forward in phases but proposals for development of part of the site which would prejudice eventual development of the whole allocation will not be permitted.
Type of Use: The Local Planning Authority will seek a mixed used development comprising an A1 convenience retail supermarket of no more than approximately 2,000 square metres gross floorspace and with residential uses on upper storeys; a primary school; a community building; a multi-use all-weather surface area; a children’s playspace and a public car park.
Access: Public car parking at the rear of the site will be served by a new access off the Ridgewaye. Vehicular access to service areas and
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residential parking will be provided through a redesigned Yew Tree Road car park. New traffic signals at the Ridgewaye/Yew Tree Road junction, including provision for pedestrians, and improvements to the Yew Tree Road/London Road/Speldhurst junction will be required. A segregated pedestrian/cycle access through the development will be provided to create a link from London Road to Hill Crest to serve the retail supermarket, the area of public car parking, the primary school and community and recreational facilities. and proposed education and recreational facilities on Land at the Ridgewaye. Separate provision should be made for a cycleway through the site linking the Ridgewaye with London Road. This provision should link up with a new toucan crossing over London Road, which is required alongside the new site frontage. A financial contribution will be sought towards the implementation of a residents’ parking scheme in the vicinity of the site.
Form and Layout: New development should provide a visual focal point and create a sense of identity through the creation of a landmark feature designed into the new building at the corner of London Road and the Royal Victoria Hall, and a new pedestrian ‘street’ between the Royal Victoria Hall and the supermarket. The retail supermarket should be located within the Primary Shopping Area and should front London Road. Development along the frontage of London Road and the pedestrian street should replicate the dominant height of buildings in London Road and comprise an active ground floor frontage, having regard to design, type of use and pedestrian access into the development. The introduction of public art should be considered as part of this development.
SOUTHBOROUGH PRIMARY SHOPPING AREA
5.104 5.102 The shopping area at Southborough is concentrated in a linear fashion along the western side of London Road running from the junction with Speldhurst Road to the junction of Springfield Road. This area is severely dissected from the proposed convenience retail supermarket site by the busy London Road running through Southborough. These two areas have been defined for the purposes of the Local Plan as the Southborough Primary Shopping Area.
5.105 5.103 The character of the Shopping Area is one of a small urban centre made up primarily of independent traders, many of them specialist, occupying fairly small units, and a limited number of ancillary uses serving the local community. Vacancy rates are fairly high, but have fallen since 1997. Pedestrian flows are relatively low in comparison with other centres.
5.106 5.104 The defined frontage within the area measures 428m (including current buildings at the Ridgewaye). , and the percentage of non-A1 use is currently at 38.5%. A substantial loss of A1 uses would be detrimental to the vitality and viability of the area as a whole and units in non-A1 use should be limited to 40% of the measured frontage.
5.107 5.105 POLICY CR7 CR8 seeks to protect the retail frontages of the Primary Shopping Area whilst allowing proposals for non-A1 uses to be assessed. The Policy also aims to
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protect against the excessive concentration of uses outside Class A1 which might cause significant interruptions to the shopping frontage.
POLICY CR7 POLICY CR8
Within the Southborough Primary Shopping Area, as defined on the Proposals Map, proposals for A1, A2, A3 and other uses appropriate to the character of the shopping area will be permitted provided both of the following criteria are satisfied:
1 The proposal would not result in non-A1 uses exceeding 40% of the ground floor measured frontages, as defined on the Proposals Map; and
2 The proposal would not result in the excessive concentration of non-A1 uses which would cause a significant interruption in the shopping frontage, reducing its attractiveness and thus harming the vitality and viability of the centre as a whole.
Paddock Wood Town Centre
5.108 5.106 The town centre of Paddock Wood serves both the town and a rural hinterland with a range of retail provision, community and small-scale business uses. The character of the Primary Shopping Area is one of a small rural centre made up of largely independent retail traders occupying small units. A very low number of national multiple stores are present. Current retail floorspace provision totals some 6,150m² square metres of which approximately 4,350m² square metres of convenience floorspace with the majority (3,100m² square metres) provided by the recently extended town centre superstore, located off Station Road. The store attracts shoppers from Paddock Wood and the surrounding area to the town centre and plays a key role in maintaining the quality and range of shopping in the town centre and in sustaining the vitality and viability of the town centre as a whole.
5.109 5.107 Paddock Wood Town Centre contains approximately 1,785m² square metres gross floorspace devoted to the sale of comparison goods drawing on a relatively restricted catchment for this kind of shopping. Changes in population and expenditure levels for Paddock Wood catchment area are unlikely to justify any significant growth in comparison floorspace in the town during the Plan period. Most new retail development is likely to be of a minor incremental nature within the town centre.
5.110 5.108 Vacancy levels are low and pedestrian flows are high, particularly on Commercial Road.
5.111 5.109 Traffic management and environmental enhancement measures have been introduced into the Commercial Road area and the two adjoining car parks have been considerably improved.
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MIXED USE ALLOCATION
5.112 5.110 To the west of premises on Commercial Road and south of Station Road is an area of under-used land with potential for comprehensive redevelopment. Located close to the commercial centre of Paddock Wood, the development of this land for a mix of uses provides the opportunity to improve the facilities, environment and attraction of the centre, and the image of the town generally.
5.113 5.105 New development is likely to provide a range of uses appropriate to the centre. The Community Services Chapter highlights the need for a new multi-purpose community building within or near the town centre and some housing development would be appropriate. Any housing development would need to comply with policies in the Housing Chapter.
5.114 5.106 A new access will be required off Station Road, away from the junction with Maidstone Road. Subject to the amenity of surrounding residential properties, the new development would benefit from being higher than the typical two-storey development in Paddock Wood, given the central location.
POLICY CR8 POLICY CR9
Land off Station Road, Paddock Wood, as defined on the Proposals Map, is allocated for a mix of uses. The Local Planning Authority will seek the uses, access, form and layout provisions set out below. Comprehensive development of the site is sought. The site may come forward in phases but proposals for development of part of the site which would prejudice eventual development of the whole allocation will not be permitted.
Type of Use: The Local Planning Authority will seek a mixed use development including A1 retail, C residential and D1 community uses.
Access: Vehicular access to the area should be provided off Station Road, away from the junction with Maidstone Road.
Form and Layout: A high-quality development that respects the amenity of adjoining uses and residential properties is sought. This should take the form of development higher than the surrounding buildings.
PADDOCK WOOD PRIMARY SHOPPING AREA
5.115 5.113 Most of the established retail premises are at the northern end of Commercial Road. The core of the shopping area is reinforced by a supermarket close to the Commercial Road/Church Road junction. The area is defined in the Plan as the Paddock Wood Primary Shopping Area.
5.116 5.114 The frontage of the defined area measures 353.2m. The non-A1 frontage currently stands at 31.3% of the measured frontage.
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5.117 5.115 Paddock Wood has experienced population growth which has helped sustain and enhance shopping provision in the town centre.
5.118 5.116 There is not an excessive concentration of non-A1 uses at the present time, and in order to remain a vital and viable centre, there should be some flexibility over the introduction of further non-A1 uses into the shopping area. Nevertheless, tThe proportion of non-retail uses should not become dominant and undermine the retail function of the shopping area and a limit of 40% of the frontage is set for non-A1 use. 5.119 5.117 POLICY CR9 CR10 aims to protect the retail frontages of the shopping area whilst allowing proposals for non-retail to be assessed. The policy also seeks to protect the excessive concentration of uses outside Class A1 which might cause significant interruptions in the frontage and thus reduce its attractiveness to shoppers. In judging the significance of interruptions to shopping frontages the Local Planning Authority will consider the presence of existing non-A1 uses in the vicinity and the length of frontage in non-A1 uses.
POLICY CR9 POLICY CR10
Within the Paddock Wood Primary Shopping Area, as defined on the Proposals Map, proposals for A1, A2, A3 and other uses appropriate to the character of the shopping area will be permitted provided both of the following criteria are satisfied:
1 The proposal would not result in non-A1 uses exceeding 40% of the ground floor measured frontages as defined on the Proposals Map*; and
2 The proposal would not result in the excessive concentration of non-A1 uses which would cause a significant interruption in the shopping frontage, reducing its attractiveness and thus harming the vitality and viability of the shopping area as a whole.
* Excludes the frontage of the supermarket on Church Road.
Cranbrook Town Centre
5.120 5.118 The character of the town centre is one of a thriving historic rural centre comprising largely independent traders occupying small units (many of which are listed buildings). Non-A1 uses (banks, building societies, public houses and restaurants) are well distributed throughout the area and add to the diversity of provision. The town centre offers approximately 5,000m² square metres shopping floorspace of which around 2,700m² square metres is devoted to convenience goods.
5.121 5.119 There is scope for a further qualitative improvement in convenience provision in Cranbrook over the Plan period. Outstanding planning consent exists to extend the existing supermarket to the rear of the High Street which, if implemented, would provide additional floorspace. Such a development would add vitality and viability to the town centre without detriment to the smaller shop units in Cranbrook. It is considered unlikely
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that there will be any requirement for further significant additional floorspace for convenience goods during the Plan period in addition to this committed floorspace.
5.122 5.120 Any development brings with it the requirement for car parking and a separate allocation is made for additional public parking (under POLICY TP29) to serve the supermarket and the centre as a whole.
MIXED USE ALLOCATION
5.123 5.121 An area of land with frontage to both Stone Street and the High Street is allocated for redevelopment for a mix of uses. The area includes a motor showroom fronting Stone Street with workshops to the rear, and the post office building fronting the High Street with parking to the rear. Existing frontage development to Stone Street and the High Street detract from the character of the Conservation Area, and sensitive redevelopment of the area would enhance its character and improve the vitality of this part of the centre.
5.124 5.122 The Local Planning Authority have allocated the site for a A mix of uses appropriate to the centre, including A1 retail, residential and offices, would be acceptable. The Tunbridge Wells Shopping Study (1999) identifies a requirement over the Plan period for additional comparison goods retail development within Cranbrook town centre. Retail uses should be provided on the ground floor frontage to both High Street and Stone Street, given the high proportion of non-retail uses within the defined shopping area. The rear of the site and upper floors are suitable for high-density residential development. Any residential development would need to comply with policies in the Housing Chapter.
5.125 5.123 The area is situated in Cranbrook Conservation Area and is visible on the skyline from a wider area due to local topography. The design of any development should integrate fully with its sensitive context in terms of layout, scale, roofscape and materials.
5.126 5.124 To reflect the character of Cranbrook, development should be small-scale on the frontages to Stone Street and High Street.
5.127 5.125 Vehicular access to the area should be off High Street to access service areas and residents’ parking. No new road link between High Street and Stone Street should be created. A pedestrian route linking High Street with the public car park to the south runs along the western boundary of the site and should be retained.
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POLICY CR10 POLICY CR11
Land off Stone Street and High Street, Cranbrook, as defined on the Proposals Map, is allocated for a mix of uses. The Local Planning Authority will seek the uses, access, form and layout provisions set out below. Comprehensive development of the site is sought. The site may come forward in phases but proposals for development of part of the site which would prejudice eventual development of the whole allocation will not be permitted.
Type of Use: The Local Planning Authority will seek a mix of uses, including A1 retail, B1 office and C residential use. Retail use should be provided on the ground floor frontages to Stone Street and High Street;
Access: Pedestrian access to High Street and Stone Street will be sought. Vehicular access to High Street to serve all of the site is preferred. No new road link should be created between High Street and Stone Street;
Form and Layout: A high-density, small-scale development is sought.
CRANBROOK PRIMARY SHOPPING AREA
5.128 5.126 Shopping in Cranbrook is concentrated in a linear fashion mainly along the eastern end of High Street; Stone Street and Carriers Road. The area comprises primarily retail uses and has been defined as the Cranbrook Primary Shopping Area in the Local Plan.
5.129 5.127 The measured frontage for Cranbrook is 765.8m (excluding the large supermarket which is impractical to include given its position set back from the frontage).
5.130 5.128 Vacancy levels are low in this centre and pedestrian flows are generally high, especially in High Street. A convenience supermarket is located to the rear of properties on High Street. At approximately 1,700m² square metres this accounts for a major part of the convenience floorspace provision in the centre.
5.131 5.129 The presence of a large supermarket attracts shoppers from Cranbrook and the surrounding area to the town centre and plays a role in maintaining the quality and range of shopping, and in sustaining the vitality and viability of the town centre as a whole.
5.132 5.130 Currently 40.6% of the measured frontage of the centre is in non-A1 use. The proportion of non-A1 uses marginally exceeds the 40% threshold. Mixed use redevelopment of the Stone Street site in accordance with the provisions of POLICY CR10 CR11 will reduce the percentage non-retail to below 40%. A substantial loss of A1 uses would be detrimental to the vitality and viability of the area as a whole, and consequently units in non-A1 use should not exceed this figure.
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5.133 5.131 Cranbrook Primary Shopping Area contains a number of residential units, and subject to compliance with other policies contained in this Plan, a change of use of the ground floor to a shop within the defined area would be acceptable. However, in these cases it is desirable that part of the building be retained in residential use in order to retain a residential unit and help sustain the character and vitality of the centre.
5.134 5.132 POLICY CR11 CR12 aims to protect the retail frontages of the Primary Shopping Area and seeks to protect against the excessive concentration of uses outside Class A1 which might cause significant interruptions to the shopping frontages.
POLICY CR11 POLICY CR12
Within the Cranbrook Primary Shopping Area, as defined on the Proposals Map, proposals for A1, A2, A3 and other uses appropriate to the character of the shopping area will be permitted provided both of the following criteria are satisfied:
1 The proposal would not result in non-A1 uses exceeding 40% of the ground floor measured frontages as defined on the Proposals Map*; and
2 The proposal would not result in the excessive concentration of non-A1 uses which would cause a significant interruption in the shopping frontage, reducing its attractiveness and thus harming the vitality and viability of the centre as a whole.
*Excludes the frontage of the supermarket off the High Street.
Hawkhurst Town Centre
5.135 5.133 Retail provision and other services are concentrated around the major crossroads of the A229 and the A268 at the centre of Hawkhurst.
5.136 5.134 The centre offers approximately 2,000m² square metres shopping floorspace and currently loses significant expenditure to surrounding centres. Approximately 430m² square metres floorspace is devoted to convenience shopping.
5.137 5.135 There is a high number of vacant units, pedestrian flows are low and the centre currently lacks lacked the attraction of a convenience supermarket.
MIXED USE ALLOCATION
5.138 5.136 The Tunbridge Wells Shopping Study (1999) indicates that Hawkhurst would benefit from new convenience provision, to serve local needs. The provision of a convenience retail supermarket would represent a qualitative improvement to the centre, reinforcing Hawkhurst’s position within the identified hierarchy of centres.
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5.137 Planning consent has subsequently been granted for a mixed use development including a supermarket and residential development on land to the south of Rye Road, comprising the All Saints Car Park, land to the rear of the car park, a former garage workshop and the residential properties to its rear, and the library building.
5.139 It would not be appropriate to allocate land for a large-scale store which would dominate other large stores and centres in the area as this would represent an unsustainable solution contrary to Government advice in PPG 6 and 13. Whilst the centre is relatively well-served by public transport and can be accessed by local residents on foot or cycle, the size of the store is constrained by the capacity of the A229/A268 junction. In addition, the centre is situated within a designated conservation area and contains a number of residential properties. The scale of provision should allow sensitive integration into the character of the centre without significant impact on residential amenity.
5.140 Provision is made for a convenience retail supermarket comprising no more than 1,300m² gross floorspace under POLICY CR12.
5.141 This site is located south of Rye Road and comprises the All Saints Car Park, land to the rear of the car park, a former garage workshop and the residential properties to its rear, and the library building. The comprehensive redevelopment of the site for a mix of uses brings the opportunity to remove unsightly and outmoded buildings that currently detract from the character of Hawkhurst Conservation Area, whilst considerably improving the vitality and viability of the centre.
5.142 The site is considered suitable for a Class A1 supermarket and small-scale residential development. Any residential development should comply with policies in the Housing Chapter. The proposed development is complemented by an allocation for additional public car parking (under POLICY TP31) to serve both the supermarket and the centre as a whole.
5.143 In view of its location in the Conservation Area and close proximity to a listed building, the development should be sympathetic in terms of layout, scale and design and provide a new focal point for the village. It should also reflect the transitional position that the site occupies in Rye Road, between the developments with frontage open space such as the Almshouses and All Saints Church, and the more closely developed central area. Particular attention should be paid to the design of the roofline of the supermarket building, since it will be visible from longer views to the south.
5.144 The supermarket will require a new repositioned pedestrian/vehicular access from Rye Road. Pedestrian links to Church Walk and Highfield Close should be retained. A pedestrian crossing to link the site to the Colonnade and other traffic-calming measures should be provided.
5.145 A Planning Brief has been approved by the Local Planning Authority to cover this site.
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POLICY CR12
Land off Rye Road, Hawkhurst, as defined on the Proposals Map, is allocated for a mix of uses. The Local Planning Authority will seek the uses, access, form and layout provisions set out below. Comprehensive development of the site is sought. The site may come forward in phases but proposals for development of part of the site which would prejudice eventual development of the whole allocation will not be permitted.
Type of Use: The Local Planning Authority will seek a mixed use development comprising A1 convenience retail supermarket of no more than 1,300 square metres gross floorspace and C residential use. Retail use should be provided on the ground floor frontage to Rye Road.
Access: A single repositioned vehicular and pedestrian/cycle access should be provided off Rye Road. A pedestrian crossing should be provided on Rye Road to link with the Colonnade. The existing pedestrian links through the site should be retained. Additional parking is to be provided to serve the development in accordance with POLICY TP31. A traffic calming gateway feature should be provided to the east of the site at the entrance to Hawkhurst.
Form and Layout: A single-storey retail development is sought with residential development fronting Rye Road. Particular attention should be paid to the design of the roofline of the supermarket building.
HAWKHURST PRIMARY SHOPPING AREA
5.146 5.138 The cluster of retail and other uses has been defined as the Hawkhurst Primary Shopping Area. The measured shopping frontage is 329.3m (excluding the proposed supermarket) and the percentage non-A1 use exceeds 40%. is 44.8% of the measured frontage. The Mmixed use redevelopment of the site south of Rye Road, including a convenience retail supermarket, in accordance with the provisions of POLICY CR13 will reduce the percentage non-retail to approximately 40%.
5.147 5.139 The Hawkhurst Primary Shopping Area is relatively small and relies on retaining a range and number of retail outlets to retain its attractiveness. A loss of A1 uses would be detrimental to the vitality and viability of the area as a whole and units in non-A1 use should be limited to 40% of the measured frontage.
5.148 5.140 POLICY CR13 aims to protect the retail frontages of the Primary Shopping Area. The policy also seeks to protect against the excessive concentration of uses outside Class A1 which might cause significant interruptions to the shopping frontages.
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POLICY CR13
Within the Hawkhurst Primary Shopping Area, as defined on the Proposals Map, proposals for A1, A2, A3 and other uses appropriate to the character of the shopping area will be permitted provided both of the following criteria are satisfied:
1 The proposal would not result in non-A1 uses exceeding 40% of the ground floor measured frontages as defined on the Proposals Map*; and
2 The proposal would not result in the excessive concentration of non-A1 uses which would cause a significant interruption in the shopping frontage, reducing its attractiveness and thus harming the vitality and viability of the centre as a whole.
*Excludes frontage of proposed supermarket to south of Rye Road.
Neighbourhood and Village Centres
5.149 5.141 Neighbourhood centres have been identified within Limits to Built Development of Tunbridge Wells and Southborough, and village centres apply to villages classified in the Planning Strategy Chapter under Policy RS2 of the approved Kent Structure Plan.
5.150 5.142 There are a number of small-scale uses which are important in serving the regular needs of local neighbourhoods or villages. Such uses include:
• surgery (doctor and dentist or complementary therapies such as osteopathy and homeopathy); • places of worship; • community hall; • children’s playspace; • recreation facilities; • school or pre-school education; early years and child care; • library; • post office service; • shop; • restaurant or public house; • recycling centre.
5.151 5.143 Within the urban area of Royal Tunbridge Wells and Southborough, a neighbourhood centre has been defined where a minimum of five existing or proposed such uses are clustered within a distance of some 400m.
5.152 5.144 The following neighbourhood centres within Royal Tunbridge Wells and Southborough are defined on the Proposals Map:
Broadmeads Neighbourhood Centre Hawkenbury Neighbourhood Centre High Brooms Neighbourhood Centre
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Mount Ephraim Neighbourhood Centre North Southborough Neighbourhood Centre Rusthall Neighbourhood Centre Sherwood Neighbourhood Centre Showfields Neighbourhood Centre Silverdale Neighbourhood Centre St Barnabas James’ Neighbourhood Centre St John’s Neighbourhood Centre St Peter’s Neighbourhood Centre
5.153 5.145 In the smaller-scale villages, identified under the approved Kent Structure Plan Policy RS2, facilities are often within a reasonable walking distance of each or located within a reasonable distance (400 metres) outside the Limits to Built Development.
5.154 5.146 In meeting sustainable objectives it is important that existing clusters of facilities within neighbourhood and village centres are retained and, where demand exists, enhanced. Proposals contained in the Transport and Parking Chapter and the Draft Transport Strategy aim to achieve better pedestrian and cycle movement to, and within, these centres. In this way, multi-purpose trips can be made to local facilities by sustainable means. It also means that a range of services are conveniently located for those without a car. For these reasons it is important to retain existing clusters of community facilities.
5.155 5.147 POLICY CR14 seeks to retain existing provision within the defined centres, or 400m from a defined village Limit to Built Development, unless alternative provision is available within the centre. For example, if a defined centre contained more than one public house, it may be acceptable to reduce the number of pubs within the centre. However, particular community uses may contribute significantly to the character of a listed building or a conservation area and all proposals would need to comply with POLICIES EN3 and EN5 which seek to protect the character of a listed building or the character of a conservation area.
5.156 5.148 Changes of use between the identified community functions within a Neighbourhood or Village Centre may be permitted where this would complement the overall character and role of that centre.
5.157 5.149 Some of these facilities are afforded protection through more generally applied policies elsewhere in the Plan.
Children’s Playspace and Recreation Facilities
5.158 5.150 Playspace and recreation facilities are covered within the Recreation Chapter, and in particular POLICY R1 resists proposals for development on open space and seeks to protect existing facilities. These facilities are important in the local area and reduce the need to travel elsewhere to use such facilities.
Community Buildings
5.159 5.151 The retention of community buildings is also covered in POLICY CS6 in the Community Services Chapter. POLICY CR14 affords extra protection to community buildings within neighbourhood and village centres.
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Doctors, Dentists and Other Surgeries
5.160 5.152 The provision of doctors, dentists and other surgeries is discussed in the Community Services Chapter. POLICY CR14 seeks to retain existing surgeries within neighbourhood and village centres.
POLICY CR14
Proposals that would result in the loss of a community facility as listed below, from within the defined neighbourhood centres or within, or a 400m distance from, the defined Limits to Built Development of RS2 Villages, will not be permitted unless suitable alternative provision is made within the defined centre:
• Surgery (doctor, dentist and other healthcare centres); • School, pre-school early years and child care (unless referred to in POLICY CS5); • Retail provision (including post office service and shop); • Restaurant and public house; • Children’s playspace; • Library; • Community hall; • Place of worship; and • Recycling centre.
5.161 5.153 Whilst POLICY CR14 seeks to prevent the loss of a community facility which is important to a locality, POLICY CR2 CR3 aims to group new small-scale uses, including the community facilities listed for the purposes of POLICY CR14, in existing town, neighbourhood or village centres.
Implementation
5.162 5.154 Policy Number Implementing Agency
CR3 CR5 Private Sector CR4 Private Sector CR6 CR7 Private Sector CR8 CR9 Private Sector CR10 CR11 Private Sector CR12 Private Sector
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5.163 5.144 Other policies and paragraphs in this Chapter will be applied by the Local Planning Authority to retain and enhance the established hierarchy of centres within the Plan area and meet the sustainable objectives of this Plan.
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Introduction
6.1 Housing is a key issue for the Local Plan. By making the best possible use of existing housing stock, the Plan seeks to minimise the need to use greenfield sites for development. Priority is given to the re-use of previously-developed land, including the conversion, redevelopment and sub-division of existing buildings, with a target of 85% of new housing development to be generated from previously-used sites during the Plan period. The most sustainable location for housing is within, or close to, the existing town and neighbourhood centres of Royal Tunbridge Wells and Southborough.
6.2 In order to meet the strategic dwelling requirement to 2011, some greenfield land will need to be identified, although such development is not expected to be required until the latter phase of the Plan period. The most sustainable location, close to employment, shops, schools, entertainment and other services would be an extension to the urban area of Royal Tunbridge Wells and Southborough.
6.3 As the number of one-person households rises, it is important to respond to an increasing demand for smaller properties. The Plan also recognises the need for an adequate supply of affordable housing and accommodation for key workers.
6.4 The first section of this Chapter deals with general policies. The remainder of the Chapter sets out the amount, location and phasing of additional housing land to be provided, together with policies which seek to control residential development both within, and outside, the defined Limits to Built Development.
Aims
1. To retain and make the best possible use of existing housing stock within the defined Limits to Built Development, including those within, or close to, town, neighbourhood and village centres.
2. To retain and enhance the character and amenities of predominantly residential areas.
3. To ensure that an adequate supply of land for additional housing is available during the Plan period which allows housing development to proceed in line with the approved Kent Structure Plan proposals and Government advice in respect of site location and phasing.
4. To make the best possible use of previously-developed land and buildings within the defined Limits to Built Development, through conversion of existing buildings, redevelopment or infill development.
5. To monitor and manage the release of land such that greenfield land is not released for development whilst there is a satisfactory supply of previously- developed land.
6. To ensure an appropriate range of dwelling types is provided, including small dwellings and affordable housing.
7. To promote the good design and layout of new housing development, whilst making the most efficient use of land and to make adequate provision for open space and community facilities.
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General Policies
THE RETENTION OF THE EXISTING HOUSING STOCK
6.5 In addition to the continuing yield from unidentified sites, the approved Kent Structure Plan emphasises the importance of making the best possible use of the existing housing stock within existing built up areas. This includes the maintenance, renovation and adaptation of existing dwellings. This in turn will contribute to minimising the need for using greenfield sites for residential use.
6.6 The Borough Council remains committed to the retention of the existing housing stock. This is particularly important in relation to the cores of towns and villages where the proximity of residential properties to commercial buildings contributes to the special character and vitality of an area. This is a special characteristic of Royal Tunbridge Wells, Southborough, Paddock Wood, Cranbrook and Hawkhurst. Although there may be instances, because of surrounding activities, where the premises are unsuitable for residential purposes, it is not considered that residential use is incompatible with the activities generally found within these centres. Indeed, residential development may be important to the vitality of a centre. This type of location may provide an attractive choice to those households who have limited personal mobility. Housing located at, or near, the centre of settlements represents a very sustainable form of development since it is normally close to a wide range of shops, services, employment opportunities and public transport. Development is also often at higher densities in central areas and represents a very efficient use of land.
6.7 It is preferable that small-scale community uses cluster within defined town, neighbourhood or village centres where they adjoin other community facilities and are well located to conveniently meet the population’s needs (POLICY CR14). Where this is not feasible, small-scale community uses may be situated within a residential area in order to be close to the population they serve. Such uses include doctors’ and dental surgeries, playgroups, nurseries, community buildings and small-scale local shops. In these cases it is desirable that some part of the building should be retained in residential use in order to retain a residential unit and help sustain the character and vitality of an area.
6.8 Other exceptions allowed within POLICY H1 include schemes coming forward within a settlement which would involve a comprehensive development with significant environmental gain or improvement which would benefit the wider community.
6.9 Where premises are located within a Primary Shopping Area, proposals for the change of use of a dwelling to a use which would enhance the vitality and viability of the shopping area may be allowed. Nevertheless, PPG3 emphasises the importance of retaining mixed uses, including residential uses in commercial centres and within individual sites or buildings to ensure the vitality of the area outside business hours and to contribute to the housing supply. Wherever practicable, residential use should be retained on the upper floors of buildings within shopping areas.
6.10 Exceptionally it may be the case that the change of use of a listed building from residential to an alternative use, in compliance with POLICY EN3, would be essential to ensure the preservation of the building.
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POLICY H1
Proposals for the change of use from residential to other uses will only be permitted where at least one of the following criteria is satisfied:
1 The premises are unsuitable for residential use in respect of the standard of accommodation provided and are incapable of being made satisfactory at reasonable expense;
2 The environment is unsuitable for residential use, due to factors such as an un-neighbourly use, dust, smell or noise;
3 The use of part of a residential building is proposed for the accommodation of a small-scale community facility which requires to be located in a town, neighbourhood or village centre or a residential area close to the population it serves. Wherever practicable, some self- contained residential accommodation should be retained as part of the development;
4 The retention of the building or its use for residential purposes would prevent a comprehensive development with significant environmental gain or which would achieve a wider benefit to the community. In such cases, wherever practicable, residential development should be replaced within the proposed scheme; or
5 The change of use of a listed building to an alternative use is essential to ensure the preservation of the building.
SMALL AND INTERMEDIATE-SIZED DWELLINGS
6.11 Policies in the approved Kent Structure Plan are aimed at meeting the needs of small households, including the elderly.
Demographic Change
6.12 Some 80% of the growth in the total number of households nationally over the next 15 years is expected to be due to the increase in one-person households. This pattern is also expected to apply in Kent and in the Plan area, over the Plan period to 2011.
6.13 At the 1991 Census, the average household size in Tunbridge Wells Borough was 2.5 persons. Projections (1989 based) suggest that the average size will fall within the Borough to 2.39 by 2001 and 2.31 at 2011. At 2001 this was estimated to be 2.31 persons and projections indicate that the average size within the Borough will fall to 2.22 by 2011 (which is lower than the average for both Kent County as a whole and the West Kent area).
6.14 The composition of households is also changing. At 1991 in Kent, married couple households accounted for over 58% of the total, with one-person households making up 25%. By 2011 households based on married or cohabiting couples are forecast to be only 46% of the total, whereas one-person households will comprise over 34% of the total. This arises from social trends such as an increase in those who never married, divorcees living alone, young people moving out of the family home to independent accommodation and people living longer, often alone if they are widowed. There is likely to be a substantial increase in demand for smaller, easier-to-manage properties which are situated within easy reach of services and facilities for such households. It is
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important to make the best possible use of land and buildings in appropriate locations within built up areas to provide for this long-term population change.
Market Provision
6.15 Market pressures and changing demographic profiles indicate that allowing for an increasing proportion of smaller units in the housing stock will provide for wider choice, help meet special needs, extend accessibility to the housing market and confer planning benefits in efficient use of land and buildings. Empirical evidence in the Borough suggests that the market is supplying self-contained, two-bedroom units of around 80 square metres. This size of unit could accommodate either a larger two- bedroom unit or a small three-bedroom unit. This is particularly the case with the conversion and redevelopment of properties in Royal Tunbridge Wells to flats. There is also a need to widen this choice further through the provision of self-contained accommodation of up to 60 square metres, which will provide a one-bedroom unit. Such units could accommodate one or two-person households and will bring lower cost housing onto the market, allowing access for a greater number of households whilst also making efficient use of land.
Dwelling Mix to be Sought on Development Proposals over 15 Bedspaces
6.16 The number of bedspaces which may be assumed to be provided by a dwelling with a particular number of bedrooms is contained in the footnote to POLICY H2 below.
6.17 It is impractical to achieve a dwelling mix in very small development schemes. Over the period 1991-1999, development proposals for 15 or more bedspaces amounted to 15% of the total number of residential schemes developed, although this accounted for some 75% of the total number of dwellings provided. These larger schemes tended to be located at Royal Tunbridge Wells and Southborough, with some at Paddock Wood and Cranbrook.
6.18 The remaining 85% of approved schemes (providing less than 15 bedspaces each) tended to be located at the rural settlements on small sites. They accounted for some 25% of the dwellings completed in the Plan area and showed a marked tendency to be 3+ bedroom dwellings. Using dwelling mix to increase residential density at rural settlements may not result in the most sustainable pattern of development in relation to the availability of jobs and services. Consequently, it is proposed to target a dwelling mix which contains smaller units on sites of 15 or more bedspaces.
6.19 The number of bedspaces in a property is only a rough guide to the size of dwellings provided and extremely generously proportioned dwellings are unlikely to achieve the densities and efficiency of land use outlined in Government guidance.
6.20 Records over the period 1991-1999 indicate that of the total number of dwellings completed across the Borough, the market has provided some 26% as bedsit/one- bedroom accommodation. This has typically been in units of approximately 60 square metres or less internal floorspace. A further 31% has been as two-bedroom accommodation – this is in units of approximately 61-80 square metres internal floorspace.
6.21 In view of the longer-term household projections, the need to provide a choice of house size and to make the best possible use of the housing land opportunities available, the Local Planning Authority will seek to influence the number of small and intermediate dwellings provided in all schemes which would provide 15 or more bedspaces.
6.22 The Local Planning Authority is keen to maintain and extend this trend and consequently will seek an element of small dwellings (defined as 60 square metres or less internal floorspace) which should amount to a minimum of 25% of the total dwellings proposed. A significant element of intermediate dwellings will also be sought
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(defined as 61-80 square metres internal floorspace). and this This should amount to a minimum of 50% of the total dwellings proposed. The remainder of dwellings proposed may be of any size. However, where more than 25% of the total dwellings are proposed to be small dwellings, the percentage of the total provided as intermediate dwellings may be reduced proportionately, but small and intermediate dwellings together would still account for 75% of the total. The remainder of dwellings proposed may be of any size.
6.23 The dwelling mix sought under this policy and the element of affordable housing to be sought under POLICY H3 need not be mutually exclusive.
POLICY H2
Proposals for residential development of 15 or more bedspaces (*1), will only be permitted if they incorporate an element of small dwellings (*2) and a significant number of intermediate dwellings (*3).
Notes:
*1. Bedspaces will be calculated in the following way:
Bedrooms per Property Bedspaces per Property 1 2 2 3 3 4 4 5 5 6 6 7
*2. Small dwellings are defined as 60 square metres or less total internal floorspace.
*3. Intermediate dwellings are defined as 61-80 square metres total internal floorspace.
AFFORDABLE HOUSING WITHIN DEVELOPMENT SCHEMES
6.24 A major cause for concern in the Plan area is the lack of available housing at affordable prices. This is a widespread problem, recognised by the Government in PPG3, Circular 6/98 and RPG 9 for the South East. This guidance requires that the issue of affordable housing be taken into account when formulating Local Plan policies.
Definition of Affordability and Need for Affordable Housing
6.25 The Tunbridge Wells Borough Local Housing Needs Survey (2000) was carried out on behalf of the Borough Council.
6.26 The Tunbridge Wells Borough Local Housing Needs Survey (2000) indicated that at June 2000 the minimum housing prices were as follows:
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Property Size Minimum Price Minimum Weekly Rent
1 bedroom £53,000 £99 2 bedroom £84,000 £124 3 bedroom £112,000 £160 4 bedroom £171,000 £268
6.27 Average prices ranged from £60,000 (£108 weekly rental) for a one-bedroom property to £218,000 (£331 weekly rental) for four-bedroom properties.
6.28 The survey also revealed that the average gross household income in Tunbridge Wells Borough was £24,589 per annum compared with a national average of £20,500. The local average conceals wide differences – over 60% earn less than the average and over 10% of households had no earned income at all.
6.29 The test for mortgage affordability is derived from typical practice of mortgage providers and is a deposit of at least 5% of the house price and a gross annual income of at least one third of the property price minus the amount of the deposit. Rental affordability is defined such that a household should not spend more than a quarter of their net income on rent, which reflects common practice as assessed by the surveyors. A household would be defined as unable to afford private sector housing (either purchased or rented) if it does not have a deposit equivalent to 5% of the price of a suitable home; and it has a gross income less than one third its mortgage requirement and renting privately would take up more than 25% of its net household income.
6.30 Using this definition, and combining it with house prices for the Plan area, the Tunbridge Wells Borough Local Housing Needs Survey (2000) revealed that (taking account of the likely known supply of affordable housing), an additional 1,847 affordable dwellings would be required between 2000 and 2005.
6.31 For the purposes of this Plan, affordable housing is defined as housing where the weekly cost is within the current Housing Corporation rent ceiling for new affordable housing within the Borough.
Affordable Housing Target
6.32 The Tunbridge Wells Borough Local Housing Needs Survey (2000) figure of 1,847 additional affordable houses would amount to over 70% of the total remaining strategic housing requirement for the Plan period (as defined in Table 2). Neither sufficient land resources, nor funding from the Housing Corporation and other sources will be available to meet the total affordable need during the Plan period. To meet the need in full would also encourage in-migration to the Borough and, in practice, result in little reduction in the level of local need over the Plan period.
6.33 One of the Local Plan’s key objectives is to ensure that as many new homes as possible are built on previously-developed land. As this type of site is often more expensive to prepare and develop, it would undermine the objective to require a high proportion of affordable housing in addition to the other developmenter contributions sought in the Local Plan.
6.34 It is estimated that over the Plan period funding could be available from a variety of sources for some 85 a minimum of 100 additional affordable units per annum, giving an overall target of 850 1,000 units for the Plan period. Funding and sites are already identified for some 30 affordable dwellings for 2001-2002. In addition 250 dwellings are expected to be met by the Borough Council and Registered Social Landlords (RSL) through activities such as purchasing existing housing stock, and developing or redeveloping RSL’s own stock and landholdings including garage courts and under- utilised land within inefficient layouts.
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6.35 The Tunbridge Wells Borough Local Housing Needs Survey (2000) established that over 65% of the total housing need in the Borough was in the main urban area of Royal Tunbridge Wells and Southborough where the majority of larger-scale new housing sites will be concentrated during the Plan period. The remainder is situated in the rural areas including Paddock Wood, Cranbrook and Hawkhurst. The opportunities for large- scale market housing in these areas will be limited and in these areas additional affordable housing may come forward as rural exceptions affordable housing (which is dealt with under POLICY H9). H11). Sites for rural exceptions housing cannot be identified in advance in the Local Plan and where a site may become available, its release is dependent on a detailed local needs survey. (The Tunbridge Wells Borough Local Housing Needs Survey (2000) would not give a statistically significant estimate of the need at the level of the individual parish). From previous trends, approximately 150 affordable units may be achieved from this source over the Plan period.
6.36 In order to achieve the target of 850 1,000 additional affordable dwellings over the Plan period, approximately 420 470 new affordable homes would need to be met from the larger housing sites which are either allocated sites in the Local Plan or will come forward as unidentified previously-developed sites.
6.37 Given the high land values in the Borough, it is unlikely that RSLs will have adequate funding to compete in the market for new housing sites. For this reason, a policy is included in the Plan which provides the Local Planning Authority with an opportunity to seek a proportion of affordable housing on market sites to assist in meeting the need identified in the Borough.
6.38 To achieve 420 470 affordable units over the Plan period would mean that 25% of the anticipated housing provision from all allocated and previously unidentified sites of 15 or more dwellings would need to be provided as affordable housing. However, where there are demonstrable exceptional and unforeseen costs involved in preparing and developing previously-developed sites, the percentage of affordable housing on any given site will be subject to negotiation at the time of a planning application so as to allow for issues of viability to be considered.
Type of Households in Need
6.39 Of the households in need, the Tunbridge Wells Borough Local Housing Needs Survey (2000) indicated that some 58% required one-bedroom accommodation and a further 25% required two-bedroom accommodation. This reflects a general trend towards smaller households in the population at large. Consequently, most of the need is for small units. However, larger dwellings in the social rented sector tend to have a much lower turnover rate than smaller dwellings and small households may grow over time and their needs will change. As a consequence, the need for larger affordable housing units (3+ bedrooms, which forms 17% of the total households in need) is recognised and an element will be sought on sites where affordable housing is to be provided.
6.40 Of the households in need almost 21% had no earned income and of those who did have an income, the annual average was £10,500. No households identified in the local survey as being in need are able to afford housing costing more than £109, £129 and £150 per week for one, two or three-bedroom accommodation respectively.
6.41 The Tunbridge Wells Borough Local Housing Needs Survey (2000) indicates that very few of the households in need (less than 2.5%) would be able to afford to purchase low cost new housing or shared ownership housing in the Borough. Given current Housing Corporation rent benchmarks, some 35.6% of those in housing need would be able to afford rented housing without the need for housing benefit. As a consequence, affordable housing need would be most effectively met by social rented accommodation rather than low cost or shared ownership schemes. The type of provision and method of provision of the affordable housing (whether the land or buildings or both are provided to the RSL at an agreed price) will be a matter for negotiation according to the circumstances of each site.
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POLICY H3
In respect of proposals for residential development, or mixed use schemes where the site is capable of accommodating 15 or more dwellings, the Local Planning Authority will seek the provision of 25% of the total dwellings as affordable units*(1), in accordance with both of the following criteria:
1 The Local Planning Authority will not grant planning permission for affordable housing unless the initial and subsequent occupancy of such development is controlled by conditions, agreements or a Registered Social Landlord to ensure that the accommodation remains available in future to meet the purposes for which it is permitted; and
2 A financial appraisal of the scheme, proving that it meets A statement proving that the scheme would meet the defined needs for affordable housing shall accompany any planning application.
Notes:
*(1) Affordable housing is defined such that the weekly cost of the housing is within the current Housing Corporation rent ceiling for new affordable housing for the Borough.
GYPSY SITES
6.42 The enactment of the Criminal Justice and Public Order Act 1994 repealed the statutory duties of Local Authorities to provide gypsy sites. The Secretary of State’s power to designate a Local Authority as having made adequate provision for gypsies was rescinded in November 1994. However, Circular 1/94 states that Local Authorities must continue to have regard to meeting the need for accommodation consistent with a nomadic lifestyle through locational or criteria-based policies in Local Plans.
6.43 Local Authorities still have a duty to continue monitoring the adequacy of the gypsy site provision in relation to the gypsy population. This is undertaken at six-monthly intervals by the Borough Council (and by the Kent County Council in respect of sites which they manage). The regular counts show a peak of 13 families on unauthorised sites in the Borough in July 1993, and since then the counts have ranged from 3 to 9 unauthorised sites. The gypsy population and demand has remained almost static since the change in legislation. Only a few sites have been pursued through the planning process suggesting a low demand for additional sites in the Borough.
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Table 1
County Council Owned/Borough Council Operated Gypsy Sites at July 2002 January 2001
North Farm, Royal Tunbridge Wells 12 plots Cinderhill Wood, Matfield, Brenchley 4 plots Heartenoak, Hawkhurst 3 plots
Privately Owned Sites at July 2002 January 2001
South of Jackswood Cottage, Maidstone Road, Paddock Wood 4 plots Deanwood, Old Hay, Paddock Wood 1 plot Hartley Lands, Swattenden Lane, Cranbrook 1 plot Rockshill, Frittenden 1 plot Heartenoak, Hawkhurst 2 plots
6.44 Circular 1/94 indicates that it will not be appropriate to make provision for gypsy sites in areas of open land where development is severely restricted, for example in Areas of Outstanding Natural Beauty, Sites of Special Scientific Interest, or other protected landscape and nature conservation areas. Gypsy sites are not regarded as appropriate in the Green Belt (see POLICY MGB1). Sites may be found in rural or semi-rural settings, but care needs to be taken to avoid encroachment into open countryside. Consistency with agricultural, archaeological, countryside and environmental policies is required by the Circular.
6.45 In view of the requirements to protect designated areas and the countryside, much of the Plan area is unsuitable for the allocation of gypsy sites. For these reasons and the fact that demand for gypsy sites in the Borough has remained very low, a criteria-based policy for judging planning applications for gypsy sites is considered most appropriate for the Plan area.
6.46 Local Planning Authorities are advised in setting policy to have regard to the potential for noise and other disturbance from the movement of vehicles to and from the site, the stationing of vehicles on the site and on-site business activities. The proposal should not detract from the amenities or privacy of neighbouring uses. As with all other development proposals, sites will be required to comply with POLICY EN1 and all other relevant development plan policies, as required by Circular 1/94.
6.47 POLICY H4 will apply to proposals for all types of gypsy site (those which provide a permanent base for gypsies to return to, temporary stopping places and transit sites). Any accommodation provided on sites permitted under POLICY H4 should be consistent with a nomadic lifestyle.
6.48 Private sites are generally small, accommodating pitches for individual or extended families without on-site business activities. Small sites can often be less intrusive.
6.49 Landscaping and planting with trees and shrubs will help sites blend into their surroundings, give structure and privacy and maintain visual amenity.
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POLICY H4
Proposals for the establishment of gypsy* (1) sites will be permitted provided all of the following criteria are satisfied:
1 The size of the site and the number and distribution of pitches within it would be appropriate to its location;
2 The configuration of the site would be satisfactory and its physical containment against unauthorised extension would be achievable;
3 The proposal would not be visually intrusive and would be well- screened by existing vegetation and physically contained by landscaping* (2);
4 Proposals would not be located within an exposed position in the High Weald Area of Outstanding Natural Beauty, or a Special Landscape Area or elsewhere where they would have more than a minimal impact on the rural character of the locality; and
5 The location of the proposed site is appropriate in terms of proximity to essential local services such as shops, schools, public transport, medical and social services.
Notes *(1) For the purpose of this policy, the definition of a gypsy is a person of nomadic habit, whatever race or origin, who travels for the purpose of making or seeking a livelihood, but does not include members of an organised group of travelling showmen, or of persons engaged in travelling circuses, travelling together as such.
*(2) In view of the need to prevent visual intrusion by additional caravans it may be necessary to condition an application to limit the number of caravans to be accommodated on the site and to remove permitted development rights.
Housing Development
HOUSING PROVISION
6.50 The Local Plan has been drawn up within the framework of the approved Kent Structure Plan, which includes the proposal that provision be made for 2,900 new dwellings within Tunbridge Wells Borough in the period 2001-2011. Between 2001 and 2006, a total of 1,200 additional dwellings is required, whilst between 2006 and 2011, 1,700 dwellings should be provided. The provision made in relation to each five-year period is cumulative. Any surplus or shortfall from the first period is rolled forward to the second.
6.51 Kent County Council is in the process of a fourth review of the approved Kent Structure Plan to cover the period to 2021. This will need to take account of housing expected to be built as a result of Regional Planning Guidance for the South East following the plan, monitor and manage approach.
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6.52 Housing provision will be made from a number of sources:
• development already completed between 1991-2001 which is surplus to the approved Kent Structure Plan requirements and rolled forward into this Plan period;
• development completed since 2001;
• planning permissions;
• unidentified previously-developed sites;
• land allocated for housing on previously-developed sites; and
• land allocated for housing on greenfield land.
Completions and Planning Permissions
6.53 There have been 2,812 dwellings completed in the Plan area between 1991 and 2001. This gives a surplus of 12 dwellings from this period to carry forward to the 2001-2011 Plan period. In addition, there were valid planning consents for a net increase of 667 668 dwellings at April 2002.(April 2001). To ensure robustness in the supply a discount of 5% has been allowed for in Table 2 to reflect past trends of non-implementation of consents.
Additional Unidentified Previously-Developed Sites
6.54 Unidentified (or windfall) sites are those which have not been specifically identified as available in the Local Plan. They comprise previously-developed sites that unexpectedly become available. Previously-developed sites are defined (by PPG3, Annex C) as land which is, or was, occupied by a permanent (non-agricultural) structure and associated fixed surface infrastructure. The definition includes the curtilage of such a site.
6.55 Government advice (PPG3) indicates that Local Planning Authorities should make specific allowances for all the different types of potential windfalls in their Plans. Allowance should be made on the basis of examining past trends in windfalls coming forward for development and on the likely future windfall potential as assessed in an urban capacity study. No allowance should be made for unidentified greenfield sites.
6.56 Within the Plan area, the market is extremely pro-active in assembling sites not identified for housing and bringing them forward for development, partly as a result of the successful application of Green Belt and Limits to Built Development policies. The Tunbridge Wells Borough Urban Capacity Study (2001) suggests that there is considerable scope for this process to continue, particularly within the towns. In addition to those unidentified sites which already have the benefit of planning permission, it is estimated that a further 950 1,000 dwellings will be built on unidentified previously- developed land during the remainder of the Plan period. POLICY H5 aims to enable, encourage and guide this type of development.
Land Allocated for Housing on Previously-Developed Sites
6.57 Given the large number of small, unidentified sites likely to come forward for development during the Plan period, the Local Planning Authority sought to identify only sites of 0.4 hectares or greater as housing allocations in the Local Plan Review. Following the sequential approach, sites were initially sought within, or in reasonable walking distance of, the defined centres of Royal Tunbridge Wells, Southborough, Paddock Wood, Cranbrook and Hawkhurst prior to other brownfield opportunities being examined. Such previously-developed sites have been allocated through POLICIES H6 and H7 of the Local Plan. and are capable of accommodating a minimum of 1,020
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dwellings. Since the First Deposit of the Local Plan Review, one site has achieved planning permission and is now included within the relevant entry of Table 2. The remaining allocations within POLICIES H6 and H7 are capable of accommodating a minimum of 955 dwellings.
Land Allocated for Housing on Greenfield Sites
6.58 The Local Planning Authority considers that sufficient housing to meet the approved Kent Structure Plan targets may not be produced if reliance were made on existing commitments and previously-developed land alone. For this reason, land to accommodate a further 120 200 homes is allocated in POLICY H8.
6.59 In summary, Table 2 below sets out how the approved Kent Structure Plan housing requirement for 2001-2011 will be met.
Table 2
Source Net Dwelling Completions Surplus completions from 07/91 – 04/2001 period 12 Net planning permissions at 2001* 668 Additional unidentified previously-developed sites 1,000 Housing allocation on previously-developed sites 1,020 Housing allocation on greenfield sites 200 Total Provision 2,900
*Source: Tunbridge Wells Borough Council Development Monitor, April 2001
Table 2
Source Net Dwelling Completions Surplus completions from 07/91 – 04/2001 period* 12 Completions 04/2001 – 04/2002* 246 Net planning permissions at 2002*+ 632 Additional unidentified previously-developed sites 950 2002-2011 Housing allocations on previously-developed sites 955 Housing allocations on greenfield sites 120 Total Provision 2,915
*Source: Tunbridge Wells Borough Council Development Monitor, April 2002 +Net planning permissions have been discounted by 5% to allow for the possibility of permissions expiring without implementation
Hierarchy of Settlements
6.60 In accordance with Government guidance (PPG3), Regional Planning Guidance (RPG 9) and the approved Kent Structure Plan, the Local Authority’s Planning Strategy is to concentrate the majority of new housing development in the urban area of Royal Tunbridge Wells and Southborough. Modest opportunities for new housing exist in the centres of the rural towns of Paddock Wood, Cranbrook and Hawkhurst, but elsewhere only minor housing development is appropriate.
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ROYAL TUNBRIDGE WELLS AND SOUTHBOROUGH
6.61 There is a preference expressed in Regional Planning Guidance for locating new housing development at urban areas. Such settlements are generally well served by a wide range of facilities and a choice of means of transport. Journey distances are shorter and may not require the private car. In this respect, Royal Tunbridge Wells/Southborough is a more sustainable location for housing development in the Borough than other settlements. Equally, the opportunities for larger-scale brownfield development sites are greater in the urban area. As a consequence, the largest number of brownfield site allocations is made in Royal Tunbridge Wells/Southborough.
6.62 Sites within the Royal Tunbridge Wells Town Centre Access Zone (Residential) represent the most sustainable locations for new housing development in the Borough. As well as proximity to services and a range of transport options, the density of surrounding developments is often higher, enabling the most efficient use of land.
6.63 Sites within a reasonable distance of the defined Neighbourhood Centres in Royal Tunbridge Wells and Southborough are close to a range of local services allowing travel by means other than the car and bring the opportunity to increase patronage of the services. A wider range of facilities is available relatively closely within the centres of Royal Tunbridge Wells and Southborough.
PADDOCK WOOD, CRANBROOK AND HAWKHURST
6.64 The definition of Paddock Wood, Cranbrook and Hawkhurst (Highgate) as settlements with scope for some housing in excess of minor development reflects both planning consents and some limited development opportunities on brownfield sites, albeit at a much smaller scale to that of Royal Tunbridge Wells/Southborough. Brownfield sites within, or in reasonable walking distance of, the centre of Southborough, Paddock Wood, Cranbrook and Hawkhurst represent appropriate sustainable locations for housing.
VILLAGES
6.65 Within the villages defined in Chapter 2 (Planning Strategy) as RS2 Settlements, there are a limited range of local facilities to serve new development. There are opportunities for minor housing development through conversion, redevelopment or infill development. In addition, where a local need can be shown, there is the opportunity to provide affordable housing. Villages are considered to be inappropriate locations for expansion given the limited range of facilities available and as sufficient land is identified elsewhere within more sustainable locations.
COUNTRYSIDE
6.66 Whilst the countryside is generally the least sustainable location for development, special provision may be made for key workers, for whom it is essential to live at their place of work, and for the conversion of existing suitable rural buildings to housing use.
Making the Best Use of Land and Buildings Within Limits to Built Development
6.67 Government guidance (PPG3) requires that new housing should be located principally in existing towns and cities and make economic use of available land and existing buildings. In the interests of promoting urban regeneration as well as minimising the amount of greenfield sites released for development, Government guidance and the approved Kent Structure Plan afford priority to the re-use of previously-developed land
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and under-used or empty sites as well as the conversion and sub-division of existing buildings.
6.68 The Local Plan follows this approach by enabling the conversion of existing buildings, continued use of infill sites and the redevelopment of land and buildings formerly in other uses, as well as through the allocation of sites. In addition, this Plan seeks the provision of small and intermediate-sized dwellings and the raising of densities to make the best use of land and buildings within the built up area without compromising the environmental quality of an area.
6.69 In accordance with past trends, national and regional policy and reflecting the capacity of the Borough’s previously-developed sites and countryside constraints, a target has been set of 85% of new housing development to be built on previously-used sites during the Plan period.
UNIDENTIFIED SITES
Change of Use and Redevelopment to Residential Development
6.70 The change of use of premises to new dwellings continues to provide a regular supply of housing across the Plan area. Whilst since 1991 almost half of such development has arisen in Royal Tunbridge Wells and Southborough, around 25% has come forward in Paddock Wood, Cranbrook and Hawkhurst, with the remainder in the villages.
6.71 Where the existing use of a building is unsuited to either the building or to the area in which it is located, conversion to residential use of part or all of the building (for example, the upper floors above shops or offices) may be a viable option to help retain the building and/or make more efficient use of it. Such changes of use will continue to provide additional, often smaller-scale, residential accommodation within the built up areas.
6.72 The redevelopment of non-residential premises has made a significant contribution to new housing provision throughout the Plan area. The supply source is derived from the closure or relocation of a wide spectrum of uses such as a factory, warehouse, school, shop, bank, nursing home, pub or place of worship. Similarly, the redevelopment of houses for more intensive residential developments such as flats has provided opportunities to generate new housing on previously-developed land. To date, the majority of such development has taken place in Royal Tunbridge Wells and Southborough.
6.73 Conversion or redevelopment of a building to residential use should not involve the loss of a valuable community service within a neighbourhood or village centre (for example a shop or pub), a community building or result in the loss of hotel accommodation in the urban area of Royal Tunbridge Wells and Southborough in accordance with POLICIES CR14, T2 and CS6. CS7.
6.74 However, redevelopment is expected to continue to make a significant contribution towards the total housing provision within the Plan area.
6.75 In considering proposals for a change of use to residential, the Local Planning Authority will be mindful of the standard of accommodation provided and the quality of the surrounding environment.
Sub-division of Dwellings and Houses in Multiple Occupation
6.76 The sub-division of larger houses into flats or houses in multiple occupation is an important source of housing, particularly to meet the needs of one and two-person households, including young single people who experience difficulties in finding accommodation. The Borough Council considers it appropriate to maintain a supply of dwellings in multiple occupation provided that the standard of accommodation is
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improved and the criteria of POLICY EN1 are met. In granting planning consent for the sub-division of houses to flats or into HMOs, the Local Planning Authority will be concerned to ensure that a reasonable standard of accommodation and residential amenity is provided. Care must also be taken to ensure that proposals do not result in significant harm to the residential amenity or the character of the surrounding area.
6.77 The Victorian and Edwardian areas of Royal Tunbridge Wells and Southborough, together with the town centres of Royal Tunbridge Wells, Paddock Wood and Cranbrook, have made a significant contribution to this type of housing in the past decade and the Tunbridge Wells Borough Urban Capacity Study (2001) suggests that there is still further scope for this type of development. As such, it represents a very efficient use of the existing housing stock and often affords the opportunity to live close to a range of services and public transport networks.
6.78 Sub-division of dwellings could become significant in rural settlements as a source of smaller dwellings and lower cost housing. However, proximity to services and the public transport network will be a consideration in these locations since large amounts of very high density housing in an isolated position would be likely to result in a high level of commuting by private car.
6.79 The Housing Act 1985 defines a House in Multiple Occupation as “a house which is occupied by persons who do not form a single household”. Whilst the definition generally used includes buildings containing self-contained flats; hostels; guest houses and boarding houses, Houses in Multiple Occupation for the purposes of POLICY H5 relate only to:
(i) Houses converted and adapted for use of flatlets, bedsitting rooms and single rooms;
(ii) Houses occupied by over six people on a shared basis; or
(iii) Houses of which part are let in lodgings, i.e. catering for lodgers not living as part of the main household.
6.80 The standard of accommodation found in Houses in Multiple Occupation is often low and they exhibit particular problems, including overcrowding, lack of basic household amenities and inadequate means of fire escape. A survey carried out on behalf of the Borough Council in 1995 of 1,000 HMOs has led to a strategy and programme for risk assessment and enforcement as part of the Borough Council’s Housing Strategy. The condition of premises is monitored, with particular emphasis on the adequacy of kitchen facilities, levels of disrepair and the implication for fire safety. Grants may be available for this purpose based on the financial status of the applicant.
Infill Development
6.81 Infill development has been a major contributor to housing supply throughout the Plan area. The Tunbridge Wells Borough Urban Capacity Study (2001) indicate a reduced capacity for such development during the Plan period compared with past trends.
6.82 Infill development often requires the careful design and layout of dwellings rather than relying on standard design patterns which, besides often being visually unsympathetic, may also not deliver higher densities.
6.83 Minor infill development often takes the form of one or two dwellings, including, in appropriate circumstances, further building within the curtilage of an existing site.
Monitoring Benchmark
6.84 The Tunbridge Wells Borough Urban Capacity Study (2001) and past trends indicate that, in addition to windfall sites which already have planning permission, a further 1,000
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dwellings should come forward during the Plan period through the application of POLICY H5. The rate at which these sites come forward will depend on many factors including the general state of the local housing market, the effectiveness of development restraint outside the defined settlement boundaries, and a series of individual decisions concerning the future of unidentified sites. For the purposes of monitoring the supply of housing land, an average of 100 50 completed dwellings per annum has been assumed on additional unidentified sites for the period 2001 – 2006, as many such sites would already have had planning permission at April 2001. Thus, by the end of the first monitoring period (2005), 400 200 additional completions would be expected from windfall sites. The majority of additional unidentified sites which do not currently have planning permission (800 dwellings) will come forward in the period 2005-11.
POLICY H5
Within the Limits to Built Development, as defined on the Proposals Map, the following types of residential development will be permitted, provided that the comprehensive development of a site would not be prejudiced:
1 The sub-division of dwellings into smaller units or for multiple occupation;
2 The change of use of a building to residential accommodation from other uses;
3 At Royal Tunbridge Wells, Southborough, Paddock Wood, Cranbrook and Highgate, Hawkhurst:
(i) infilling;
(ii) the redevelopment of existing developed sites;
(iii) the inclusion of an element of residential use within a mixed use development;
4 At Benenden; Bidborough; Brenchley; Five Oak Green; Frittenden; Goudhurst; The Moor, Hawkhurst; Horsmonden; Iden Green; Kilndown; Lamberhurst; Langton Green; Matfield; Pembury; Sandhurst; Sissinghurst and Speldhurst:
(i) minor infilling such as the filling of a narrow gap in an otherwise substantially built up frontage or development within the curtilage of an existing site;
(ii) minor redevelopment; and
(iii) redevelopment of redundant sites which are larger than minor development.
HOUSING ALLOCATIONS ON PREVIOUSLY-DEVELOPED SITES
6.85 Housing sites have been allocated on the basis of the hierarchy of settlements which forms the basis for the Planning Strategy of this Local Plan.
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6.86 The recent designation of the Metropolitan Green Belt boundaries around many of the Borough’s towns and villages and the presence of the High Weald Area of Outstanding Natural Beauty and Special Landscape Areas around most settlements lead to the strong preference in the Borough for new housing development to be located on previously-developed sites. This Local Plan sets a target of 85% housing to be built on previously-developed sites. Whilst there are many opportunities for generally small- scale development to occur under POLICY H5, a number of larger-scale sites of approximately 0.4 hectares or more are allocated in the Local Plan. One site is carried forward from the adopted Local Plan at Linden Gardens, Royal Tunbridge Wells. The site remains suitable for development and should become available during the Plan period.
6.87 In accordance with Government advice in PPG3, a review of existing economic development allocations was undertaken to examine potential for housing development. Two sites at Goods Station Road and St John’s Road, Royal Tunbridge Wells, which were allocated for economic development in the adopted Local Plan have now been extended and allocated for housing development. Both sites are within the Royal Tunbridge Wells Town Centre Access Zone (Residential) within a close distance of a wide range of services and transport options. Neither site is likely to meet the market requirements for the type of economic development originally proposed in these locations.
6.88 The density of development for each site is specified as a net site density in compliance with Annexe C of PPG3. Hence, in calculating a net density, the site area includes access roads within the site, car parking areas, private gardens, incidental open space, children’s play areas and landscaping. The site area excludes land given over to open spaces to serve a wider area, significant landscape buffer zones and primary schools. All proposed net densities are set to achieve that contained in Government guidance (PPG3).
6.89 The dwelling mix on each site should be in compliance with POLICY H2 and an element of affordable housing will be sought in compliance with POLICY H3.
6.90 All previously-used sites represent a significant opportunity for urban renewal. In most cases the Local Planning Authority seeks the replacement of outworn and unattractive sites and buildings with new, high-quality designs. Where sites abut frequently-used routes and are of a large scale, the introduction of public art should be considered as an integral part of the development. Schemes within, or forming the setting of, conservation areas or abutting listed buildings should particularly respect their context. In accordance with POLICY EN1, new housing should not dominate surrounding residential development such that there are visually unacceptable impacts concerning overlooking, daylight and sunlight.
6.91 Important landscape features within development sites should be retained as an integral part of the design. Sites with well-established landscaping will require tree surveys and landscape management plans. Landscape will be an important element to the frontage of certain sites, including the approach routes of St John’s Road and Church Road, Royal Tunbridge Wells. Landscape can also act as a buffer to less attractive views from development sites.
6.92 Access and parking requirements are set out within POLICIES H6 and H7 in accordance with the Transport and Parking Chapter. A Transport Assessment should be submitted for sites of 50 100 dwellings or more.
6.93 The additional recreational and educational demands generated from each development are set out in POLICIES H6, and H7 in accordance with the Recreation and Community Services Chapters.
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6.94 Certain previously-developed sites may be contaminated by the previous use and POLICY EN19EN18 will apply in such cases. Prior to acceptance of any new housing, the Borough Council will require developers to thoroughly investigate and, where necessary, comprehensively treat sites where there is potential contamination.
6.95 The nature of previously-used sites is that they are often located in areas with higher ambient noise levels. For example, some allocated sites adjoin operational railway lines, roads and economic development operations. Where there is a known noise source, designs should incorporate noise barriers, ensure the careful orientation of buildings and internal arrangement of rooms and include any necessary sound reduction measures.
Phasing of Housing Allocations
6.96 PPG3 requires that Local Planning Authorities “manage the release of sites over the Plan period in order to control the pattern and speed of urban growth, ensure that the new infrastructure is co-ordinated with new housing development and delivers the Local Authority’s recycling target.”
6.97 POLICY H5 deals with permitting windfall residential development on previously- developed land, or the conversion of existing buildings. The Tunbridge Wells Borough Urban Capacity Study (2001) and monitoring of this type of development over the last ten years indicate that this source of new housing development can be expected to make a significant contribution to the housing requirement over the Plan period at an average rate estimated at approximately 100 additional dwellings per annum.
6.98 Over and above this, the Local Plan allocates land for residential development in order to meet the approved Kent Structure Plan requirements for the Plan period and these are identified in POLICIES H6, H7 and H8. Not all of these sites will be immediately available for development, due to the need to relocate current uses and possible remediation. It is also desirable to manage the release of the allocated sites for the following reasons which are in accordance with PPG3 and the broader Local Plan Planning Strategy of achieving more sustainable development:
• to ensure that the stock of previously-developed land within urban areas and villages (as defined by Limits to Built Development on the Proposals Map) is carefully husbanded and brought forward before greenfield land;
• to encourage the renewal and re-use of outworn or under-used land and buildings within urban areas;
• to help achieve the Local Plan target of 85% of new homes on previously- developed land and protect the countryside for as long as possible;
• to help encourage the most accessible and most sustainably located sites within built up areas to be prioritised for development as soon as practicable; and
• to ensure that, as far as possible, there is a steady supply of housing land coming forward throughout the Plan period and that scarce land resources are not released prematurely, which in turn increases development pressure on the countryside, the Green Belt and other environmentally sensitive sites.
6.99 The approved Kent Structure Plan divides the Plan period into two monitoring periods, with 1,200 dwellings required 2001-2006 and 1,700 dwellings required 2006-2011. The approved Kent Structure Plan indicates that there is some flexibility in that the provision made for each five-year period is cumulative and that any surplus or shortfall from each period is rolled forward to subsequent periods. The housing allocations made in the Local Plan are not dependent on any substantial off-site planned infrastructure. South
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East Water state that contributions for off-site works may be required if the network needs reinforcing as a result of the development. This would be identified at the planning application stage. Where the development itself would generate the need for other infrastructure, this is specified in the appropriate allocation policy and will be sought as part of the development.
6.100 In order to meet the Planning Strategy and targets, the Local Plan period is split into three phasing periods for the purpose of releasing residential land: 2001-2006, 2006- 2009 and 2009-2011.
2001-2006
6.101 The Local Plan seeks to prioritise the most sustainable locations for residential development and, where such sites are available in the short term, they are allocated for immediate development. Some are already being pursued through the planning application process and are likely to come forward for development at an early stage. Sites allocated in POLICY H6 represent those which are located in the most sustainable locations, are in key locations for the renewal of the urban fabric, are available in the short term and may already be being pursued through a planning application stage. A minimum of 505 570 dwellings should be provided on sites allocated in POLICY H6. This, together with the completion of some of the sites with extant planning permission and the additional anticipated contribution of additional unidentified sites of an average of 50 100 additional dwellings per annum during this period, would exceed the approved Kent Structure Plan requirements for 1,200 dwellings during this period. However, this allows for some flexibility in site availability, the phasing of development within individual sites and some fluctuations in the housing market. Monitoring will be undertaken of the take-up of allocations and windfalls towards the end of the first phase (2005) to ensure that an adequate supply of housing land is being maintained in relation to the approved Kent Structure Plan targets. Any surplus in provision during this phase will be carried forward to contribute to the next phase. Should there be a significant shortfall in relation to the approved Kent Structure Plan targets, the earlier release of all, or part, of a site(s) allocated within POLICY H7 would be undertaken through Supplementary Planning Guidance.
2006-2009
6.102 Sites allocated in POLICY H7 represent those which are located in sustainable locations, represent opportunities to renew the locality and are available for housing development in the medium term. A minimum of 450 dwellings should be provided on sites allocated in POLICY H7. This, together with the anticipated contribution of unidentified sites at an average of 150 100 additional dwellings per annum and any surplus from the previous phase, should meet the Local Plan target for the 2006-2009 period of 1,000 dwellings. Monitoring will be undertaken of the take-up of allocations and windfalls towards the end of the second phase (2008) to ensure that an adequate supply of housing land is being maintained in relation to the approved Kent Structure Plan targets. Any surplus in provision during this phase will be carried forward to contribute to the next phase. Should there be a significant shortfall in relation to the approved Kent Structure Plan targets, the earlier release of all, or part, of the site allocated within POLICY H8 would be required through a review of the Local Plan.
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POLICY H6
The following sites, as defined on the Proposals Map, are allocated for residential development in the period 2001-2006. The Local Planning Authority will seek the access, density, form, layout, dwelling mix, landscaping, recreation and education provision for these sites as set out below. Comprehensive development of each site is sought. Sites may come forward for development in phases, but proposals for development of part of a site which would prejudice eventual development of the whole allocation will not be permitted.
ROYAL TUNBRIDGE WELLS
a) TELEPHONE HOUSE, CHURCH ROAD/YORK ROAD
Site Area: 0.32 hectare (0.8 acres) net developable area.
Density: The site should provide a minimum of 40 dwellings at a net density of 130 dwellings per hectare.
Form, Layout and Landscaping: Both Church Road and York Road should include frontage development, to follow existing building lines, restoring the Victorian urban form which still exists in the vicinity of this site.
On Church Road, the existing building line frontage is set back and this should allow for the creation of a landscaped area to reinforce the green corridor of Church Road/Crescent Road.
On York Road, the building line should create a sense of enclosure, reflecting the depth of front gardens in the surrounding residential areas.
Within the site there is potential for incorporating further development to create a series of linked spaces, by use of hard and soft landscaping.
The introduction of public art should be considered as part of this development.
Dwelling Mix: A dwelling mix in accordance with POLICY H2 will be sought. An element of affordable housing will be sought in accordance with POLICY H3.
Recreation and Community Provision: A contribution towards recreation open space including children’s playspace will be sought in accordance with POLICY R2.
A contribution will be sought towards the provision of local school facilities in accordance with POLICY CS4.
Access: Pedestrian access should be provided to Church Road.
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Cycle parking should be provided within the development in accordance with POLICY TP9.
Vehicular access from York Road is preferred.
Car parking should be provided in accordance with POLICY TP6.
Formerly H7(c)
a) LINDEN GARDENS
Site Area: 1.21 hectares (3.0 acres) net developable area.
Density: The site should provide a minimum of 50 dwellings at a net density of approximately 40 dwellings per hectare.
Form, Layout and Landscaping: The mature trees and hedgerows to the boundaries and a considerable level of tree cover within the site should be retained and a tree survey will be required as part of any development proposal. The appropriate form of development would be as parkland, with apartment blocks sited amongst the trees.
Dwelling Mix: A dwelling mix in accordance with POLICY H2 will be sought. An element of affordable housing will be sought in accordance with POLICY H3.
Recreation and Community Provision: A contribution towards youth and adult open space will be sought in accordance with POLICY R2.
A contribution will be sought towards the provision of local school facilities in accordance with POLICY CS4.
Access: A footway should be provided along Linden Gardens from the site to Broadwater Rise.
Within the site, footpaths to individual apartment blocks need not follow vehicular routes.
Vehicular access should be taken from Linden Gardens, towards the centre of the site, avoiding important trees. Linden Gardens should be made up to adoptable standard from Montacute Road to the point of access.
Within the site, roads should be designed for a maximum speed of 20 miles per hour.
Car parking should be provided in accordance with POLICY TP5.
Cycle parking should be provided in accordance with POLICY TP9.
A Transport Assessment should be submitted for this development in accordance with POLICY TP3.
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d) b) SITE OF 39 ST JOHN’S ROAD/WEST OF ST JOHN’S ROAD/CULVERDEN PARK ROAD
Site Area: 1.95 hectares (4.8 acres) net developable area.
Density: The site should provide a minimum of 135 dwellings at a net density of 70 dwellings per hectare.
Form, Layout and Landscaping: A strong perimeter development should be provided to St John’s Road and Culverden Park Road (east of its junction with Culverden Park). Development fronting the corner of St John’s Road and Culverden Park Road should be of a height to provide sufficient street enclosure and prominence at the junction: and to relate to the telephone exchange building to the south; and to provide a strong landmark at the junction of St John’s Road and Culverden Park Road. The Canon Hoare monument should be retained in its present location as part of this focal point and to mark an important pedestrian entry point to the site. The remaining frontage to St John’s Road and Culverden Park Road (west of its junction with Culverden Park) should be of a lesser scale, stepping down to reflect the scale of properties in this part of Culverden Park Road. Development should take the form of detached villas fronting these parts of St John’s Road and Culverden Park Road.
Strong boundary treatment, including a row of specimen trees should be incorporated into the perimeter. Within the central area of the site there should be a significant area of structural landscaping which should be integrated with car parking areas. Hard and soft landscaping including measures for noise attenuation should be provided where the site boundaries abut commercial development.
The introduction of public art should be considered as part of this development.
Dwelling Mix: A dwelling mix that is in accordance with POLICY H2 will be sought. An element of affordable housing will be sought in accordance with POLICY H3.
Recreation and Community Provision: A contribution towards recreation open space including children’s playspace will be sought in accordance with POLICY R2.
A contribution will be sought towards the provision of local school facilities in accordance with POLICY CS4.
Access: Pedestrian access to the site should be provided at the south eastern corner of the site, to Culverden Park Road and to St John’s Road in the vicinity of the bus stop (outside No. 7 St John’s Road) and St John’s Church Hall.
Cycle parking should be provided in accordance with POLICY TP9.
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Vehicular access to Culverden Park Road to serve all of the site is preferred. A contribution will be sought towards the provision of the St John’s section of the town centre-Southborough cycle route.
Car parking should be provided in accordance with POLICY TP6 and a contribution will be sought towards the implementation of a Residents’ Parking Zone.
A Transport Assessment should be submitted for this development in accordance with POLICY TP3.
c) GOODS STATION ROAD
Site Area: 1.3 hectares (3.2 acres) net developable area.
Density: The site should provide a minimum of 60 dwellings at a net density of approximately 50 dwellings per hectare.
Form, Layout and Landscaping: The layout of the site should be orientated around the central spine road and the strategic segregated cycle route. This will need careful design and landscaping to produce a key visual and functional element in this development, contributing to a green corridor and improving the visual amenity of this area. The strategic footway and cycle route should be capable of linking to the sector of this route proposed through the site allocated under POLICY H7(d).
There should be a continuous wall alongside the railway, fronted by good structural planting which should assist with noise attenuation. Opportunity should be taken where possible for block planting of trees or single specimens within the site.
The introduction of public art should be considered as part of this development.
Dwelling Mix: A dwelling mix that is in accordance with POLICY H2 will be sought. An element of affordable housing will be sought in accordance with POLICY H3.
Recreation and Community Provision: An equipped children’s playspace of 0.12 hectares should be provided in the south eastern part of the site, close to Stanley Road, so that the facility is accessible to nearby residents, and a contribution will be sought towards equipping it. A contribution towards youth and adult open space will be sought in accordance with POLICY R2.
A contribution will be sought towards the provision of local school facilities in accordance with POLICY CS4.
Remediation Measures: The site will also require investigation and possible treatment for contamination prior to development commencing.
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Development is dependent on the reinforcement of the sewer in Grosvenor Bridge (due for completion in late 2002).
Access: A pedestrian access should be created from Stanley Road to the east of the site and alongside the proposed playspace, to allow for direct access to Camden Road.
A segregated pedestrian and cycle link will be required throughout the length of the site to form part of the route from the town centre to Longfield Road. A contribution will be sought towards the provision of the Goods Station Road section of the route, and the provision of cycle crossing facilities at the junction of Goods Station Road and Victoria Road.
Cycle parking should be provided in accordance with POLICY TP9.
Vehicular access should be in the form of a continuation of Goods Station Road into the site and forming a spine road through the site. There should be no through-access for motor vehicles into the site allocated under POLICY H7(d).
Within the site, roads should be designed for a maximum speed of 20 miles per hour.
Car parking should be provided in accordance with POLICY TP6 and a contribution will be sought towards the implementation of a Residents’ Parking Zone.
A Transport Assessment should be submitted for this development in accordance with POLICY TP3.
g) d) MEDWAY DEPOT SITE, ST JAMES’ ROAD
Site Area: 0.57 hectare (1.41 acres) net developable area.
Density: The site should provide a minimum of 70 dwellings at a net density of 120 dwellings per hectare.
Form Layout and Landscaping: Redevelopment of this site is sought as a gently curved continuous terrace on the north side of the site away from the existing residential development (which fronts St James’ Road), with a return block fronting Grosvenor Bridge.
The substantial height of the scheme should step up to a landmark feature building at the prominent western corner of the site. At the southern and eastern ends of the site, development should reflect the scale of existing residential development.
Landscaping within the private courtyard to the front of the terrace and in the car parking areas will need to be based on robust hard landscaping.
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The introduction of public art should be considered as part of this development.
Dwelling Mix: A dwelling mix that is in accordance with POLICY H2 will be sought. An element of affordable housing will be sought in accordance with POLICY H3.
Recreation and Community Provision: A contribution towards recreation open space including children’s playspace will be sought in accordance with POLICY R2.
A contribution will be sought towards the provision of local school facilities in accordance with POLICY CS4.
Remediation Measures: The site will require investigation and treatment for contamination prior to development commencing.
Development is dependent on the reinforcement of the sewer in Grosvenor Bridge.
Access: A segregated pedestrian and cycle link will be required through the site forming part of the town centre-Longfield Road cycle route. A contribution will be sought towards the Grosvenor Bridge-Longfield Road section of the route.
Cycle parking should be provided in accordance with POLICY TP9.
Vehicular access to the site will only be permitted at the corner of St James’ Road and Grosvenor Bridge, where four-way traffic signals will need to be provided.
Car parking should be provided in accordance with POLICY TP6 and a contribution will be sought towards provision of a Resident’s Parking Zone.
A Transport Assessment should be submitted for this development in accordance with POLICY TP3.
e) SOUTH OF BROADWATER LANE
Site Area: 1.15 hectares (2.84 acres) net developable area.
Density: The site should provide a minimum of 50 dwellings on the site at a net density of approximately 45 dwellings per hectare.
Form, Layout and Landscaping: The existing tree belts to the west, south and eastern boundaries of the site should be retained and planting to the northern boundary reinforced to contain and screen the site. In order to reduce noise from the adjoining factory, housing on the northern boundary should itself form a noise barrier for the remainder of the site, should be south facing and either single aspect or have limited windows to non-habitable rooms facing north. No building should be closer than 20 metres to the northern boundary of the site.
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Badger setts on the southern part of the site would need to be excluded from the development layout (they are excluded from the site area and density indications above). A tree survey would be required as part of any development proposal.
Dwelling Mix: A dwelling mix in accordance with POLICY H2 will be sought. An element of affordable housing will be sought in accordance with POLICY H3.
Recreation and Community Provision: A contribution towards recreation open space including children’s playspace will be sought in accordance with POLICY R2.
A contribution will be sought towards the provision of local school facilities in accordance with POLICY CS4.
Remediation Measures: The site will require investigation and possible treatment for contamination and possible remedial work prior to development commencing.
Access: Pedestrian access to the site should be enhanced by provision of a link to the public footpath at the south western corner of the site.
Vehicular access should be provided from Broadwater Lane. The existing access into the site will need to be widened and upgraded to adoptable standard.
A change in junction priority will be required to make the Broadwater School and adjacent housing road a spur from Broadwater Lane.
Formation of a through route between Broadwater Lane and Broadmead or Broad Oak Close will not be permitted.
Within the site, roads should be designed for a maximum speed of 20 miles per hour.
Car parking should be provided in accordance with POLICY TP5.
A Transport Assessment should be submitted for this development in accordance with POLICY TP3.
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Formerly H7(b)
f) GAS WORKS SITE, SANDHURST ROAD
Site Area: 3.4 hectares (8.4 acres) net developable area.
Density: The site should provide a minimum of 140 dwellings on the site at a net density of approximately 48 dwellings per hectare.
Form, Layout and Landscaping: Development on this site should take advantage of the existing pond and watercourses through the site and will need major landscape buffers to the railway, the gasometers and the electricity installations. Care will also need to be taken to conserve the wooded areas abutting the south of the site which merge into the proposed Local Nature Reserve at Hilbert Recreation Ground and woods. Within this strong landscape framework, development should be of a range of heights.
Dwelling Mix: A dwelling mix in accordance with POLICY H2 will be sought. An element of affordable housing will be sought in accordance with POLICY H3.
Recreation and Community Provision: An equipped playspace of 0.12 hectares will be sought together with contributions to youth and adult open space in accordance with POLICY R2.
A contribution will be sought towards the provision of local school facilities in accordance with POLICY CS4.
Remediation Measures: The site will require investigation and treatment for contamination prior to development commencing.
Access: Pedestrian and cycle access to the site should be provided from Upper Grosvenor Road. Signalisation of the Sandhurst Road/Upper Grosvenor Road route with pedestrian and cycle provision under the railway should be provided to achieve this.
Segregated pedestrian and cycle links should be provided through the length of the site as part of the town centre- Longfield Road cycle route, using the existing public right of way link, which should be diverted at the northern end of the site, to provide links to Sandhurst Road to the north west and Sandhurst Park to the north east.
A contribution will be sought towards the continuation of the cycle route along Sandhurst Road from the north west corner of the site to Clifton Road, and the provision of controlled pedestrian/cycle crossing facilities in the vicinity of the Sandhurst Road/Clifton Road junction.
Within the site, roads should be designed for a maximum speed of 20 miles per hour.
Vehicular access to the site should be from Sandhurst Park.
Secondary access for emergency vehicles should be provided via dual use of the pedestrian/cycle route through the site to
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Sandhurst Road at the north western corner of the site.
A contribution will be sought towards traffic management measures on Sandhurst Road.
Cycle parking should be provided in accordance with POLICY TP9.
Car parking for the development should be provided in accordance with POLICY TP5.
A Transport Assessment should be submitted for this development in accordance with POLICY TP3.
f) GOODS STATION ROAD/MEDWAY ROAD
Site Area: 2.7 hectares (6.7 acres) net developable area.
Density: The site should provide a minimum of 130 dwellings at a net density of approximately 50 dwellings per hectare.
Form, Layout and Landscaping: The layout of the site should be orientated around the central spine roads and the strategic segregated cycle route. This will need careful design and landscaping to produce a key visual and functional element in this development, linking the northern and southern parts of the site, contributing to a green corridor and improving the visual amenity of this area.
A strong perimeter development should be provided to Quarry Road/Grosvenor Bridge at the north eastern corner of the site. This should be a key landmark building which would complement development proposed on the north side of the Grosvenor Bridge. This will also contain and reinforce the space at the junction of St James’ Road and Quarry Road.
There should be a continuous wall alongside the railway, fronted by good structural planting which will assist with noise attenuation. Opportunity should be taken where possible for block planting of trees or single specimens within the site.
The introduction of public art should be considered as part of this development.
Dwelling Mix: A dwelling mix that is in accordance with POLICY H2 will be sought. An element of affordable housing will be sought in accordance with POLICY H3.
Recreation and Community Provision: An equipped children’s playspace of 0.12 hectares should be provided in the south eastern part of the site, close to Stanley Road, so that the facility is accessible to nearby residents. A contribution towards youth and adult open space will be sought in accordance with POLICY R2.
A contribution will be sought towards the provision of local school facilities in accordance with POLICY CS4.
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Remediation Measures: The site will also require investigation and possible treatment for contamination prior to development commencing.
Development is dependent on the reinforcement of the sewer in Grosvenor Bridge.
Access: A pedestrian access should be created from Stanley Road to the east of the site and alongside the proposed playspace, to allow for direct access to Camden Road.
A segregated pedestrian and cycle link will be required throughout the length of the site to form part of the route from the town centre to Longfield Road. A contribution will be sought towards the provision of the Goods Station Road section of the route, and provision of cycle crossing facilities at the junction of Goods Station Road and Victoria Road.
Cycle parking should be provided in accordance with POLICY TP9.
Vehicular access to serve the northern part of the site should be taken from Medway Road subject to a junction improvement with Quarry Road, leading to a central spine road serving the northern end of the site.
Vehicular access to serve the southern end of the site should be in the form of a continuation of Goods Station Road into the site and forming a spine road through the site.
Within the site, roads should be designed for a maximum speed of 20 miles per hour.
Car parking should be provided in accordance with POLICY TP6 and a contribution will be sought towards the implementation of a Residents’ Parking Zone.
A Transport Assessment should be submitted for this development in accordance with POLICY TP3.
h) RIDGEWAYE SITE, EAST OF LONDON ROAD, SOUTHBOROUGH
As part of a mixed use development, flatted residential accommodation comprising a minimum of 25 dwellings should be provided above the supermarket allocated in POLICY CR6.
Form and Layout: The scheme should comply with POLICY CR6.
Dwelling Mix: A dwelling mix that is in accordance with POLICY H2 will be sought. An element of affordable housing will be sought in accordance with POLICY H3.
Recreation and Community Provision: A contribution towards recreation open space, including children’s playspace will be sought in accordance with POLICY R2.
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A contribution will be sought towards the provision of local school facilities in accordance with POLICY CS4.
Access: Details of the transport and parking requirements are set out in POLICY CR6.
POLICY H7
The following sites, as defined on the Proposals Map, are allocated for residential development in the period 2006-2009. The Local Planning Authority will seek the access, density, form, layout, dwelling mix, landscaping, recreation and education provision for these sites as set out below. Comprehensive development of each site is sought. Sites may come forward for development in phases, but proposals for development of part of a site which would prejudice eventual development of the whole allocation will not be permitted.
a) SITE OF KENT AND SUSSEX HOSPITAL (PART), MOUNT EPHRAIM
Site Area: 3.5 hectares (8.6 acres) net developable area.
Density: The site should provide a minimum of 220 dwellings at a net density of approximately 60 dwellings per hectare.
Form, Layout and Landscaping: The site is set behind hotel and office uses fronting Mount Ephraim proposed in POLICY CR5 CR3.
The changes in level within the site should be exploited to generate development of a substantial height. A mix in the heights of buildings and variation in the roofscape would be appropriate.
Open-textured development in parkland setting would be appropriate for the lower lying (western) part of the site. This should allow for visual links from Mount Ephraim between the buildings to the woodland to the south and west of the site. Higher density development should take place on the central portion of the site.
The Culverden Park frontage should reflect the scale and texture of existing housing.
Existing trees to the southern boundary of the site together with key specimen trees and good groups within the site must be retained and incorporated into the landscape of the new development. The introduction of public art should be considered as part of this development.
Dwelling Mix: A dwelling mix in accordance with POLICY H2 will be sought. An element of affordable housing will be sought in accordance with POLICY H3.
Recreation and Community Provision: An equipped children’s playspace of 0.4 hectares should be provided at the western part of the site. A
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contribution towards adult open space will be sought in accordance with POLICY R2.
A contribution will be sought towards the provision of local school facilities in accordance with POLICY CS4.
Remediation Measures: Part of the site is likely to require investigation and treatment for contamination prior to development.
Access: Pedestrian and cycle links with the surrounding area should be reinforced, particularly those to Mount Ephraim and thence to the town centre. Pedestrian and cycle links should be provided to Culverden Park to the north to maintain strong links with the residential hinterland.
Cycle parking should be provided in accordance with POLICY TP9.
Within the site, the layout of the development should achieve good pedestrian and cyclist permeability with opportunities taken to separate pedestrian and vehicular traffic where possible.
Improved pedestrian crossing facilities on Mount Ephraim (to help link the site with the town centre) should be provided, and a contribution will be sought towards the provision of cycle routes to the town centre via Mount Ephraim/London Road and St John’s Road/Grosvenor Road.
The main vehicular access to the site will be from Mount Ephraim, centrally located to the site frontage, with a secondary access from Culverden Park. There should be no through route for vehicles, other than the emergency services.
Within the site, vehicular access to the various development blocks and car parking areas should be kept to a minimum, to allow maximum space for pedestrians, amenity space and development opportunities. Within the site roads should be designed for a maximum speed of 20 mph.
Car parking should be provided in accordance with POLICY TP5 and a financial contribution will be sought towards the provision of a Residents’ Parking Zone.
A Transport Assessment should be submitted for this development in accordance with POLICY TP3.
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Formerly H6(b)
b) TRAVIS PERKINS, UPPER GROSVENOR ROAD/TUNNEL ROAD
Site Area: 0.65 hectares (1.6 acres) net developable area.
Density: The site should provide a minimum of 60 dwellings on the site at a net density of approximately 90 dwellings per hectare.
Form, Layout and Landscaping: Redevelopment of the Upper Grosvenor Road part of the site should reflect the existing building line along this road. The warehouse building to the north of Belgrave Road has potential for retention and conversion to flats. Development to the remainder of the site west and east of Tunnel Road should take the form of perimeter development. The opportunity should be taken for group and specimen tree planting within the site.
Dwelling Mix: A dwelling mix in accordance with POLICY H2 will be sought. An element of affordable housing will be sought in accordance with POLICY H3.
Recreation and Community Provision: A contribution towards recreation open space including children’s playspace will be sought in accordance with POLICY R2.
A contribution will be sought towards the provision of local school facilities in accordance with POLICY CS4.
Remediation Measures: The site will require investigation and treatment for contamination prior to development commencing.
Access: Pedestrian access should be provided through the eastern part of the site from Belgrave Road.
Cycle parking should be provided within the development in accordance with POLICY TP9.
A contribution will be sought towards the provision of the Goods Station Road section of the town centre-Longfield Road cycleway and provision of cycle crossing facilities at the junction of Goods Station Road and Victoria Road.
Vehicular access to the western part of the site should be taken from Upper Grosvenor Road and from the western and eastern sides of Tunnel Road.
Car parking should be provided in accordance with POLICY TP6, and a contribution will be sought towards the implementation of a Residents’ Parking Zone.
A Transport Assessment should be submitted for this development in accordance with POLICY TP3.
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Formerly H6(c)
c) SITE OF STORMONTS, MOUNT EPHRAIM/CULVERDEN STREET/ROCK VILLA ROAD
Site Area: 0.48 hectares (1.19 acres) net developable area.
Density: The site should provide a minimum of 60 dwellings at a net density of approximately 125 dwellings per hectare.
Form, Layout and Landscaping: The development should have a strong street edge. A terraced form to the existing street edges would reinforce and repair the townscape in this area. Development fronting Mount Ephraim, Culverden Street and the north side of Rock Villa Road should take the form of three-storey buildings. Car parking should be located in the basement or lower levels of the development.
There is an opportunity for a ‘square’ or open space at the centre of the site on Culverden Street, which could form a focus for pedestrian links through the site and the surrounding area and a visual focus for the development with hard and soft landscaping.
The introduction of public art should be considered as part of this development.
No. 15 Mount Ephraim should be retained for conversion to residential accommodation.
Dwelling Mix: A dwelling mix that is in accordance with POLICY H2 will be sought. An element of affordable housing will be sought in accordance with POLICY H3.
Recreation and Community Provision: A contribution towards recreation open space including children’s playspace will be sought in accordance with POLICY R2.
A contribution will be sought towards the provision of local school facilities in accordance with POLICY CS4.
Remediation Measures: The site is likely to require investigation and treatment for contamination prior to development.
Access: Pedestrian access should be provided through the site from west to east linking the new development at the Kent and Sussex site to Rock Villa Road, and thence to Grosvenor Road and the town centre.
Cycle parking should be provided in accordance with POLICY TP9.
A contribution towards the provision of cycle routes to the town centre will be sought.
Vehicular access to the site should be from Culverden Street. Improvements to the junction of Culverden Street and Mount
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Ephraim will be required to accommodate this. New dwellings on the east side of Culverden Street and fronting Rock Villa Road should have vehicular access from Rock Villa Road.
Car parking should be provided in accordance with POLICY TP6, and a contribution will be sought towards the provision of a Residents’ Parking Zone.
A Transport Assessment should be submitted for this development in accordance with POLICY TP3.
d) MEDWAY ROAD
Site Area: 1.4 hectares (3.5 acres) net developable area.
Density: The site should provide a minimum of 70 dwellings at a net density of approximately 50 dwellings per hectare.
Form, Layout and Landscaping: A strong perimeter development should be provided to Quarry Road/Grosvenor Bridge at the north eastern corner of the site. This should be a key landmark building which should complement development proposed on the north side of the Grosvenor Bridge. This will also contain and reinforce the space at the junction of St James’ Road and Quarry Road.
The layout of the site should be oriented around the central spine road and strategic segregated cycle route. This will need careful design and landscaping to produce a key visual and functional element in this development, contributing to a green corridor and improving the visual amenity of this area. The strategic cycle route should be capable of linking to the sector of this route proposed through the site allocated under POLICY H6(c).
There should be a continuous wall alongside the railway, fronted by good structural planting which should assist with noise attenuation. Opportunity should be taken where possible for block planting of trees or single specimens within the site.
The introduction of public art should be considered as part of this development.
Dwelling Mix: A dwelling mix that is in accordance with POLICY H2 will be sought. An element of affordable housing will be sought in accordance with POLICY H3.
Recreation and Community Provision: A contribution will be sought towards equipping the children’s playspace to be provided on the site allocated under POLICY H6(c). A contribution towards youth and adult open space will be sought in accordance with POLICY R2.
A contribution will be sought towards the provision of local school facilities in accordance with POLICY CS4.
Remediation Measures: The site will also require investigation and possible treatment for contamination prior to development commencing.
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Access: A segregated pedestrian and cycle link will be required throughout the length of the site to form part of the route from the town centre to Longfield Road. A contribution will be sought towards the provision of the Goods Station Road section of the route, and the provision of cycle crossing facilities at the junction of Goods Station Road and Victoria Road.
Cycle parking should be provided in accordance with POLICY TP9.
Vehicular access to serve the site should be taken from Medway Road subject to a junction improvement with Quarry Road, leading to a central spine road. There should be no through access for motor vehicles into the site allocated under POLICY H6(c).
Within the site, roads should be designed for a maximum speed of 20 miles per hour.
Car parking should be provided in accordance with POLICY TP6 and a contribution will be sought towards the implementation of a Residents’ Parking Zone.
A Transport Assessment should be submitted for this development in accordance with POLICY TP3.
d) e) SITE OF FORMER SPRINGFIELD GARDEN CENTRE, CRANBROOK ROAD, HAWKHURST
Site Area: 1.4 hectares (3.5 acres) net developable area.
Density: The site should provide a minimum of 40 dwellings at a net density of approximately 30 dwellings per hectare.
Form, Layout and Landscaping: The land designated as Area of Landscape Importance (POLICY EN22EN21) should be retained and reinforced. The northern and western site boundaries should also be reinforced with additional planting. The Cranbrook Road frontage should be retained as an open landscaped area. Substantial tree planting will be needed to the west and south of the sub-station to improve visual amenity and assist with noise attenuation.
The lower parts of the site which are immediately to the north of the POLICY EN22EN21 area could be of a greater height than the remainder of the development.
Dwelling Mix: A dwelling mix that is in accordance with POLICY H2 will be sought. An element of affordable housing will be sought in accordance with POLICY H3.
Recreation and Community Provision: A contribution towards recreation open space including children’s playspace will be sought in accordance with POLICY R2.
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A contribution will be sought towards the provision of local school facilities in accordance with POLICY CS4.
Access: Pedestrian access to Cranbrook Road could be achieved separately from the main vehicular access, through the landscaped frontage. Pedestrian links should be completed to the Primary Shopping Area.
The main vehicular access to the site should be provided more centrally than that existing on the Cranbrook Road frontage to achieve adequate sight lines onto Cranbrook Road.
Within the site, roads should be designed for a maximum speed of 20 mph.
Car parking should be provided in accordance with POLICY TP5.
A traffic calming gateway feature to Hawkhurst should be provided adjoining the entrance to the site on Cranbrook Road.
HOUSING ALLOCATION ON GREENFIELD LAND
6.103 The previously-developed sites allocated for housing and expected unidentified sites are not expected to meet fully the strategic dwelling requirement to 2011 and some greenfield land needs to be identified.
6.104 In accordance with PPG3, the preferred choice of greenfield land within the Borough is as an extension to the existing urban areas of Royal Tunbridge Wells and Southborough, which represents the most sustainable location in terms of their proximity to employment opportunities, shops, schools, entertainment and other services. The search focused on sites designated as Rural Fringe in previous Local Plans. Rural Fringe sites are designated to meet future development needs of the area and are to be released at the Local Plan Review. Research was also undertaken into establishing whether there were any other non-designated sites adjacent to the towns which would be suitable for development.
6.105 All Rural Fringe sites were considered, but the majority were rejected as unsuitable for housing development during the Plan period for a number of reasons. A number of sites are currently occupied by existing uses including school and allotment land. Part of one site, South of Longfield Road, is allocated as a Park and Ride site and Home Farm is not well located for residential development. Culverden Down, Greggs Wood and Sherwood Park are in close proximity to important nature conservation sites; Culverden Down has extremely poor access and North Farm Tip is contaminated and unstable land.
6.106 In contrast, the northern portion of Rural Fringe land at Hawkenbury Farm is within 400 metres of a neighbourhood centre, will be the site of a new primary school, is in close proximity to recreation open space, could be directly linked to a new cycle route to Royal Tunbridge Wells town centre and has relatively good vehicular access which can be improved by traffic management measures. Allotment use at the northern end of the site can be consolidated and accommodated within the site. There is also an opportunity for remediation of filled land on part of the site and creation of new public open space.
6.107 The site has a “patchwork” character of trees and hedgerows, which, together with the local topography, allow for a sensitive development with minimal impact on the wider
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landscape. The housing allocation follows natural tree and hedgerow boundaries. Important landscape features, including trees and hedgerows, and the central part of the site, should be retained as part of a landscape management plan. The resultant site area should produce a minimum of 120 dwellings at a net density of 30 dwellings per hectare. To the south east of the allocation an informal open space has been allocated under POLICY R5. The development should be designed so that it does not adversely affect the ecological interest of the Windmill Farm Site of Nature Conservation Interest to the south, particularly in terms of hydrology.
6.108 The primary vehicular access to both the proposed housing and primary school at Hawkenbury Farm is via Maryland Road and Forest Way off Forest Road. Forest Way has a relatively straight alignment and traffic calming measures will be needed to reduce traffic speeds in order to minimise impact on residential amenity. Traffic management measures will be required on both Hawkenbury Road and Boundary Road to limit the use of these less suitable routes to access the Hawkenbury Farm development. A Transport Assessment should be submitted for the site.
6.109 An equipped children’s playspace (LEAP) should be provided for the new occupants of the development. Development contributions should be provided towards adult open space and the adjoining primary school.
Phasing of Housing Allocation: 2009-2011
6.110 Development of the greenfield site should not take place until the latter phase of the Plan period. Monitoring will be undertaken of the take-up of allocations and windfall sites towards the end of the second phase (2008) to ensure that an adequate supply of housing land is being maintained in relation to the approved Kent Structure Plan targets.
6.111 Should sufficient previously-developed land become available to meet the strategic requirement to 2011, release of the greenfield site will be postponed until post-2011 by a further review of the Plan.
6.112 However, should the provision of development from the earlier phases result in a significant shortfall in the Local Plan targets, all, or part, of the site allocated within POLICY H8 would be brought forward for an earlier release through Supplementary Planning Guidance or a review of the Local Plan.
POLICY H8
The following site, as defined on the Proposals Map, is allocated for residential development in the period 2009-2011. The Local Planning Authority will seek the access, density, form, layout, mix, landscaping, recreational and education provision as set out below. The site may come forward for development in phases, but proposals for development of part of the site which would prejudice eventual development of the whole of this allocation or adjacent Rural Fringe land allocated at POLICY RF1(6) will not be permitted.
ROYAL TUNBRIDGE WELLS
a) LAND AT HAWKENBURY FARM, SOUTH OF HAWKENBURY ROAD
Site Area: 3.9 6.4 hectares (10 16 acres) net developable area.
Density: The site should provide a minimum of 120 200 dwellings at a net density of approximately 30 dwellings per hectare.
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Form, Layout and Landscaping: The mature hedge, shaw planting and free- standing trees around and within the site should be retained and reinforced, particularly around the southern and western boundaries, allowing development to be integrated effectively into the surrounding landscape. The central part of the site, at the convergence of hedgelines where a spring also rises, should be retained as an informal open space in accordance with POLICY R5, area as this is prominent in long views into the site. Development should be grouped within the existing field and hedgerow pattern.
The introduction of public art should be considered as part of this development.
Dwelling Mix: A dwelling mix will be sought in accordance with POLICY H2. An element of affordable housing will be sought in accordance with POLICY H3.
Recreation and Community Provision: An equipped children’s playspace of 0.04 hectares with buffer zone should be provided within the site. A contribution towards youth and adult open space will be sought in accordance with POLICY R2.
A development contribution will be sought towards provision of local school facilities in accordance with POLICY CS4.
Remediation Measures: Low level contamination of part of the site, previously used for the land-fill of inert material, has been identified in Preliminary Contamination and Geotechnical Assessment (2000). Suitable remediation measures should be carried out in accordance with POLICY EN19EN18.
Access: Segregated pedestrian and cycle routes should be provided to Hawkenbury Road and through the recreation ground to the north, to link to Dorset Road. A contribution will be sought towards a signed cycle route along Dorset Road, a cycle/pedestrian crossing at the Forest Road/Camden Park junction and the town centre to Hawkenbury cycle route.
An additional cycle and pedestrian access should be provided to the north western point of the site.
Footpath links to the High Weald Walk should be reinforced to the east and south west. The Public Right of Way to the south and east of the site should be retained and improved.
A contribution to public transport provision to serve the site will be sought.
Vehicular access into the site should be taken from Maryland Road. Appropriate traffic calming measures should be provided on Forest Way, Boundary Road and Hawkenbury Road and traffic management measures may be needed on Forest Road.
Within the site roads should be designed for a maximum speed of 20 miles per hour.
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Car parking should be provided in accordance with POLICY TP5.
A Transport Assessment should be submitted for this development in accordance with POLICY TP3.
Housing Development Outside the Limits to Built Development
AFFORDABLE HOUSING FOR LOCAL NEEDS OUTSIDE THE DEFINED LIMITS TO BUILT DEVELOPMENT
6.113 Tunbridge Wells Borough Council recognises the particular difficulties facing people in the Borough in securing suitable housing which meets their housing needs. Changes in mobility and work patterns, which have resulted in a high demand for housing, combined with restrictive development policies and a reduction in the stock of social housing, have put pressure on housing, particularly in rural areas, and reduced the supply of affordable accommodation for those on a modest income who live and work in the Borough. The Tunbridge Wells Borough Local Housing Needs Survey (2000) indicated that some 35% of the housing need in the Borough was in the rural areas including the small towns of Paddock Wood, Cranbrook and Hawkhurst. However, the precise level of need for any individual parish would need to be established by a comprehensive local survey (usually jointly carried out by the Borough and Parish Council concerned), as the Tunbridge Wells Borough Local Housing Needs Survey (2000) is sample-based and would not be statistically significant at this level.
6.114 Where such a local need exists and has clearly been demonstrated by a comprehensive local survey, and the Council is satisfied that a particular scheme will meet the need, the Local Planning Authority will consider releasing small sites for development outside the Limits to Built Development, as defined on the Proposals Map, where general market or speculative housing would not normally be permitted. The additional housing provided in this way will count towards the target of providing 850 1,000 additional affordable dwellings during the Plan period.
6.115 The intention of this policy is to improve the quality of life by making it possible for people on modest incomes, including the elderly and young families, to remain in, or move back to, the local community in which they already live or work or with which they have strong connections. Making a stock of housing truly affordable to local people can assist the local economy and particularly village services to the benefit of all members of the local community. POLICY H9 applies to settlements within the designated Green Belt although Government guidance PPG3 notes that these should be very limited developments, permissible in exceptional circumstances.
6.116 As the development of such sites represents an exception to normal planning policies, the Borough Council will ensure that the housing provided will remain available for its original purpose to future occupiers through appropriate agreements with developers and Registered Social Landlords.
6.117 Proposals for rural exceptions schemes should abut the village they are intended to serve if possible and possess good footpath links and connections to local services.
6.118 Schemes should be carefully designed to be in keeping with the style and character of their surroundings and particularly with local building styles. Sensitive locations bordering the countryside will need special attention to design, in accordance with POLICIES EN1 and EN24, EN25, and impact on highway safety, in accordance with POLICY TP4.
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POLICY H9
1 Where no alternative site is available to meet local housing needs within the Limits to Built Development, as defined on the Proposals Map, the Local Planning Authority will permit residential development outside the Limits to Built Development provided all of the following criteria are satisfied:
a) The site would be well related in scale and location to the village or town and its services;
b) The local needs exist within categories identified in (4) below and are documented in a comprehensive appraisal of the parish or town;
c) The local needs would not otherwise be met;
d) The development would be of a suitable size and character in terms of layout, materials and landscaping in relation to the village or town; and
e) The development does not contain any speculative or general demand housing;
2 The Local Planning Authority will not grant planning permission for housing justified on the grounds of local needs, unless the initial and subsequent occupancy of such developments is controlled through planning agreements or conditions or Registered Social Landlords, to ensure that the accommodation remains available in the future to meet the purposes for which it is permitted;
3 A financial appraisal of the scheme, providing that it will meet the defined needs, shall accompany any planning application; and
4 In assessing local needs, regard will be had to households or persons in households, otherwise unable to gain access at affordable cost *(1) to existing local accommodation suited to their needs and who fall in one or more of the following categories:
(i) Those in the parish or town currently in accommodation unsuited to their circumstances through physical, medical or social reasons, and which is incapable of being improved or rendered suitable *(2) at reasonable cost, and who can demonstrate continuous residence in the parish or town for the previous three years, or residence for a total of at least five years out of the previous ten;
(ii) Those who formerly have been members of households which comply with the residential qualifications in (i) above and who have recognised local connections *(3); and
(iii) Those in permanent, full time employment in the parish or town or who will be taking up permanent full time employment there, or who provide an important service requiring them to live locally *(4).
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Notes:
*(1) Affordable housing is defined such that the weekly cost of the housing is within the current Housing Corporation rent ceiling for new affordable housing for the Borough.
*(2) Improvement in this context means that this would not otherwise be achieved with grant assistance towards repairs, adaptations to the property for disabled people, etc.
*(3) Local connections as used in this context are defined as continuous residence for a period of five years out of the last ten, or immediate family having lived in the area for a minimum of ten years.
*(4) This category may include the instance where an employer is setting up a new business or service. In this sub-paragraph the term “parish” may be taken to include adjoining parishes where those parishes are unable to satisfy their own needs. The intention is to assist those in long-term and lasting employment, rather than those in temporary, short-term or seasonal employment.
KEY WORKERS’ DWELLINGS IN ASSOCIATION WITH RURAL EMPLOYMENT
6.119 The Local Planning Authority will from time to time be required to consider applications for dwellings in association with rural employment. By its very nature, the employment in question is normally located in the countryside outside the built up area of the town or village. However, one of the main objectives of both national and local planning policy continues to be to protect the countryside from sporadic and unnecessary development which is not sustainable. One exception to this, consistent with the need to sustain a healthy agricultural or forestry industry, is the provision of accommodation for agricultural or forestry workers where it is essential that they should reside close to their place of work. In the case of agricultural workers’ dwellings, the Local Planning Authority will seek expert advice on the holding’s viability.
6.120 Most forms of rural employment do not require the physical proximity of the employee to their work. It is not the intention to permit newly built dwellings in the countryside close to the place of work merely for the convenience of the occupant. Nor is the security of the site considered to be an essential reason for a new residential building. The use of CCTV could also reduce the need for additional on-site staff. However, in a limited number of instances, it may be considered essential for key workers to live on the site, such as in the case of housemaster/mistress in residential schools or a doctor/nurse required to provide emergency care at a hospital. In all cases, the Local Planning Authority will need to be satisfied that an exceptional case is demonstrated before permission for a new dwelling outside the Limits to Built Development is given.
6.121 The Local Planning Authority would wish to ensure that the practice of selling off dwellings separately from a holding and subsequently applying for permission for a new dwelling is curtailed.
6.122 Where acceptable in principle, the new dwelling should be carefully integrated within the landscape, in accordance with POLICIES EN1 and EN24.EN25.
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POLICY H10
Outside the Limits to Built Development, as defined on the Proposal Map, proposals for the erection of a key worker’s dwelling will not be permitted unless all of the following criteria are satisfied:
1 It would be essential for a person to reside on the site to provide essential or emergency on-site care for human life or for agricultural or business or forestry purposes which could not be carried out satisfactorily by the person living off-site;
2 No existing accommodation suitable, or potentially suitable for the purpose, or suitable building that could be converted, would be available in the near vicinity;
3 A dwelling has not been sold off separately from the site or holding during the previous ten years, nor has the site formed part of a larger unit previously served by such a dwelling at any time during this period;
4 The size of the new dwelling would be appropriate for the purpose for which it would be required;
5 In the case of an agricultural or forestry worker’s dwelling, a functional test will be necessary to establish whether it is essential for the proper functioning of the enterprise. Financial evidence may also be required to establish whether the proposed dwelling is appropriate in size and scale in relation to the income the unit can sustain, the likelihood of being able to implement the proposed development, and where the application is related to a new farm business or a major change in the nature or scale if an existing business; and
6 In all cases, the granting of planning permission will be subject to conditions restricting the occupancy of the dwelling.
REPLACEMENT DWELLINGS OUTSIDE THE DEFINED LIMITS TO BUILT DEVELOPMENT
6.123 Where it is proposed to replace dwellings in the countryside such as a dwelling damaged by fire or other accident, or where the cost of renovation of an existing dwelling would be uneconomic in comparison with its replacement, planning permission for its replacement may be granted subject to satisfying design and other environmental criteria. This will not apply where the habitable use of a dwelling has clearly been abandoned or where a property has been demolished.
6.124 In view of the strong environmental constraints and the general policy of restraint in the countryside, any increase in volume over the existing dwelling will be strictly controlled. Whilst PPG2 allows for replacement dwellings in the Green Belt, the new dwelling should not be materially larger than the one it replaces. The size of the existing dwelling and the visual impact of both the existing and proposed built form will be key factors to be taken into account in assessing the suitability of the replacement dwelling.
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POLICY H11
1 Outside the Limits to Built Development, as defined on the Proposals Map, the replacement of an existing dwelling will be permitted provided all of the following criteria are satisfied:
a) The existing building enjoys a lawful residential use which has not been abandoned;
b) The replacement dwelling would be sited on, or as close as is reasonably practicable to, the site of the existing dwelling, unless an alternative position on the plot would result in clear landscape, access or local amenity benefits;
c) The replacement dwelling would be no more obtrusive in the landscape than the dwelling which is to be replaced; and
2 In appropriate cases, temporary accommodation such as a caravan may be permitted on-site during rebuilding, provided the works are continuous.
EXTENSIONS TO DWELLINGS OUTSIDE THE DEFINED LIMITS TO BUILT DEVELOPMENT
6.125 In the countryside, the approved Kent Structure Plan provides for modest extensions only and no definition is given of what may constitute “modest” or the “original” building.
6.126 Whilst owners should be allowed a reasonable amount of scope for improving their properties, repeated extension of the building could eventually impact on the character of the countryside and result in the reduction of the stock of smaller dwellings in a locality. PPG2 states that the limited extension of existing dwellings is appropriate development in the Green Belt, provided it does not result in disproportionate additions over and above the size of the original building. For the purposes of POLICY H12, within the Green Belt, “original” is defined as the building as it existed on 1st July 1948, or, in the case of a building constructed after 1st July 1948, as it was first built. Outside the Green Belt, the size of the original dwelling will be interpreted as meaning its size on the date of first deposit of this Plan; or for any new dwelling permitted after this date, as it is originally built.
6.127 The term “modest” has inevitably been open to a range of interpretations. The Local Planning Authority recognises that in considering applications to extend existing dwellings in the countryside, no two situations will be identical. The following policy therefore includes a series of criteria which proposals will be expected to meet. The Local Planning Authority places particular emphasis on the importance of assessing the impact of the extension on its rural location and on the character of the existing building. In considering such proposals, the Local Planning Authority would normally judge an application as modest if it would result in an increase of approximately 50% in the volume of the dwelling or 150 cubic metres (gross), whichever is the greater, subject to a maximum of 250 cubic metres (gross). The gross volume will be ascertained by external measurement taken above ground level and include the volume of the roof. All other buildings, including detached garages, will be excluded from the calculation of the volume of the dwelling. The guidance as to the term “modest” should not be seen as a maximum to be sought in each case. It is likely that, depending on the particular situation of the building, and the circumstances of each proposal, the size of the extension will fall in a range around the figures listed.
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6.128 In the case of listed buildings and buildings whose loss would be detrimental to the character of the countryside (such as barns and oasts), special consideration will be given to the architectural and historical integrity of the building or groups of buildings.
6.129 Particular attention to size and design will be required when a property is located within the High Weald Area of Outstanding Natural Beauty, where development rights permitted by the Town and Country Planning (General Permitted Development) Order (1995) are less than elsewhere, and within the High and Low Weald Special Landscape Areas.
6.130 All proposals should take account of POLICY EN24 EN25 and the advice contained in the Local Planning Authority’s Supplementary Planning Guidance on alterations and extensions and that contained in Kent Design – a guide to sustainable development (2000), particularly in respect of local distinctiveness and the quality of design.
POLICY H12
Outside the Limits to Built Development, as defined on the Proposals Map, extensions *(1) to an existing dwelling or additional ancillary buildings within the curtilage of the original building(s) will be permitted provided all of the following criteria are satisfied:
1 The existing dwelling was designed, constructed or converted for residential use and was built on permanent foundations on the site;
2 The extension would be modest and in scale with the original dwelling and would not dominate it visually or result in a poorly-proportioned building or detract from its character or setting; and
3 The dwelling as extended would not lend itself to future sub-division to form a separate dwelling.
Note
*(1) In the context of this policy ‘extensions’ will include all new buildings suitable or potentially suitable for use as habitable accommodation and situated within the curtilage of the building.
EXTENSIONS TO CURTILAGES OUTSIDE THE DEFINED LIMITS TO BUILT DEVELOPMENT
6.131 An increasing number of proposals are being made involving the extension of residential curtilages into the countryside, for example in connection with the keeping of horses or providing additional garden land. This is likely to continue as farmers may find it increasingly attractive to sell off parcels of agricultural land or woodland as a result of trends in agriculture. These proposals may immediately or subsequently involve new buildings, structures or enclosures, including fencing. Where these buildings or structures are ancillary to the enjoyment of the original dwelling, such as open-air swimming pools, greenhouses, tennis courts or storage sheds, development may take place under the provisions of the Town and Country (General Permitted Development) Order 1995, without the need to obtain planning consent. This also applies to fencing of 2 metres or less height where this does not abut the highway.
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6.132 Whilst the Local Planning Authority is not opposed to the extension of residential curtilages in principle, it is concerned about the overriding need to safeguard the character of the countryside, and also to protect local amenity. Particular consideration will be given to the visual impact of any proposal, including the proposed means of enclosure, in accordance with POLICY EN24.EN25.
6.133 Any planning permission may be conditional on the removal of permitted development rights to prevent the future erection of buildings or means of enclosure, in order to avoid the suburbanisation of the countryside. Where planning permission is granted to extend a residential curtilage on the edge of a settlement, this will not alter the Limits to Built Development or any Green Belt boundary during the Plan period and boundaries will remain as defined on the Proposals Map.
POLICY H13
Outside the Limits to Built Development, as defined on the Proposals Map, extensions to residential curtilages will be permitted provided both of the following criteria are satisfied:
1 The proposal would not be intrusive by virtue of visual appearance and would not adversely affect the character, appearance, landscape or topography of the countryside; and
2 The proposed means of enclosure would be sympathetic to the character of the adjoining countryside.
CONVERSIONS OF RURAL BUILDINGS TO RESIDENTIAL USE OUTSIDE THE DEFINED LIMITS TO BUILT DEVELOPMENT
6.134 Many buildings in the countryside, including barns, oast houses and institutional buildings are now unsuited, or no longer required, for the purpose for which they were originally built. Many of these existing buildings are of historic or architectural interest and in themselves add to the character of the Kent countryside.
6.135 Reference should be made to the advice contained in the Local Planning Authority’s Supplementary Planning Guidance relating to the conversion of rural buildings, which offers advice on the suitability of buildings for conversion, the standards of design which will be expected and how the proposal should fit into the setting.
6.136 Whilst Government guidance (PPG7) and the approved Kent Structure Plan policies are aimed at restricting residential development in the countryside in favour of more sustainable patterns of development, an exception may be made where the change of use is proposed to an existing structurally sound building.
6.137 Government advice in PPG2 also makes it clear that conversion of rural buildings to residential use will also be acceptable within the Green Belt, subject to certain safeguards to ensure the openness of the Green Belt is maintained.
6.138 Not all buildings will be suitable for re-use or adaptation for residential use. For example, temporary insubstantial buildings requiring substantial reconstruction, alteration or extension are not suitable unless they are of special architectural or historic interest. Proposals for conversion will need to demonstrate how the implications of complying with appropriate Building Regulations will affect the building. In most cases this will entail the submission of a structural appraisal of the existing building together with details of any proposed new work.
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6.139 There is considerable concern, given the high quality of much of the rural environment of the Plan area and the pressures for development that exist, that permitted development rights in respect of agricultural buildings should not be abused as a way of obtaining residential development in the countryside. The Local Planning Authority will, in accordance with Government advice, examine the history of buildings recently erected under agricultural permitted development rights, where these come forward with proposals for changes of use. Where such a building has been erected and falls out of agricultural use within ten years, the building should be removed and the site restored to its condition before the building was erected. If a building has been recently erected (within the last four years) for a specific agricultural purpose and then proposals are brought forward for a change of use out of agriculture, the Local Planning Authority will carefully investigate the history of the building and consider the consequences of its conversion. Where the conversion of existing buildings would lead directly to a need for a replacement building and this could have a significant detrimental effect on the landscape, the Local Planning Authority will consider the need to attach a condition to the permission removing permitted development rights for the erection of new buildings.
6.140 POLICY POLICIES EN13 and EN14, covering nature conservation issues, may apply to proposals to re-use rural buildings, particularly if they would affect protected species.
6.141 Access and car parking associated with rural buildings are an important factor in considering the impact of change of use proposals on the character of the countryside.
POLICY H14
Outside the Limits to Built Development, as defined on the Proposals Map, the change of use or conversion to residential use of a listed building, a building whose loss would be detrimental to the character of the countryside, or a building whose form, bulk, general design, materials and scale is in keeping with its surroundings will only be permitted provided all of the following criteria are satisfied:
1 The building would be capable of conversion without extensive alteration or rebuilding and/or extension;
2 The conversion can be achieved without detrimental effect on the building’s fabric or character;
3 The creation of a residential curtilage, access and car parking facilities could be achieved without harm to the character of the countryside; and
4 The Local Planning Authority is satisfied that, in the case of a recently constructed building, there was a genuine agricultural justification for the erection of the building originally.
Implementation
6.142 Policy Number Implementing Agency
H5 Private Sector and Housing Associations H6 Private Sector and Housing Associations H7 Private Sector and Housing Associations H8 Private Sector and Housing Associations
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6.143 Other policies and paragraphs in this Chapter will be applied by the Local Planning Authority to encourage the provision of appropriate types of housing, including small dwellings and affordable homes and to promote a high standard of development consistent with the sustainable objectives of this Plan.
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Introduction
7.1 The Borough has a buoyant economy, partly due to its proximity to London. Most of the 46,000 jobs (Annual Employment Survey, 1998) are concentrated in Royal Tunbridge Wells, Southborough and Paddock Wood, although there is a net loss of workers commuting to other centres, principally London. Employment opportunities have increased significantly over the last decade with service sector jobs now comprising over 80% of total employment, mainly in commercial offices, retail outlets and public services. There is concern at the rate of expansion in view of possible labour shortages and transport constraints.
7.2 In rural parts of the Plan area, non-agricultural employment is concentrated in villages within schools, shops, service industries and tourist accommodation. However, a larger proportion is dispersed throughout the countryside, in particular within converted rural buildings and other institutions. Furthermore, as communication technology develops and becomes more widely available, more people are choosing to work from home.
7.3 The Local Plan aims to maximise the use of brownfield sites for all new development and make better use of existing employment land resources.
7.4 This Chapter sets out general policies which seek to guide economic development proposals to the most appropriate location, and the proposed amount and location of additional land to be allocated for economic development. The Chapter concludes with a section on economic development outside the Limits to Built Development.
Aims
1. To ensure that the provision of economic development does not exacerbate skills and labour shortages or stimulate demand for housing, transport infrastructure and community facilities beyond that which is intended to be provided over the Plan period.
2. To make provision for economic development in the light of approved Kent Structure Plan guidelines, taking into account the policy and environmental constraints, and market conditions within the Plan area.
3. To facilitate economic development which helps sustain the vitality and viability of town centres and business/industrial areas and provide for the appropriate expansion of existing business premises.
4. To support the rural economy through the appropriate expansion and establishment of employment uses, including in the agricultural sector, outside the Limits to Built Development.
5. To locate large-scale economic development where good access to all modes of transport can be achieved to reduce the need to travel, and where it does not create unacceptable traffic conditions.
6. To seek opportunities to improve the environmental quality of the existing economic development areas and to ensure a high standard of design and landscaping in new proposals.
7. To facilitate the relocation of inappropriately located businesses or industrial activities.
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Economic Development
ECONOMIC DEVELOPMENT PROVISION
7.5 Regional Planning Guidance does not identify this area as a priority for economic regeneration or growth. The guidance recommends that the Local Plan should take full account of local economic development strategies which will need to reflect local capacity in terms of labour, land availability and transport infrastructure, build on local skills and reflect changing work and living patterns.
Area of Restraint
7.6 The approved Kent Structure Plan identifies West Kent, including Tunbridge Wells Borough, as an area of restraint due to Green Belt and environmental constraints. In particular, the approved Kent Structure Plan Policy WK2 states that there is an overriding need to ensure the conservation of the built environment and setting of the town of Royal Tunbridge Wells, and to respect its location within the Metropolitan Green Belt and the High Weald Area of Outstanding Natural Beauty. There is also concern at the rate of expansion of economic development in view of labour supply, transport constraints and the need to avoid undue overheating of the local economy.
Kent Structure Plan Guidelines
7.7 The approved Kent Structure Plan sets out floorspace guidelines for the amount of land to be allocated for employment purposes within the Borough, and these are reproduced in Table 3 below. These indicate the scale of provision appropriate to Tunbridge Wells Borough and are based on the uses defined by the Use Classes Order 1987 (as amended). The distinction between A2/B1 and B2/B8 reflects the role of Royal Tunbridge Wells as a centre for financial and business services and takes account of opportunities for industry and warehousing, particularly at Paddock Wood. Employment- generating development falling outside of these Use Classes, such as retail and tourism, are not considered against the guidelines within the approved Kent Structure Plan.
Table 3
Tunbridge Wells Borough Economic Development Guidelines 1991-2011 Use Class 1991-2001 2001-2011 Total (m2) (m2) (m2) A2/B1 70,000 55,000 125,000 B2/B8 45,000 25,000 70,000 Source: Kent County Structure Plan Third Review, 1996
7.8 The approved Kent Structure Plan indicates that the provision of floorspace in West Kent should remain within the guidelines, although variations from them may be warranted as a result of local adjustments to land provision justified through the Local Plan process. In addition, the precise mix of development to be provided (A2/B1 and B2/B8) is a matter for the Local Planning Authority to determine in light of specific local circumstances.
Economic Development Trends
7.9 The period since 1991 has seen significant job growth within Tunbridge Wells Borough with a net increase in jobs of 5,300 between 1991 and 1998 (Employment Census, 20001991/Annual Employment Survey, 1998). These job increases have manifested themselves almost entirely in the service sector with an additional 5,000 jobs created
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within this sector over the same period. In particular, the opening of Royal Victoria Place in 1992 has generated significant employment in the retail sector. This employment growth has been mirrored by low unemployment rates within the Borough in recent years, declining to 1.3% by July 2002 January 2001 (ONS/Kent County Council, 2000). Labour and skills shortages have been experienced. It should be noted, however, that pockets of higher unemployment do exist in several local areas.
7.10 Conversely, the period since 1991 has seen relatively low business, industrial or warehouse floorspace completed compared with approved Kent Structure Plan guidelines, including on land allocated in the adopted Local Plan. Historic trend demonstrates that, with the exception of warehousing development at Paddock Wood, new employment opportunities within the Borough are not provided principally through traditional economic development areas, but through other means, such as:
• company expansion within existing premises (as more efficient use is made of existing floorspace);
• company expansion within existing sites, such as extensions and mezzanines, to gain additional space;
• increased shift working within the same space (‘hot desking’);
• the conversion of rural premises;
• home working; and
• expansion in other sectors such as retail, food and drink, tourism and the public sector.
7.11 In any event, the strategic location of Royal Tunbridge Wells in relation to the road network means that the town is not as attractive as many of its competitors for warehousing development. Equally, demand for new office development has been limited within the town. Speculative office development in the Longfield Road area has not attracted significant demand.
7.12 In contrast, Paddock Wood has proven to be a successful location for warehousing use with better links to the motorway network (M20).
Economic Development Land Provision
7.13 Table 4 below sets out the Local Planning Authority’s proposed provision towards the approved Kent Structure Plan economic development guidelines to 2011.
7.14 A total of over 23.5 hectares of land is allocated for economic development in the period up to 2011, with the estimated floorspace contribution discounted for appropriate landscaping, access and car parking. The estimated contribution from each allocation site to A2/B1 and B2/B8 provision given in Table 4 is based on site characteristics, market evidence and past trends.
7.15 In accordance with Regional Planning Guidance and Government advice in PPG3, an assessment of the suitability of retaining undeveloped economic development allocations within the adopted Local Plan has been undertaken. As a consequence two sites previously allocated for economic development have been allocated for housing.
7.16 Between 1991 and 2000 over 95% of economic development floorspace completed in the Borough has taken place outside of allocated sites (Economic Development Monitor). Projections of windfall completions to 2011, based on past trend and capacity considerations, total 29,500m² 15,850 square metres of floorspace.
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Table 4
Tunbridge Wells Borough Local Plan Economic Development Land Provision 1991-2011 A2/B1 B2/B8 TOTAL (m²) (m²) (m²) Economic Development 21,000 32,500 53,500 Allocations Development completed 23,751 28,116 51,867 (1991-2000) Projected windfall completions 13,000 16,500 29,500 Net planning permissions (at 1,871 1,524 3,395 2000) Total Provision 59,622 78,640 138,262 Structure Plan guidelines 125,000 70,000 195,000 Source: Kent Structure Plan Third Review, 1996 Tunbridge Wells Borough Council Development Monitor, March 2000
Table 4
Tunbridge Wells Borough Local Plan Economic Development Land Provision 1991-2011 A2/B1 B2/B8 TOTAL (square (square metres) (square metres) metres) Economic Development 21,000 32,500 53,500 Allocations Development completed 7,979 5,175 13,154 (1991-2000) Projected windfall completions 12,807 3,046 15,853 Net planning permissions (at 10,766 6,762 17,528 2000) Total Provision 52,552 47,483 100,035 Structure Plan guidelines 125,000 70,000 195,000 % achieved 42% 68% 51% Source: Kent Structure Plan Third Review, 1996 Tunbridge Wells Borough Council Development Monitor, March 2000
7.17 Table 4 indicates that there is a shortfall between the proposed economic development provision and approved Kent Structure Plan floorspace guidelines. This shortfall is justified for a number of reasons:
• the overriding need to ensure that provision for additional economic development would not create the potential to fuel unsustainable levels of housing demand and infrastructure which are not catered for within this Plan, or exacerbate skills and labour shortages;
• the potential for further employment growth in other sectors, such as retail, tourism and public services proposed in the Plan;
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• the requirement of the approved Kent Structure Plan to remain within the floorspace guideline; and
• the level of market demand for additional releases of economic development land, in spite of a buoyant local economy.
7.18 The Strategic Planning Authority recognises that employment generation in the Tunbridge Wells area does not only rely on employment land allocations for the reasons set out above. However, it is important that the existing Economic Development allocations are husbanded effectively in order to achieve maximum employment generation from these sites.
Hierarchy of Settlements
7.18 7.19 In accordance with strategic advice, the Local Planning Authority’s strategy is to concentrate larger-scale economic development activity primarily in the urban areas of Royal Tunbridge Wells and Southborough, and to serve the small rural towns of Paddock Wood, Cranbrook and Hawkhurst. This has the advantage of locating jobs in proximity to housing and a range of transport provision, with the aim of reducing the need to travel, particularly by car.
Royal Tunbridge Wells and Southborough
7.19 7.20 The main employment areas within the towns are the town centres, the Longfield Road area and the High Brooms Industrial Estate in Southborough. Royal Tunbridge Wells town centre is the focus for B1 office development benefiting from good public transport access and other services in the immediate vicinity. The remaining employment areas are located in the north-eastern part of the town, which historically have accommodated industrial and warehousing floorspace. The close proximity of High Brooms Station to the Chapman Way and Longfield Road industrial estates assists in making the sites more sustainable, as outlined in the Transport and Parking Chapter of the Plan. These areas retain the capacity for further development or redevelopment of larger-scale buildings where they cannot be accommodated in the town centres.
Paddock Wood
7.20 7.71 Paddock Wood is identified in the approved Kent Structure Plan as being able to accommodate general industry and warehousing development.
7.21 7.22 The town has experienced the development of major warehousing and distribution facilities arising from its good road connections to the A228 and M20 motorway and its situation on a railway connection. In making proposals for economic development in Paddock Wood the Local Planning Authority recognises the potential impact of additional HGV traffic on parts of Paddock Wood and other settlements.
7.22 7.23 Paddock Wood remains a popular location for B8 uses, but only limited scope exists for new development on the established Transfesa Estate due to the development of virtually all suitable sites, and a limited likelihood that existing premises will be redeveloped. This area, together with the Eldon Way Industrial Estate and land west of Maidstone Road, is located close to the railway.
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Cranbrook and Hawkhurst
7.23 7.24 To achieve the creation of balanced and sustainable rural communities, Draft PPG13 advises that significant provision of economic development in rural areas should be located in or near existing local service centres, where employment and housing can be located close together and where there is access to a range of transport. The need for such development is highlighted by recent trends in the Plan area, which show that a high proportion of residents in the rural Parishes work outside of the Borough. Within this Plan, Cranbrook and Hawkhurst (Highgate) have been identified as rural service centres serving the eastern area of the Borough, in part because they contain more employment opportunities than other rural Parishes.
7.24 7.25 Cranbrook is the largest of the two rural towns identified above and supports a large resident workforce. It has a high ratio of jobs to workers and retains some 41% of its resident workers within the Parish. Hawkhurst is the smaller of the two settlements but supports a greater diversity of employment. However, it displays a lower ratio of jobs to workers and also retains a significantly lower number of resident workers within the Parish (26%). The allocation of a site for economic development is considered important in order to provide the opportunity for residents to work locally and further reduce the level of out-commuting. The provision of economic development land will serve to strengthen their role as rural service centres and provide additional employment opportunities for those living in surrounding villages.
Villages
7.25 7.26 A number of villages classified within the Plan as RS2 Settlements still contain a limited number of economic development sites within the Limits to Built Development. However, many of these sites have been redeveloped for housing during the past twenty years. Nevertheless, villages remain appropriate locations for small-scale economic development activity.
Countryside
7.26 7.27 With PPG7, the Government has sought to introduce a more flexible approach outside the Limits to Built Development to strengthen the rural economy, particularly by giving encouragement to small businesses. The provision of employment opportunities in the wider rural area of the Borough is important to the economic and social wellbeing of rural communities. The Plan facilitates the conversion of appropriate rural buildings for economic development and the extension of existing businesses.
7.27 7.28 The policies set out below provide a framework of enabling policies against which economic development proposals in the Plan area will be assessed and identify land appropriate for economic development.
Making the Best Use of Land and Buildings Within Limits to Built Development
Unidentified Sites
7.28 7.29 It is the aim of the Local Plan to maximise the use of brownfield land. Regional Planning Guidance targets for 60% of all new development to be located on previously-
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developed land. In respect of economic development, precedence should be given to the re-use of developed land or buildings over the release of new land and wherever possible the intensification of use on existing sites should be encouraged.
7.29 7.30 Regional Planning Guidance seeks better use of existing employment land resources including, wherever possible, the intensification of use on existing sites.
Expansion of Premises
7.30 7.31 Within the Plan area there is evidence of the extension of existing premises within existing curtilages by, for example, the development of storage areas or land devoted to car parking where reduced parking standards allow. This is likely to be especially feasible in Royal Tunbridge Wells Central Parking Zone (Commercial) where parking standards require only operational parking to be located on site. In addition, the provision of a wide range of means of transport to large-scale business development wherever it is located within the Limits to Built Development will result in reduced on-site parking requirements.
Efficient Use of Internal Building Space
7.31 7.32 There has been a trend for businesses to make more efficient use of internal space, for example through the erection of mezzanines within larger buildings. Furthermore, a number of office refurbishments have taken place in the past decade, particularly in Royal Tunbridge Wells. There is the opportunity for this to continue during the Plan period.
Change of Use and Redevelopment
7.32 7.33 Considerable redevelopment has occurred of out-moded units in the Longfield Road area of Royal Tunbridge Wells. Further units may be renewed during the Plan period.
7.33 7.34 The change of use of premises to business use is restricted by policies which seek to retain existing houses, tourist accommodation in Royal Tunbridge Wells and Southborough and certain community services. However, outside the Limits to Built Development, the Plan permits the conversion of certain previously-used rural buildings to economic development use. This has brought forward considerable floorspace within the past decade and policies included in this Plan continue to make this feasible.
7.34 7.35 The Local Plan sets a target of 35% of B1, B2 and B8 floorspace to take place on previously-developed land during the Plan period.
7.35 7.36 The following sections define the Local Planning Authority’s policy toward proposals for each of the principal economic development uses (Classes B1, B2 and B8) of the Town and Country Planning (Use Classes) Order 1987 (as amended) outside of the sites allocated for economic development. In fulfilling the key objectives of the Local Plan, control over the location of types of economic development is needed and separate policies apply to different parts of the Borough.
7.36 7.37 Government advice on industrial and commercial development is contained in PPG4. The advice states that planning permission should normally be granted unless there are specific and significant objections, such as a relevant development plan policy, unacceptable noise, smell, safety and health impacts, or excessive traffic generation.
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All proposals will be assessed against POLICY EN1 and other relevant policies in the Plan, to ensure that economic development achieves an acceptable environmental impact. In addition, policies contained in the Transport and Parking Chapter of the Plan will be important in assessing the sustainability of sites.
7.37 7.38 The Local Planning Authority seeks to guide major generators of travel demand such as large-scale B1 office development to the most appropriate locations through the application of a sequential approach throughout the Plan area. The term large-scale refers to schemes where the total additional gross floorspace area is 500m² square metres or greater.
7.38 7.39 In addition, the Local Plan identifies ‘Economic Development Areas’ (EDAs) which comprise the main concentrations of economic development activity in the Plan area outside of town centres, as well as sites allocated for economic development. They include the industrial estates on the edge of Royal Tunbridge Wells, Southborough and Paddock Wood and all economic development allocations where less intensive forms of business and industrial development are focused and where the capacity exists for further development or redevelopment.
Large-Scale Business Use (Class B1): Royal Tunbridge Wells and Southborough, Paddock Wood, Cranbrook and Hawkhurst
7.39 7.40 A variety of economic development activities fall within Business Class B1, including office uses (other than financial and professional services), research and development, and industrial processes that can be carried out in any residential area without detriment to the amenity of that area. Consequently, the traffic-generating characteristics of different B1 activities are varied.
7.40 7.41 To guide business development to the most appropriate sites, Government advice encourages the use of locational policies in Local Plans. PPG4 and Regional Planning Guidance advocates economic development in locations that minimise the need to travel, especially by car, and that utilise energy-efficient modes of transport. This is endorsed by PPG 6 and 13, which advise that new employment opportunities that are major generators of travel demand should be highly accessible by public transport and focus on town centres or near to major public transport interchanges.
7.41 7.42 PPG6 identifies B1 offices as a key town centre use. All proposals for large-scale B1 office space should accord with the sequential approach set out in POLICY CR2, CR1, and should be compatible with POLICIES H1 (retention of existing housing stock), T2 (retention of existing tourist accommodation in Royal Tunbridge Wells and Southborough), CR14 (retention of neighbourhood or village community facilities) and CS6 (retention of community buildings).
7.42 7.43 Proposals for less intensive, large-scale light industrial B1 uses will be guided to the defined Economic Development Areas in Royal Tunbridge Wells, Paddock Wood and Gills Green (serving Hawkhurst and Cranbrook) or outside the Limits to Built Development in compliance with POLICY ED5. Light industrial uses are seldom satisfactorily accommodated in other locations due to their bulky form, whereas the Economic Development Areas are considered suitable due to the existing concentration of such activities at these locations. This clustering of uses supports the provision of transport measures, through the improvement of public transport, walking and cycling facilities.
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POLICY ED1
Proposals for large-scale B1 light industrial development of 500m² square metres gross floorspace or greater should be located within the Economic Development Areas as defined on the Proposals Map.
Small-Scale Business Use (Class B1) within the Limits to Built Development
7.43 7.44 It is now recognised that it is not appropriate to separate small-scale businesses from residential areas for which they can be a source of employment and local services. However, the intensity of the proposed use and the impact on the character or amenities of an area will be important in determining the acceptability of a proposal (POLICY EN1).
7.44 7.45 Proposals should not have an adverse environmental impact on the locality, and should be compatible with POLICIES H1 (retention of existing housing stock), T2 (retention of existing tourist accommodation in Royal Tunbridge Wells and Southborough), CR14 (retention of neighbourhood and village centre community facilities) and CS6 (retention of community buildings).
POLICY ED2
Proposals for small-scale B1 development up to 500m² square metres gross floorspace will be permitted within the Limits to Built Development, as defined on the Proposals Map.
General Industry (Class B2) and Distribution and Storage Uses (Class B8): Economic Development Areas in Royal Tunbridge Wells, Southborough, Paddock Wood, Cranbrook and Hawkhurst
7.45 7.46 General industrial uses (Class B2) are those which may cause disturbance if located in residential areas, depending on the level of associated noise, vibration, smell, fumes or other emissions. B2 development may be capable of being satisfactorily located in the Economic Development Areas, as defined on the Proposals Map, subject to its environmental impact on the locality.
7.46 7.47 Distribution and warehousing uses (Class B8) occupy substantial areas of land and tend to generate lower levels of employment than other business uses.
7.47 7.48 Given the access available to the strategic road network, further proposals for B8 development within the defined Economic Development Areas will be acceptable. The exception is the High Brooms Industrial Estate, which is located close to established residential areas with poor access to the strategic road network. HGV routing to and from the industrial estate is via the A264 east of Royal Tunbridge Wells or the A26 north
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of Royal Tunbridge Wells, both of which are congested routes, and through the residential areas of High Brooms or Sherwood. In addition, the highway network in the immediate vicinity is constrained. For these reasons proposals that would result in a net increase in traffic movements on the local highway network or have an adverse impact on adjacent residential areas will not be permitted.
7.48 7.49 Within the Limits to Built Development, subject to meeting the criteria in POLICY EN1 and other relevant policies in the Plan, there may be scope for the expansion of existing B2 and B8 uses outside the defined Economic Development Areas.
POLICY ED3
Within the Economic Development Areas, excluding the High Brooms Industrial Estate, as defined on the Proposals Map, proposals for general industry (Class B2) and distribution and storage uses (Class B8) will be permitted.
ALLOCATION OF LAND FOR ECONOMIC DEVELOPMENT
7.49 7.50 A re-appraisal of existing undeveloped economic development land allocations in the adopted Local Plan has taken place in the light of Local Plan objectives and more detailed advice contained in Government guidance, in particular Regional Planning Guidance, PPG 3, 4 and 13, and the Draft Tunbridge Wells Borough Transport Strategy.
7.50 7.51 The selection of appropriate economic development sites has taken full account of the need to fulfil the Local Plan’s sustainable development objectives. These aim for development to protect and enhance the high-quality environment of the Plan area, conserve finite and non-renewable resources, such as land, and achieve less energy- intensive forms of development, whilst at the same time meeting community needs and priorities.
7.51 7.52 Of the existing undeveloped allocations, land south of Dowding Way and land north of Kingstanding Way, Royal Tunbridge Wells, and land west of Maidstone Road, Paddock Wood remain suitable for a range of B1, B2 and B8 uses.
7.52 7.53 The allocations not carried over from the adopted Local Plan comprise the site at Goods Station Road; land at Tunbridge Wells Northern Telephone Exchange, Royal Tunbridge Wells; land adjoining Barnetts Wood, Southborough; and land at Swattenden Lane; Cranbrook, for the following reasons:
• Land at Goods Station Road, Royal Tunbridge Wells is no longer considered viable for economic development by reason of site and access constraints. Due to the close proximity of the site to a residential area, B2 uses are not appropriate and the poor access creates problems for the location of B8 use;
• St John’s Telephone Exchange, Royal Tunbridge Wells: the site is considered too peripheral to the town centre for large-scale B1 office development;
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• Barnetts Wood, Southborough: the proposed link road between Dowding Way and North Farm Road is no longer proposed and an adequate access to the site is no longer available; and
• The Swattenden Lane allocation at Cranbrook is deleted because it is not available for development over the Plan period.
7.53 7.54 The sites allocated for economic development within the Plan provide a range of development opportunities in accordance with the advice in PPG 4 and 12. Where it would benefit the preparation of proposals for an allocated site, the Local Planning Authority will prepare a brief in consultation with the public and landowners. This will provide more detailed guidance and explanation regarding the development of that site based on the policies in the Plan.
7.54 7.55 A Transport Assessment will need to be submitted for sites of a certain scale in accordance with POLICY TP1.
Royal Tunbridge Wells
7.55 7.56 In order that B1 office provision is well located in relation to a wide choice of means of transport and becomes an integral part of town centre economies, all proposals for large-scale development should satisfy the sequential test set out in POLICY CR2. CR1. This may include the expansion of existing premises or the development of new B1 office accommodation. Specific provision for large-scale B1 office development is made on a number of Mixed Use Development sites in the Town, Neighbourhood and Village Centres Chapter within POLICY CR5. CR3. On these sites it is envisaged that B1 use will form part of a larger mixed use development. This will strengthen the vitality and viability of the centre and generate further employment opportunities.
7.56 7.57 The allocated sites at Dowding Way and Kingstanding Way adjoin existing employment areas in the Longfield Road area. Both sites are allocated for B1, B2 and B8 uses, but only where the use would cause no adverse impact to residential amenity or adjacent uses. Given the poor availability of sustainable means of transport, each site will need improved links to the wider transport network, to include pedestrian and cycle provision, contributions to public transport facilities and, where necessary, highway improvement.
7.57 7.58 Both allocations are located on the edge of the urban area and abut open countryside of high landscape value, including the High Weald Area of Outstanding Natural Beauty and Kent Special Landscape Area, and are visible over a long distance. High-quality landscaping is expected in order to minimise the impact of development and to achieve an environmental upgrade of the area generally. An environmental enhancement scheme is required at the southern end of the Dowding Way site, including landscaping along the frontage to North Farm Road.
Paddock Wood
7.58 7.59 Land west of Maidstone Road is allocated for economic development. This will ensure that large-scale B1, B2 and B8 uses remain concentrated to the north of the railway line. This allows the impact of heavy goods vehicles to be restricted to routes to the north of the railway line and for any detriment to residential amenity to be minimised. In addition, the site enables the rounding-off of the north-western sector of Paddock Wood.
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7.59 7.60 In order to facilitate the development of the site in the light of emerging PPG13 advice the access requirements set out in the adopted Local Plan have been revised. The requirement to provide an access road through the site prior to its development has been replaced by a phased approach, and the creation of a road link through to Eldon Way has been removed. It is also envisaged that the location of the junction providing access into the site from Maidstone Road will be moved further north to avoid the need to relocate essential services.
7.60 7.61 Access to the site from Maidstone Road should be from a new priority junction (including right-turning lane) sited immediately north of its existing junction with Eastlands Lane, with a new road following the line of the lane before turning to enter the site from the north. This new access, coupled with existing weight restrictions to the south, would ensure that traffic to the site would not use Maidstone Road south of Eastlands Lane. A gateway measure should be provided at the entrance to the site, to include traffic-calming measures.
7.61 7.62 To improve transport links between the site, the town centre and housing areas south of the railway line, a toucan crossing is required on Maidstone Road to the north of the junction with Nursery Road. Direct pedestrian and cycle routes should also be provided from Maidstone Road and along Nursery Road into the site, with the pedestrian route extending to link up with the existing public footpath which runs along the western boundary of the site. Contributions will be sought towards pedestrian/cycle improvements and public transport facilities in the vicinity.
7.62 7.63 The site abuts open countryside to the north and west, and residential properties are located on the eastern boundary. Structural planting will be required along the north, east and west boundaries to soften the impact of development on the surrounding countryside and residential properties. Informal open space will be required to act as a buffer to residential properties to the east of the site. Residential amenity will be further protected by restricting the northern and eastern parts of the site to Use Class B1. High- quality, low rise buildings should be provided in a well-landscaped setting.
7.63 7.64 A nature conservation site protected by POLICY EN14 adjoins the western boundary of the allocated site. It includes the Tudeley Brook and a 10-metre wide strip along both its banks and it is intended that the nature conservation value of this area will be preserved and improved as part of any development.Adjacent to the allocation site lies the Tudeley Brook watercourse, which acts as a buffer to the development from the surrounding countryside. A public footpath runs alongside the brook. A 10-metre strip along both its banks is proposed in order to retain this buffer to the countryside and help protect the amenity of the footpath.
7.64 7.65 The allocation is within the active floodplain of the River Medway where the Environment Agency has identified a risk of flooding occurring, on average, once in every one hundred years. This means that, in consultation with the Environment Agency, applicants will be required to carry out an assessment of flood risk and development proposals will need to incorporate adequate flood protection and mitigation measures in accordance with POLICY EN18 EN17.
Cranbrook and Hawkhurst
7.65 7.66 Due to the unavailability of land and environmental constraints, no sites suitable as an economic development allocation are available within or adjoining either Cranbrook or Hawkhurst. However, a previously-used site between the settlements, at Gills Green is
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available. The site, formerly Hawkhurst railway station and sidings, is partially occupied by a variety of B2, B8 and sui-generis uses. The brownfield site comprises former railway buildings and several modern units, as well as outdoor storage.
7.66 7.67 The Local Planning Authority considers that there is potential for more efficient use of the site layout to provide modern, fully serviced economic development premises. The site is suitable for Class B1, B2 and B8 uses subject to the uses causing no significant harm to the amenities or character of the area in accordance with POLICY EN1.
7.67 7.68 The site is located in the High Weald Area of Outstanding Natural Beauty and, due to its slightly elevated position, parts of the site are visible from the north and the south on the A229. In accordance with POLICY EN24, EN25, there is considerable opportunity to bring about environmental enhancement by introducing landscaping measures to relate the site more effectively to its adjacent countryside character.
7.68 7.69 Substantial hedgerow and tree planting will be required around the edge of the site to create a visual boundary and screen the site from the surrounding countryside and nearby residential properties. This will be supplemented in the north of the site by structural planting in the form of a new copse on the site of an existing wood store. This part of the site is not suitable for built development and is excluded from the Limits to Built Development. Boundary improvements to those parts of the site that are already developed will also be sought as part of a comprehensive landscape enhancement scheme.
7.69 7.70 The existing site frontage to the main road is considered to be of poor quality and future proposals will require careful design to reduce the impact on the surrounding landscape. Single-storey, high-quality development of appropriate scale, form, bulk, general design and materials will be sought.
7.70 7.71 The site abuts the A229, but further development of the site will require improvements to the access, including the provision of a dedicated right-turn lane. Pedestrian access to the site should be provided on the western side of the A229 through an extension to the existing footway to the south up to the site entrance. The site is served by a frequent bus service, linking Cranbrook and Hawkhurst, and a contribution to local public transport will be sought in the form of a bus lay-by and shelter on the A229 for northbound services. Linked pedestrian facilities should be provided to enable improved pedestrian access to an existing footpath and bus stop for southbound services on the eastern side of the A229.
Capel (adjoining Tonbridge)
7.71 7.72 Tonbridge lies to the north of Royal Tunbridge Wells and Southborough, and adjoins the area covered by this Local Plan. At its eastern end Woodsgate Way encloses a small site (covered by this Local Plan) separating it from the open countryside and the Somerhill Historic Park and Gardens to the south. This site relates visually and functionally to Tonbridge, and the road provides a new and recognisable feature which defines the Metropolitan Green Belt boundary. The scale of the site is not significant in relation to the size of Tonbridge. South of Woodsgate Way, which marks the southern boundary of the site, are the grounds of Somerhill, a Grade I Listed Building, designated as an Historic Park and Garden protected by POLICY EN11.
7.72 7.73 Given the adjoining land uses, the Tonbridge and Malling Borough Local Plan (adopted 1998) Tonbridge and Vicinity Local Plan allocation of the abutting site for business
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development, and the objectives and policies of the Local Plans covering the two areas, the site is allocated for economic development.
7.73 7.74 The parkland character of that part of the site between Woodsgate Way and Five Oak Green Road (at the southern end of the site) should be retained because of its location and the important visual function which it performs. This part of the site will need to be handled sensitively because of its proximity to Woodsgate Way. All development on this site should be of a high quality in view of its prominent location.
7.75 The allocation site falls within an area of high flood risk as identified by the Environment Agency. Applicants will need to carry out an assessment of flood risk and development proposals will need to incorporate adequate flood protection and mitigation measures in accordance with POLICY EN17.
POLICY ED4
The following sites, as defined on the Proposals Map, are allocated for economic development. The Local Planning Authority will seek the access, density, form and layout, and landscaping provisions set out below:
ROYAL TUNBRIDGE WELLS
a) LAND NORTH OF KINGSTANDING WAY, ROYAL TUNBRIDGE WELLS
Site Area: 7.03 hectares
Type of Use: The site is suitable for Class B1, B2 or B8 use, subject to the uses causing no significant harm to the amenities or character of the area.
Access: The site will be accessed from Kingstanding Way. Additional transport measures to serve the development will be required. These include the signalisation of the existing junction between Kingstanding Way and Longfield Road, upgrading of North Farm Lane to a standard appropriate to serve as an emergency access, the extension of the existing footpath on the north side of Longfield Road eastwards to the junction with Kingstanding Way, and the completion of the proposed cycleway along Longfield Road eastwards to the junction with Kingstanding Way. A financial contribution will be sought for the provision of public transport facilities in the vicinity.
Form, Layout and Landscaping: A high-quality development of low rise buildings in a well-landscaped setting will be required, to include a proportion of small units. The western part of the site, together with the eastern boundary, contains a number of mature trees which should be retained. Structural planting will be required along the eastern boundary. Special attention must be paid to landscaping along the northern boundary.
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b) LAND SOUTH OF DOWDING WAY, ROYAL TUNBRIDGE WELLS
Site Area: 1.46 hectares
Type of Use: The site is suitable for Class B1, B2 or B8 use, subject to the uses causing no significant harm to the amenities or character of the area.
Access: Infrastructure measures for the site have already been brought forward: however, contributions will be sought towards improved cycling facilities and for the provision of public transport facilities in the vicinity.
Form, Layout and Landscaping: As the site is located on rising ground, development should be of a high quality with the buildings on the higher parts of the site being low rise and generally small- scale to minimise their visual impact. A high standard of landscaping should be provided throughout and particularly along the western boundary opposite the Barnetts Wood housing area. Environmental enhancements are also required at the southern end of the site on a small area of undevelopable land which falls within the site, to include landscaping along the frontage to North Farm Road.
PADDOCK WOOD
c) LAND WEST OF MAIDSTONE ROAD, PADDOCK WOOD
Site Area: 10.53 hectares
Type of Use: The proximity of residential use to the north and east of the site makes adjoining parts of the site suitable for B1 use only. The remainder of the site would be suited to B1 and B8 development. Class B2 use would also be considered on parts of the site, subject to the uses causing no significant harm to the amenities or character of the area.
Access: Access should be obtained by constructing a new road into the site from the north with a new priority junction, including right turning lane, on Maidstone Road near the existing Eastlands Lane access. Traffic calming is required at the entrance to the site. A toucan crossing on Maidstone Road, north of the junction with Nursery Lane, should be provided, together with segregated cycle and pedestrian routes from Maidstone Road and along Nursery Road into the site. The pedestrian route should link up with an existing public footpath which runs along the western boundary. Pedestrian and cycle routes should be attractively landscaped. A financial contribution will be sought for the provision of pedestrian/cycle improvements and public transport facilities in the vicinity.
Form, Layout and Landscaping: High-quality, low rise buildings should be provided in a well-landscaped setting and the layout should
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respect the Tudeley Brook watercourse adjoining the western boundary of the site. Watercourses on the site should be protected in an open state to protect riparian habitat and provide a positive site feature. site of local nature conservation value adjoining the western boundary along the Tudeley Brook. Substantial screening in the form of structural planting is required along the site boundaries, including the road access to the north. In addition, a landscaped informal open space will be required to be provided as an integral part of the development. Within these landscaped areas appropriate provision will be made for overcoming any flooding problems by the inclusion of balancing facilities in the form of ‘natural ponds’. An area of scrubland/grassland/woodland should be maintained as a bird habitat within the areas of structural planting. Flood protection and mitigation measures should be provided in accordance with POLICY EN17EN18.
CRANBROOK AND HAWKHURST
d) LAND AT THE FORMER HAWKHURST RAILWAY STATION, GILLS GREEN
Site Area: 1.98 hectares
Type of Use: The site is suitable for Class B1, B2 and B8 use, subject to the uses causing no significant harm to the amenities or character of the area.
Access: The site is to be served by an improved highway access to the A229, including a dedicated right-turn lane. The existing footpath south of the site on the western side of the A229 should be extended northwards to the site entrance. A contribution to local public transport in the form of a bus lay-by and shelter on the A229 for northbound services is required. Linked pedestrian facilities should be provided to enable improved pedestrian access to an existing footpath and bus stop for southbound services on the eastern side of the A229.
Form, Layout and Landscaping: High-quality, low rise development, of appropriate scale, form, bulk, general design and materials in keeping with the character of the landscape and surrounding area will be required. Existing hedges, trees and tree belts on the boundary of the site should be retained and reinforced by substantial screening in the form of hedgerow and tree planting along the entire site boundary. That part of the site to the north of Lime’s Grove should provide for structural planting rather than built development.
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e) LAND AT BROOK FARM, CAPEL (NEAR TONBRIDGE)
Site Area: 2.57 hectares
Type of Use: The site is suited to uses within Classes B1 and B8; development within Class B2 would also be acceptable provided there would be no adverse impact on adjoining uses.
Access: Access to the allocated site should be from Five Oak Green Road.
Form and Layout: Development on the southern part of the site between Woodsgate Way and Five Oak Green Road should retain its parkland character. A high-quality, low-density development will be required in view of the site’s prime location alongside a main road around Tonbridge (Woodsgate Way). Proposals should respect the rural character of land south of Woodsgate Way, which is designated as an Historic Park and Garden, and ensure no adverse impact on the setting of Somerhill, a Grade I Listed Building.
Development on the easternmost part of the site should be low- density in view of its proximity to the open countryside to the east of Woodsgate Way. Development on the westernmost part of the site should retain the existing listed buildings and respect their setting.
Flood protection and mitigation measures should be provided in accordance with POLICY EN17 and any development should enhance the existing watercourse that runs through the site, making it a positive environmental feature.
Landscape: Landscaping on the southern part of the site should be to a high standard which reflects the location and respects the rural, parkland character of the land south of Woodsgate Way. Existing mature trees should be retained.
Structural landscaping should be provided on the easternmost part of the site, adjacent to Woodsgate Way.
ABATTOIR
7.76 SEEDA has carried out a study (Livestock Revival in the South East – Report and Action Plan, February 2001) of the meat and livestock sector in the South East of England to identify the main issues following the foot and mouth outbreak. Of particular concern is the closure of the abattoir in Lamberhurst. The potential for a new high- quality similar-sized facility for the region has been investigated. This study concluded that, from evidence provided so far, there would seem to be a case on competitive grounds in helping to safeguard the future for South East livestock producers by providing a new facility which would be well-placed in the eastern part of the South East region. This sub-region covers an extensive area and includes central/south Kent and East Sussex. There is no certainty that provision will be made and clearly a wide range of locations could serve this large catchment. Consequently, although a specific allocation for a new abattoir in the Borough has not been made, the Local Planning Authority would test any such proposal against the policies and sustainable objectives of this Plan.
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Economic Development Outside the Limits To Built Development
Conversion of Rural Buildings to Economic Development Uses
7.74 7.77 There has been a continued decline in the number of people employed in agriculture in recent years. As a consequence, landowners and farmers have looked to diversify their operations. Government advice in PPG7 advocates diversification of the rural economy and emphasises that this can be achieved, particularly through the conversion of appropriate rural buildings, within the overall objective of protecting the countryside from inappropriate and intrusive development.
7.75 7.78 Within the Plan area there has been a marked increase in proposals for the conversion of rural buildings to economic development uses, providing a total floorspace of over 20,000m² square metres between 1991 and 2000. In addition, at March 2000, over 5,000m² square metres of economic development floorspace had planning consent in the form of rural conversion proposals. Such proposals have primarily been small-scale developments of approximately 500m² square metres gross floorspace for employment including small workshops and offices.
7.76 7.79 Government advice and the approved Kent Structure Plan policies state that development in the open countryside should be strictly controlled. However, small enterprises of an appropriate type can increase local employment and contribute to maintaining the rural economy and the creation of sustainable rural communities. In accordance with advice in PPG2, the conversion of rural buildings to business use will be acceptable within the Green Belt, subject to certain safeguards to ensure its openness. Nonetheless, proposals for conversion to economic development which could generate a significant number of jobs should be well-related to towns and villages.
7.77 7.80 The change of use or conversion of an existing building may be permitted if it would provide the best reasonable means of conserving the character, appearance, fabric and setting of a listed building or a building whose loss would be detrimental to the character of the countryside. The conversion of rural buildings of permanent and substantial construction may also be permitted provided that the scale, form, bulk, general design and materials are in keeping with the surroundings. In particular, all proposals must comply with POLICIES EN1 and EN24.EN25.
7.78 7.81 Not all buildings will be suitable for re-use or adaptation for residential use. For example, temporary insubstantial buildings requiring substantial reconstruction, alteration or extension are not suitable unless they are of special architectural or historic interest. Proposals for conversion will need to demonstrate how the implications of complying with appropriate Building Regulations will affect the building. In most cases this will entail the submission of a structural appraisal of the existing building together with details of any proposed new work.
7.79 7.82 There is considerable concern, given the high quality of much of the rural environment of the Plan area and the pressures for development that exist, that permitted development rights in respect of agricultural buildings should not be abused as a way of obtaining residential development in the countryside. The Local Planning Authority will, in accordance with Government advice, examine the history of buildings recently erected under agricultural permitted development rights, where these come forward with proposals for changes of use. Where such a building has been erected and falls out of agricultural use within 10 years, the building should be removed and the site
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restored to its original condition before the building was erected. If a building has been recently erected (within the last four years) for a specific agricultural purpose and then proposals are brought forward for a change of use out of agriculture, the Local Planning Authority will carefully investigate the history of the building and consider the consequences of its conversion. Where the conversion of an existing building would lead directly to a need for a replacement building and this could have a significant detrimental effect on the landscape, the Local Planning Authority will consider the need to attach a condition to the permission removing permitted development rights for the erection of new buildings.
7.80 7.83 Reference should be made to the Local Planning Authority’s Supplementary Planning Guidance relating to the conversion of rural buildings. This offers advice on the suitability of buildings for conversion, expected standards of design and how a proposal should fit into the setting.
7.81 7.84 In the case of the conversion of listed buildings the provisions of POLICY EN3 also apply. POLICY EN13, covering nature conservation issues, may also apply to proposals to re-use rural buildings, particularly if they would affect protected species.
7.82 7.85 Access requirements and parking associated with rural buildings are an important factor in considering the impact of change of use proposals on the setting of the building and the character of the countryside. Local roads should have the capacity to accommodate the additional traffic generated by the proposed use without detriment to the character or amenities of the area, the amenities of local residents, or road safety. The impact of additional traffic on a rural lane identified in the Borough Council’s Rural Lanes Supplementary Planning Guidance as possessing special character, will also be a material consideration.
POLICY ED5
Outside the Limits to Built Development, as defined on the Proposals Map, the change of use or conversion to economic development use of a listed building, a building whose loss would be detrimental to the character of the countryside, or a building whose scale, form, bulk, general design and materials is in keeping with its surroundings will only be permitted provided all the following criteria are satisfied:
1 The building would be capable of conversion without extensive alteration or rebuilding and/or extension;
2 The conversion can be achieved without detrimental effect on the building’s fabric or character;
3 The creation of a curtilage, access and car parking facilities could be achieved without harm to the character of the countryside; and
4 The Local Planning Authority is satisfied that, in the case of a recently constructed building, there was a genuine agricultural justification for the erection of the building originally.
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EXTENSION OF BUSINESSES OUTSIDE THE LIMITS TO BUILT DEVELOPMENT
7.83 7.86 The Planning Strategy is to concentrate all large-scale economic development within town centres or Economic Development Areas within the Limits to Built Development. However, historically, there are a number of large-scale economic development sites located in the countryside.
7.84 7.87 PPG2, and the approved Kent Structure Plan clearly state that the extension of business premises outside of the built up area should be strictly controlled, since the progressive enlargement of rural buildings and the scale of development can lead to over-development of the countryside. For this reason, outside of the Green Belt the Local Planning Authority will only permit small-scale extensions to existing economic development uses which comply with the provisions of POLICY EN24 EN25 and other relevant policies in the Plan.
Implementation
7.85 7.88 Policy Number Implementing Agency
ED4 Private Sector
7.86 7.89 Other policies and paragraphs in this Chapter will be used to control and guide the location, quantity and quality of new economic development in accordance with the sustainable objectives of this Plan.
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Introduction
8.1 Tourism is defined as ‘all aspects of visitor experience, whether the visitor is on a day trip, a short break or a long holiday, visiting for leisure or business, from this country or overseas’ (Department of Culture, Media and Sport, 1997).
8.2 The Plan area forms part of the ‘Garden of England’ and much of the countryside falls within the High Weald Area of Outstanding Natural Beauty. It is a popular tourist destination characterised by orchards, hop gardens, oast houses, Wealden villages and famous attractions such as Scotney Castle and Sissinghurst Castle Gardens. In partnership with Ashford, Sevenoaks, Maidstone and Tonbridge and Malling Councils, the Borough is marketed as part of the ‘Heart of Kent’.
8.3 The spa town of Royal Tunbridge Wells has attracted tourists since the seventeenth century and its present character is derived from its historical associations, architectural heritage and countryside setting, extending into the centre of the town by extensive areas of common land.
8.4 The historic country town of Cranbrook is another popular tourist destination, providing a base for exploring the surrounding area.
8.5 Provision for tourism in the Borough includes accommodation and visitor attractions, offering opportunities for leisure, shopping, eating and access to museums, galleries and theatres. These, combined with a strategic location between London and the south coast and its transport connections, have made the Plan area a valued destination for visitors, with Tunbridge Wells Borough attracting the second largest share of visitors in Kent.
8.6 The tourist industry is significant in terms of the investment and employment that it generates. However, because tourism depends on a high quality built and natural environment, the Local Plan strongly emphasises the protection and enhancement of this asset.
8.7 Specifically, the The Plan aims to retain the existing serviced and non-serviced accommodation in the Borough and in particular enable the provision of appropriate new hotel accommodation.
Aims
1. To improve the attractiveness of the towns, villages and countryside of the Plan area to tourists by assisting the development of high-quality facilities whilst protecting the unique quality of the environment.
2. To facilitate the retention of existing serviced and non-serviced accommodation in the Borough and the provision of new, high-quality tourist accommodation throughout the Plan area to meet future demand.
3. To concentrate major new tourist accommodation in Royal Tunbridge Wells town centre.
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Tourism Development
8.8 The Local Plan facilitates the development of tourism in the Plan area in a sustainable, managed manner in accordance with Government guidance in PPG21. Within the Borough tourism depends on a high-quality environment and above all this Local Plan places strong emphasis on protecting and enhancing this asset. The fabric of the towns and villages and the natural beauty of the surrounding countryside are extremely important in this context. In addition, specific policies in the Plan assist the development of tourism; promote the importance of historic town centres for shopping, entertainment and improved leisure facilities; improve transport links and expand recreational facilities.
8.9 Tunbridge Wells Borough Council has adopted a positive stance towards tourism and in January 2000 adopted a Tourism Strategy which is consistent with the objectives of the Local Plan.
8.10 As well as the attractiveness of the built environment and the countryside the Plan area boasts a number of attractions. Development of tourist facilities in the countryside can allow for a greater diversity in the rural economy. The promotion of tourist enjoyment of the countryside should be primarily aimed at those activities which draw on the character of the countryside itself, its beauty, culture, history and wildlife, and should be based around an existing resource. Given the general policies of restraint and the likely impact on rural roads and communities, it is not appropriate to encourage tourism in rural areas on a large scale.
8.11 The approved Kent Structure Plan contains policies which generally permit minor facilities and attractions where they make an important contribution to diversifying and upgrading tourism attractions in the County in keeping with changing demands. Such developments should be consistent with environment, transport and Green Belt policies.
TOURIST ACCOMMODATION
8.12 A key factor in establishing a successful tourist industry is the availability of a range of tourist accommodation. Staying visitors make a significant contribution to the local economy and are an essential part of the prosperous tourism industry within the Plan area, both in terms of the jobs generated and related expenditure. A 1997 survey of the economic impact of tourism in the Borough indicated that the total number of jobs supported by tourism was over 2,200, equating to 5% of total employment in the Plan area (1991 Annual Census of Employment). Over 650 of these jobs occurred in the tourist accommodation sector. It is further estimated that tourist accommodation in the Borough housed approximately 34% of all staying trips.
8.13 The range of accommodation available within the Plan area includes hotels and guest houses, bed and breakfast and self-catering accommodation, and caravan and camping sites. For the purposes of the Local Plan, serviced accommodation is taken to include hotels, guest houses, motels, inns and bed and breakfast establishments. Non- serviced accommodation is taken to include self-catering accommodation and youth hostels.
8.14 In meeting current and future accommodation needs in both the urban and rural areas, all development proposals will be subject to environmental policies in the Plan and other considerations, such as access, design and landscaping.
8.15 The Tunbridge Wells Borough Hotel Needs Assessment (1999) assessed the need for hotel accommodation in the Plan area up to 2011. The study assumed a low growth forecast (2%) of demand for accommodation. It identified a shortfall in supply over the Plan period and this is addressed in the following sections.
8.16 The provision of additional self-catering accommodation within the Plan area should be facilitated in order that a comprehensive range of accommodation can be provided.
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Where approval is granted for self-catering accommodation, the Local Planning Authority will consider the need to attach a condition to the permission which either limits the use to holiday accommodation only, or limits occupation to a certain season, as advised in Circular 11/95 and Annex C of PPG21.
Hierarchy of Settlements
ROYAL TUNBRIDGE WELLS AND SOUTHBOROUGH
Provision of Tourist Accommodation
SERVICED ACCOMMODATION
8.16 8.17 The urban area of Royal Tunbridge Wells and Southborough contains 61 of the 156 serviced accommodation establishments in the Plan area, which equates to 62% of total available beds (South East of England Tourist Board, 1999). Due to the presence of businesses and the leisure market in Royal Tunbridge Wells, hotel occupancy is fairly constant all year round.
8.17 8.18 Of the larger serviced establishments with over 10 rooms in Royal Tunbridge Wells and Southborough almost 90% of the rooms available are located in the Tunbridge Wells Town Centre Access Zone (Residential), as defined on the Proposals Map. A large- scale hotel development is defined as 10 bedrooms and above for the purposes of the Local Plan.
8.18 8.19 In the context of identifying the demand for additional accommodation in Royal Tunbridge Wells over the Plan period, the Tunbridge Wells Borough Hotel Needs Assessment (1999) highlights the town centre as presenting a realistic development opportunity for a modern hotel together with additions to existing hotels to satisfy a demand of up to 150 bedrooms. For the purposes of the Local Plan, a large-scale hotel development is defined as ten bedrooms or above or with a floorspace of 500 square metres or more.
8.19 8.20 PPG6 identifies leisure uses, including hotels, as being a key town centre use. Large- scale hotels in particular are major generators of travel demand and shouild be highly accessible by public transport and link closely with a wide range of other tourist facilities, including Tourist Information Centres, places to eat and drink, shops and entertainment. As identified in the 1999 study, the historic core of Royal Tunbridge Wells presents an ideal location for the development of further hotel provision.
8.24 8.21 Of the total serviced accommodation stock in the Plan area, 38% 26% is located outside of the Limits to Built Development of Royal Tunbridge Wells and Southborough and accounts for 30% of the total room nights spent in the Borough. Existing provision includes three ten major hotels of ten bedrooms or more, of which two are located outside the Limits to Built Development. Six and five smaller establishments are located within the Limits to Built Development of the towns and villages.
8.26 8.22 To meet future demand for accommodation over the Plan period outside Royal Tunbridge Wells and Southborough the 1999 study identified the need for about 20
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additional rooms in the traditional hotel/guest house/bed and breakfast market. Such provision may be met by additions to the bed and breakfast stock (which can occur without planning permission) or small-scale extensions to existing accommodation. However, losses within the existing stock of rural accommodation will continue to exacerbate the identified shortage over the Plan period, with which incremental additions to the stock may not keep pace.
Provision of Serviced Tourist Accommodation in Royal Tunbridge Wells
8.20 8.23 In order that hotel provision is well located in relation to a wide range of other tourist facilities and means of transport, all proposals for large-scale development should satisfy the sequential test set out in POLICY CR2. CR1. This may include the expansion of existing premises or the development of new serviced accommodation. Specific provision for large-scale hotel development is made on a number of Mixed Use Development sites in the Town, Village and Neighbourhood Centres Chapter within POLICY CR5. CR3. On these sites it is envisaged that the hotel use will form part of a larger mixed use development. This will strengthen the vitality and viability of the centre and generate further employment opportunities.
8.21 8.24 Smaller-scale hotels of less no more than 10 bedrooms or 500 square metres are dispersed within the Limits to Built Development of Royal Tunbridge Wells and Southborough. In order to reflect the current distribution of hotels and in recognition of the lower travel impacts, small-scale proposals for new, or the expansion of existing, serviced tourist accommodation need not be restricted to the town centre. Proposals that provide less no more than 10 bedrooms or have a floorspace of less than 500 square metres in total will be permitted within the Limits to Built Development of Royal Tunbridge Wells and Southborough, subject to satisfying POLICY EN1 and other relevant policies in the Plan.
NON-SERVICED ACCOMMODATION
8.25 South East England generally has an under-supply of self-catering units and the South East England Tourist Board, in their Tourism Strategy (2000), identified a demand for additional non-serviced accommodation as a priority for the whole of the region, including Royal Tunbridge Wells. Research carried out by Kent County Council (1997) identified a total of 97 registered units.
8.26 Both the urban and rural areas are considered suitable for this type of accommodation and demand is high, due to the touring opportunities and the proximity of the A21, M25 and M20. In view of this demand, new or extended small-scale, non-serviced accommodation of less than 500 square metres will be permitted within the Limits to Built Development, as defined on the Proposals Map. POLICY T3 refers to opportunities outside the defined Limits to Built Development.
POLICY T1
Small-scale proposals for new or extended serviced and non-serviced tourist accommodation will be permitted within the Limits to Built Development of Royal Tunbridge Wells and Southborough, as defined on the Proposals Map.
Retention of Existing Tourist Accommodation in Royal Tunbridge Wells and Southborough
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8.22 If Royal Tunbridge Wells and the surrounding area is to function effectively as a tourist centre an adequate range and supply of accommodation of suitable quality is needed. The current annual level of accommodation occupancy in the town is 69%, which results in little evidence of frustrated demand, i.e. difficulty securing rooms causing potential users to have to stay outside the Borough. It is commonly accepted that at around 75% annual occupancy and above there will be frustrated demand, and the low growth forecast demonstrates that this will be reached early in the Plan period in Royal Tunbridge Wells and Southborough, causing significant under-supply. Indeed, over the Plan period the study identifies the need for some 150 additional rooms to satisfy demand.
8.23 In order to ensure that demand for accommodation in Royal Tunbridge Wells and Southborough can be met over the Plan period the Local Planning Authority will not permit the loss of existing serviced tourist accommodation to other uses within the Limits to Built Development, except where the premises are unsuitable for tourist use in respect of the standard of accommodation provided and are incapable of being made satisfactory at reasonable expense. These establishments are generally well located given their proximity to the historic town centre, retail and leisure facilities, existing businesses and a range of public transport options.
POLICY T2
Within the Limits to Built Development of Royal Tunbridge Wells and Southborough, as defined on the Proposals Map, proposals resulting in the loss of serviced tourist accommodation will be refused, unless the premises are unsuitable for tourist use in respect of the standard of accommodation provided and are incapable of being made satisfactory at reasonable expense.
PROVISION OF TOURIST ACCOMMODATION OUTSIDE ROYAL TUNBRIDGE WELLS AND SOUTHBOROUGH
8.25 The pattern of demand for tourist accommodation in this part of the Plan area is distinctly seasonal, due to its reliance on the summer holiday and short-break market, and is characterised by low occupancy rates during the off-peak season and an inability to meet demand for accommodation during the peak summer months.
Retention of Existing Tourist Accommodation outside Royal Tunbridge Wells and Southborough
8.27 In order to meet future demand for accommodation outside Royal Tunbridge Wells and Southborough over the Plan period the Local Planning Authority will not permit the loss of existing serviced accommodation to other uses unless the premises are unsuitable for tourist use in respect of the standard of accommodation provided and are incapable of being made satisfactory at reasonable expense.
RETENTION OF EXISTING TOURIST ACCOMMODATION
8.27 If Royal Tunbridge Wells and the surrounding area is to function effectively as a tourist centre, an adequate range and supply of accommodation of suitable quality is needed in both the serviced and non-serviced sectors. To limit losses within the existing stock of accommodation, and in order to meet future demand for tourist accommodation over the Plan period, the Local Planning Authority will not permit the loss of existing serviced and non-serviced accommodation to other uses, unless the premises are unsuitable for tourist use in respect of the standard of accommodation provided and are incapable of
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being made satisfactory at reasonable expense or it can be demonstrated that the continued use as tourist accommodation is not viable. In order to determine this, the following tests will be applied.
Suitability of Premises
8.28 A premises may no longer be considered suitable for tourist use in respect of the standard of accommodation provided. In such circumstances, it will need to be demonstrated to the Local Planning Authority that the premises are unsuitable in respect of the standard of accommodation provided and are incapable of being made satisfactory at reasonable expense.
Assessment of Economic Viability
8.29 Occasionally, a lack of market demand for an individual establishment may be given as a reason for cessation of provision of tourist accommodation. Where this leads to the decline of the business to the point that the continued commercial use of the premises as tourist accommodation is no longer economically viable and all reasonable attempts to market the existing business have been made, the Local Planning Authority may permit a change of use of the premises.
8.30 In assessing viability, evidence will be required of occupancy rates and other relevant factors such as previous marketing, business plans, locational factors and ease of access for visitors by a variety of modes of transport. For the purposes of the Local Plan ‘reasonable marketing’ would include the placement of advertisements in the regional and national trade press and the provision of evidence of the attempted sale of the business. Proprietors should also be able to demonstrate that the business has been marketed as a going concern, including the maintenance of up-to-date inspections, membership of trade organisations and current advertising.
8.31 In assessing whether the accommodation is no longer suitable for tourist use, or is not economically viable for such a use, the Local Planning Authority will seek the views of the South East England Tourist Board.
8.28 In addition, it is recognised that certain circumstances may arise which result in a lack of market demand for an individual establishment. Where this leads to the decline of the business to the point that the continued commercial use of the premises as tourist accommodation is no longer economically viable and all reasonable attempts to market the existing business have been made, the Local Planning Authority may permit a change of use of the premises.
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POLICY T2
Proposals resulting in the loss of serviced and non-serviced tourist accommodation will be refused, unless it can be proven that:
1 The premises are unsuitable for tourist use in respect of the standard of accommodation provided and are incapable of being made satisfactory at reasonable expense; or
2 It can be demonstrated that the continued use of a premises as serviced or non-serviced accommodation is no longer economically viable and that the premises do not have the potential to become viable.
POLICY T3
Outside the Limits to Built Development of Royal Tunbridge Wells and Southborough, as defined on the Proposals Map, proposals for the change of use of serviced tourist accommodation to other uses will only be permitted where at least one of the following criteria are satisfied:
1 The premises are unsuitable for tourist use in respect of the standard of accommodation provided and are incapable of being made satisfactory at reasonable expense; or
2 It can be demonstrated that the continued use of a premises as serviced accommodation is no longer economically viable.
New Tourist Accommodation Outside Limits to Built Development
8.30 8.32 Outside of the Limits to Built Development the conversion of rural buildings to tourist accommodation can be acceptable, resulting in an increase in the range and amount of available accommodation in the Borough and providing a valuable economic use for redundant buildings. Proposals In addition to POLICY T3, proposals for the conversion of rural buildings to serviced and non-serviced tourist accommodation, including extensions, will be assessed against POLICIES MGB1, EN1, EN24, EN25, ED5 and all other relevant policies in the Plan.
POLICY T4 POLICY T3
Outside the Limits to Built Development, as defined on the Proposals Map, the following types of serviced and non-serviced accommodation will be permitted:
1 The change of use or conversion of a listed building;, a building whose loss would be detrimental to the character of the countryside, or an existing building in keeping with its surroundings; or and
2 The extension of existing accommodation.
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8.31 In considering further small-scale provision outside Royal Tunbridge Wells and Southborough all proposals, including extensions, will be assessed against environment, transport and Green Belt policies in the Plan.
Provision of Other Tourist Accommodation
8.32 8.33 Tourism policies contained within the approved Kent Structure Plan permit camping and holiday chalet accommodation, and static and touring caravans, subject to environmental and other considerations.
8.33 8.34 There are three recognised two camping sites in the Plan area. Larger-scale proposals accommodating more than five caravans require planning permission. Suitable permanent sites for this type of accommodation are likely to be located beyond the built up limits of towns and villages where countryside policies, including POLICY EN24, EN25, will apply.
Implementation
8.34 8.35 The policies and paragraphs set out in this Chapter will be applied by the Local Planning Authority to retain and encourage appropriate development consistent with the sustainable objectives of this Plan.
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Introduction
9.1 Recreation can help to promote physical and mental health and wellbeing, enhance social interaction and foster a sense of community. Accessible recreation facilities are an essential ingredient in improving the quality of life and achieving a sustainable living pattern for local residents. They also provide green spaces within the Borough’s towns and villages.
9.2 Traditionally, local authorities have been responsible for the provision and maintenance of facilities for outdoor team sports and recreation. Outside Royal Tunbridge Wells, Town and Parish Councils are responsible for providing and managing recreation facilities. The private sector now plays an increasingly important role in providing specialist facilities such as health and fitness centres, squash, golf and leisure centres.
9.3 The Local Plan only deals with those aspects of recreation which have land use implications for new development, namely open space for youth and adult use, children’s playspace, informal open space (including commons and parks), allotments, indoor sports facilities and recreation in the countryside.
Aims
1. To retain, and provide, an appropriate level and distribution of recreational open space.
2. To accommodate future demands for indoor and outdoor recreation facilities where this would not have an adverse effect on the amenities of adjoining occupiers or the attractiveness of the built up areas or the countryside.
Recreation Development
9.4 Government guidance, in the form of PPG17, recognises the growing role of leisure and recreation activities in society and the associated land use implications. It also emphasises the responsibility of the Local Planning Authority to provide for a community’s recreation needs, in part by resisting development on existing, or potential, open space.
9.5 The approved Kent Structure Plan encourages the provision of suitable locations to meet recreational demand to avoid it being located in inappropriate locations, for example, in conflict with countryside interests. The approved Kent Structure Plan therefore seeks the retention and provision of open space in towns and smaller settlements together with the development of an appropriate range and standard of facilities for formal sport and indoor recreation close to centres of population.
9.6 With the emphasis placed on seeking to secure a significant proportion of all new dwellings on brownfield sites in this Plan, it is also essential to ensure that the formal and informal recreational needs of existing and future residents can be met. Given that it may not always be possible to accommodate sufficient recreation space within a development site, the protection and upgrading of existing facilities through developer agreements becomes important.
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General Policies
RECREATION OPEN SPACE
9.7 PPG17 defines planning authorities’ responsibilities as taking full account of the community’s need for recreational space; to have regard to current levels of provision and deficiencies, and to resist pressures for the development of open space which conflicts with the wider public interest.
Existing Recreation Open Space
9.8 The standard most generally applied to open space provision is that recommended by the National Playing Fields Association, of a minimum of 2.4 hectares (6 acres) per 1,000 population (the Six Acre Standard, 2001 1992 National Playing Fields Association). This comprises 1.6-1.8 hectares (4-4.5 acres) of land for youth and adult use (including both public and private pitches, courts and greens), and 0.6-0.8 hectares (1.5-2 acres) of children’s playspace (including equipped play areas and casual playspaces within housing areas). The standard excludes educational playing fields (unless they are as a matter of practice available for public use – informal or unauthorised use by the public does not qualify), indoor facilities, ornamental gardens, parks and woodland.
9.9 Whilst this standard was devised principally for urban areas it can also be used to indicate the general level of provision within the Plan area. The provision of open space in line with a precise national standard is arguably less critical in villages and rural communities than in urban areas because of the availability of recreation grounds and reasonable access to the countryside.
Table 5: Existing Open Space Provision 2000
Town/Parish Population Area (ha) Rate of Area (ha) Rate of (est.) 1997 Playspace provision Youth and provision (Gross) (ha/1,000) adult space (ha/1,000) RTW 47,100 26.8 0.57 35.7 0.7 Southborough 11,100 0.94 0.08 6.6 0.6 Paddock Wood 7,600 5.49 0.72 12.9 1.7 Cranbrook 6,300 1.43 0.23 7.5 1.2 Benenden 1,800 2.05 1.14 2.9 1.6 Bidborough 1,000 0.04 0.04 1.6 1.6 Brenchley 2,800 0.9 0.32 6.4 2.3 Capel 2,400 0.05 0.02 2.1 0.9 Frittenden 900 0.8 0.89 0.2 0.2 Goudhurst 2,700 0.05 0.02 2.5 0.9 Hawkhurst 4,400 1.3 0.3 8.7 2.0 Horsmonden 2,200 0.85 0.39 4.3 2.0 Lamberhurst 1,400 1.2 0.86 4.7 3.4 Pembury 6,100 0.2 0.03 6.2 1.0 Sandhurst 1,300 0.47 0.36 3.0 2.3 Speldhurst 4,800 1.66 0.35 7.5 1.6 Sissinghurst 900 0.7 0.7 1.6 1.7 BOROUGH 104,800 44.9 0.43 115 1.1
9.10 Table 5 reveals that there are currently some 160 hectares (395 acres) of recreation open space in the Plan area or approximately 1.53 hectares (3.77 acres) per 1,000 population. This breaks down into 1.1 hectares of youth and adult space per 1,000 population and 0.43 hectares of children’s playspace per 1,000 population and shows
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an overall deficiency of recreation open space in the Plan area when measured against the National Playing Fields Association recommended standards. 9.11 However, Table 5 also reveals that the distribution of recreation space is uneven across the Plan area. The clear deficiencies within the Plan area are most notable around Royal Tunbridge Wells and Southborough. There is a reasonable level of provision in many of the rural areas of the Borough, with each of the principal settlements having at least one recreation ground. There are identified shortfalls of playing pitches at Pembury and Goudhurst. Paddock Wood has adequate levels of provision.
9.12 Even where current provision is fairly well matched to demand, it is important to retain and make the best use of existing open space. PPG17 states that Local Planning Authorities need to take account of the current levels of open space provision and deficiencies and to resist pressures for the development of open space which conflict with wider public interest. PPG17, together with strategic planning policy, indicates support for protecting open spaces with recreational value. Recreation open space makes an important contribution to Neighbourhood Centres within Royal Tunbridge Wells and Southborough and to the range of community facilities within other towns and villages. The advice also recognises that such open spaces may also have value as an amenity and through the contribution made to the natural and built heritage of the area. For this reason the Plan identifies some of the Borough’s recreation grounds as Important Open Space; POLICY EN21EN20 within the Environment Chapter refers. Government guidance in PPG3 (Annex C) states that the definition of previously- developed land excludes parks and recreation grounds, and the Plan seeks to protect them. parks and recreation grounds which have not been previously developed are regarded as greenfield sites, which the Plan seeks to protect. Proposals for the development of recreation open space within the built up area will be resisted unless this would not result in a local deficiency and no suitable alternative previously- developed land was available to accommodate the development.
POLICY R1
Proposals that would result in the loss of recreation open space, as defined on the Proposals Map, or open land with existing or potential recreation value which is not protected by other policies in the Plan, will only be permitted where:
1 No deficiency in accessible open space in the area exists or would result from the development, or alternative provision, of at least equivalent size, suitability and accessibility is made within the locality; and
2 No suitable alternative previously-developed land is available to accommodate the development.
PROVISION OF RECREATION OPEN SPACE IN NEW RESIDENTIAL DEVELOPMENT
9.13 It is essential that adequate provision for recreation open space is incorporated into the early planning of new residential developments if future deficiencies are to be avoided. All residential development, with the exception of very sheltered housing where residents require a significant level of care, adds to the demand for recreation open space within the Plan area which is already deficient in many areas. For these reasons the Local Planning Authority will require developers to provide appropriate recreation open space facilities as an integral part of new developments, or contribute towards the installation or upgrading of other facilities in the locality.
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9.14 The Local Planning Authority has adopted the standards published by the National Playing Fields Association (NPFA) in 2001 1992 as a basis for calculating the recreation open space requirements of new development. The standards are divided into recreational open space for youth and adult use, and that for children’s playspace.
9.15 There are circumstances when it is not essential or practicable to accommodate the required facilities on-site. This will depend on the scale and type of housing proposed and the alternative provision in the locality. In minor developments the area required to meet the needs of the residents would be too small to be of value on its own, and the impact on local facilities less marked. For this reason recreation open space will only be required for developments providing a total of 15 bedspaces or more.
9.16 The Local Planning Authority recognises that occasionally it may be impracticable to provide open space within sites due to their size, shape or topography, or the impact on the character of a conservation area or, in the case of larger-scale open areas for youth or adult use, because of the constraints of existing important landscape or nature conservation features.
Youth and Adult Open Space
9.17 Development generating 15 or more bedspaces will be required to make youth and adult recreation open space provision on or abutting the site. Where the need generated by the development is less than 0.2 hectares, or where on-site provision is not appropriate for reasons set out above, the Local Planning Authority will seek financial contributions towards either the provision of alternative recreation open space or the upgrading of existing local facilities where this is allocated in the same town or parish.
Children’s Playspace
9.18 In recent years a number of playspaces have been installed or upgraded by Borough, Town and Parish Councils. In addition, the Local Planning Authority has negotiated a number of informal or equipped playspaces within housing development sites or sought contributions towards the upgrading of local facilities. One of the objectives of the Borough Council is to achieve a better coverage of play areas to ensure that all households living in towns and villages are within reasonable walking distance of an equipped playspace.
9.19 The National Playing Fields Association (NPFA) provides standards for equipped children’s playspaces based around Local Equipped Areas for Play (LEAPs) and Neighbourhood Equipped Areas for Play (NEAPs). A combination of both LEAPs and NEAPs provide a range of equipped facilities for children of different ages. LEAPs provide facilities for younger children, typically around 4 to 8 years of age, and should be located within 5 minutes’ walk of the home, equivalent to approximately 400 metres distance by pedestrian route. The space should offer at least five pieces of play equipment over an area of 400 square metres. A NEAP provides at least eight pieces of play equipment for older children, 8 to 14 years of age, including wheeled play facilities for in-line skates, skateboards, etc., and should be located within a 15-minute walk of the home, equivalent to approximately 1,000 metres distance by pedestrian route. The space should comprise approximately 1,000 square metres. It has been found that children and parents alike are prepared to walk a reasonable distance to attractive, well- equipped playspaces. The NPFA walking distance standards are more readily applicable to urban areas and can be more flexibly applied in rural settlements where it is often more beneficial to concentrate children’s playspace on an existing recreation ground which serves the whole settlement. Robust and attractive landscaping and buffer zones can help to enhance proposals and, in many instances, allow them to be more easily integrated into their surroundings.
9.20 The Borough Council wishes to encourage the provision of equipped playspaces which are conveniently accessible to the greatest number of households. This is because
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many households within the Plan area already have reasonable access to informal open space such as parks and common land. Kent Design – a guide to sustainable development (2000) recommends that open space should have an identified end use within a development site, such as a children’s playspace. Small, poorly-located patches of grass within development sites frequently remain unused by residents and consequently represent an inefficient use of land.
9.21 Development proposals generating between 15 and 150 bedspaces are not likely to generate sufficient demand for an on-site equipped children’s playspace and will therefore be required to make contributions towards the provision, or upgrading, of a larger equipped play area within the locality. Payments will be calculated on the basis of 0.2-0.3 hectares of playspace per 1,000 population. Commuted payments in lieu of on- site provision will be sought where:
• a suitable playspace capable of being upgraded to meet the demands of the new development is already located within 400 metres of the housing site for a LEAP, or 1,000 metres in the case of a NEAP; or
• a children’s playspace of either LEAP or NEAP standard is allocated within 400 metres or 1,000 metres respectively of the site.
9.22 Development of 150 bedspaces or more will be required to provide an equipped play area at the rate of 0.2-0.3 hectares per 1,000 population within the development. Equipped playspaces should be provided to at least a LEAP standard and accommodate at least five pieces of play equipment in an area of not less than 400m² square metres provided with appropriate safety surfacing. A buffer zone and/or landscaped screening should be provided to help minimise disturbance to existing and future residents. Quality landscape planting can also contribute significantly to the appearance and attractiveness of playspace facilities.
9.23 In exceptional circumstances, where the playspace cannot be provided in a satisfactory manner on-site, due to its size, shape or topography, or an adverse impact on the urban form of an area or the character of a conservation area, commuted payments in lieu of on-site provision will be sought as outlined above.
9.24 The commuted payment will be used to install or upgrade a local or neighbourhood playspace. Where appropriate the commuted payment may be used to improve access to a playspace.
9.25 Development proposals for housing schemes for the elderly, or residential proposals comprising single-bedroom dwellings, will not be required to provide, or contribute towards, children’s play facilities.
9.26 All proposals should take account of advice contained in the Local Planning Authority’s supplementary planning guidance on recreation open space provision.
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POLICY R2
Youth and Adult Use:
New residential developments providing 15 bedspaces or more will be required to provide recreation open space for youth and adult use calculated at the rate of 1.6-1.8 ha per 1,000 population.
Youth and adult recreation open space should be provided within or abutting the site as an integral part of the design unless the circumstances defined below apply, in which case the Local Planning Authority will seek to enter into a planning agreement with the developer which provides for a payment in lieu of on-site provision which would fairly and reasonably relate to the scale of the development. Payments would be used to implement the appropriate Plan proposal in POLICY R3 or to improve an existing open space:
(i) The development would generate a requirement for less than 0.2ha of recreation open space;
(ii) The required open space cannot be provided in a satisfactory manner due to the shape, size, topography, important landscape or nature conservation features of the site, or would have an adverse impact on the urban form of an area or the character of a conservation area, or risk of conflict with existing neighbouring residential properties or the future occupiers of the site; or
(iii) Alternative land is allocated for new or upgraded provision in the same town or parish in POLICY R3.
Children’s Playspace:
On residential developments of between 15 and 150 bedspaces, where the circumstances defined below apply, the Local Planning Authority will seek to enter into a planning agreement with the developer which provides for a payment in lieu of on-site provision, calculated at the rate of 0.2-0.3 ha per 1,000 population, which would fairly and reasonably relate to the scale of the development.
On residential developments of 150 bedspaces or more, equipped children’s playspace, calculated at the rate of 0.2-0.3 ha per 1,000 population, should be provided within or abutting the site, as an integral part of the design, unless the required open space cannot be provided in a satisfactory manner due to the shape, size or topography of the site, or would have an adverse impact on the urban form of an area or the character of a conservation area, or risk of conflict with existing neighbouring residential properties or the future occupiers of the site.
In such cases the Local Planning Authority will seek to enter into a planning agreement with the developer where the circumstances defined below apply:
(i) A playspace within 400 metres walking distance of the site is proposed in POLICY R4, or could be upgraded to a LEAP to meet demand generated by the proposed development; or
(ii) A playspace within 1,000 metres walking distance of the site is proposed in POLICY R4, or could be upgraded to a NEAP to meet
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demand generated by the proposed development.
Notes:
a) Bedspaces will be calculated in the following way:
Bedrooms per Property Bedspaces per Property 1 2 2 3 3 4 4 5 5 6 6 7
b) In applying the commuted sum, priority will be given to the nearest playspace to the housing site as defined in POLICY R4.
c) For the purposes of this policy a suitable playspace is defined as a LEAP having a minimum area of 400m² square metres and containing 5 pieces of play equipment with safety surfaces and preferably buffer zones or landscape screening around the activity area. A NEAP is defined as having a minimum area of 1,000m² square metres and containing 8 pieces of play equipment with safety surfaces, a kickabout area and wheeled play area, with buffer zones or landscape screening around the activity area.
d) Amenity areas, incidental spaces and highways land are excluded from these calculations and population figures will be calculated from the number of bedspaces in the development.
e) The walking distance should not involve the crossing of a Primary distributor road unless a convenient, safe crossing point for children exists or would be provided in connection with the development. Outside Royal Tunbridge Wells and Southborough, the walking distance of 1,000 and 400 metres can be extended to the walking distance to an existing recreation ground.
Recreation Provision Within the Defined Limits to Built Development
OPEN SPACE FOR YOUTH AND ADULT USE, INCLUDING SPORTS PITCHES
9.27 The principal requirement for youth and adult use comes from the four team sports of soccer, cricket, hockey and rugby. Whilst the overall level of provision is below the National Playing Fields Association standard, a reasonable level of provision is achieved in several Parishes with at least one ‘recreation ground’ located in each village. Moreover, consultations do indicate a degree of satisfaction with the overall level of pitch provision to serve the existing population.
9.28 The greatest deficiency is in the provision of soccer pitches in the western part of the Borough, particularly Royal Tunbridge Wells, Southborough and Pembury. In addition, there is no capacity for growth in the provision of hockey in Royal Tunbridge Wells. The condition of some of the facilities, including pavilions and changing rooms, is also an area for concern.
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9.29 A variety of other outdoor sports are provided for within the Borough including athletics, bowls, netball and tennis. There is planning permission for an athletics track at Mascall’s School in Paddock Wood which, when developed, will be available for use by the public. In relation to existing and projected demand, a surplus of outdoor bowls and tennis facilities are currently provided, supplemented by indoor facilities at Hawkenbury and the Royal Tunbridge Wells Sports Centre respectively. Netball is in most instances possible through dual use of school facilities.
Royal Tunbridge Wells
9.30 It is within the urban areas of Royal Tunbridge Wells and Southborough where the most significant deficiencies occur. This is demonstrated by the fact that a number of pitches maintained by the Borough Council are suffering from over-use. Unfortunately the opportunities for providing additional sports pitches are limited through topography and the lack of suitable sites in Borough or Town Council ownership. To help overcome the problem the Borough Council is investigating a number of management measures to increase the opportunities for outdoor sports and recreation. The installation of an Artificial Turf Pitch (ATP) and floodlighting at Hawkenbury Recreation Ground has allowed a greater intensity of use and the facility is well used.
9.31 Following a re-appraisal of the previous sports pitch allocation at Dunorlan Park, the provision of facilities at this location will not now be pursued. This is because the area is to be restored as an historic park and garden and, in part, is established as a temporary events location, catering for events such as circuses and horticultural shows. One soccer pitch at Colebrook Recreation Ground will be lost due to the proposed bus link (POLICY TP19).
9.32 Sites at Hawkenbury and Rusthall are identified as suitable locations for the provision of six additional sports pitches which, with an additional ATP, should meet the demand for new soccer pitches. These sites are reasonably level and adjoin existing pitch facilities. Any remodelling of the land should be minimised and new and existing boundaries and margins should be enhanced. Provision of the two sites is distributed to the west and east of Royal Tunbridge Wells allowing the opportunity to more closely serve the local catchment populations. Whilst the land identified is situated outside the defined Limits to Built Development and is within the Green Belt, its use for outdoor recreation would be consistent with countryside and Green Belt policies. Any proposed floodlighting would be required to comply with POLICY EN8.
9.33 The Tunbridge Wells Borough Sports Facilities Study (2000) suggests that there should be sufficient local demand within the Plan period for an ATP to be provided in Royal Tunbridge Wells. This could serve a variety of local needs including those of Tunbridge Wells Hockey Club. Positioning a new ATP adjacent to the existing facility at Hawkenbury would enable, for example, hockey matches to be played concurrently, making maximum practical usage of the facility. Unlike the site at Rusthall, the Hawkenbury site is located outside of the Metropolitan Green Belt and the High Weald Area of Outstanding Natural Beauty.
9.34 In addition to new recreation grounds, the following sites require upgrading during the Plan period:
• Hilbert Recreation Ground (land drainage and car parking);
• Cadogan Playing Field (land drainage);
• Bayham Road Playing Field (car parking);
• Colebrook Recreation Ground (car parking); and
• Nevill Grounds (land drainage);.
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• Hawkenbury Recreation Ground (land drainage); and
• Bayham Road Playing Fields (land drainage).
9.35 The upgrading of existing sites is as important as developing new sites in improving the recreation provision for the town. For this reason, payments collected in connection with new residential development in lieu of on-site youth and adult recreation provision will be put towards upgrading existing sites as well as developing new ones.
9.36 The re-allocation of space within some of the Borough Council’s recreation grounds in Royal Tunbridge Wells may result in the loss of some tennis courts and bowls rinks during the Plan period correcting the identified surplus of supply.
Southborough
9.37 Southborough has the lowest provision of open space in the Plan area with only 0.7 hectares (1.7 acres) per 1,000 population. The closure of the Ridgewaye Secondary School has meant that alternative uses have been considered for the former school playing fields. The site represents a rare opportunity of flat land which adjoins existing pitches and is close to the community it serves. A Land is allocated for outdoor recreation use which has the capacity for one, or potentially two, additional full-size soccer pitches, multi-use, all-weather surface area and a children’s playspace are proposed on part of the site by utilising land currently occupied by allotments. The allotments are not fully utilised, but those which are currently used are proposed to be relocated to either the under-used adjoining site or the proposed new site allocated in the Local Plan (POLICY R7). The environmental value of the site as Important Open Space is recognised by POLICY EN21EN20.
Paddock Wood
9.38 The Tunbridge Wells Borough Sports Facilities Study (2000) has indicated that Paddock Wood has sufficient provision of sports pitches to meet demand through the Plan period. New facilities have been secured as part of the Hunter’s Chase development to the south of the town. An athletics track has also been granted planning permission at Mascall’s School. It is not necessary to allocate further land for youth or adult recreation space within the Plan period, and existing facilities will be protected under POLICY R1.
Cranbrook
9.39 The Tunbridge Wells Borough Sports Facilities Study (2000) has indicated that there is adequate provision of outdoor pitches within the Cranbrook area. Changing facilities are in demand, particularly at Ball Field recreation ground, and, in connection with any new residential development, any payments collected in lieu of on-site youth and adult recreation provision will be put towards upgrading this facility. It is not necessary to allocate further land for youth or adult recreation space within the Plan period, and existing facilities will be protected under POLICY R1.
Villages
9.40 The Tunbridge Wells Borough Sports Facilities Study (2000) and consultations that have been carried out with Town and Parish Councils and local sports associations indicate a degree of satisfaction with the overall level of open space within existing sports grounds. In most cases, there is no requirement to allocate further land for recreation, although in order to retain the current provision it is necessary to protect existing facilities through POLICY R1.
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Goudhurst
9.41 Following development of the existing soccer pitch off Cranbrook Road for a housing development, a new pitch is allocated on adjoining land to the east. The site is of sufficient size to accommodate a full-size pitch with changing and storage facilities. Dual use could be made of the primary school car park with some additional dedicated spaces provided as part of the development. The site is reasonably level and, with minimal re-modelling and sufficient native planting to the south, should integrate satisfactorily within the landscape.
Pembury
9.42 Information supplied by Pembury Parish Council and local sports associations indicates a high level of local demand for both adult and junior football as well as tennis. The opportunity exists to extend the existing Woodside playing fields, off Henwoods Mount by a total of 3.4 hectares (8.4 acres), to provide two new football pitches. Whilst the land identified is situated outside the defined Limits to Built Development and within the Green Belt, its use for sports pitches would be consistent with countryside and Green Belt policies. The land identified is reasonably flat and has the advantage of being close to existing recreation facilities. In view of the shortcomings of the existing access to the site, and the intensification of use likely to be associated with the additional pitches, a new access suitable for cars should be created directly from Woodside Road.
POLICY R3
Land is allocated for sports pitches and other outdoor recreation facilities at the following locations, as defined on the Proposals Map:
1 Land adjacent to Hawkenbury recreation ground, Royal Tunbridge Wells;
2 Land adjacent to Rusthall recreation ground, Royal Tunbridge Wells;
3 Land east of the Ridgewaye, Southborough;
4 Land at Cranbrook Road, Goudhurst; and
5 Land adjacent to Woodside playing fields, Pembury.
New boundaries should be sympathetic to the character of the adjoining countryside. New habitats for flora and fauna should be created along the boundaries and margins of the sites.
CHILDREN’S PLAYSPACE
9.43 This category covers recreation grounds, children’s playspace within housing estates and larger equipped playspaces. Playspace includes areas for informal play as well as a range of conveniently located equipped sites for varying age groups which can incorporate areas suitable for more robust play such as kickabout areas and wheeled play facilities for skateboards and in-line skates.
9.44 The distribution of playspace is more critical than sports pitches in view of the need for convenient access by children. This is particularly so in higher density urban areas where there may also be poor access to parks, playing fields and other land.
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9.45 The National Playing Fields Association (NPFA) recommends that 0.6-0.8 hectares of playspace per 1,000 population should be met at all times, with 0.2-0.3 hectares of equipped playspace provided as part of that total. The Borough Council wishes to encourage the provision of challenging, attractive equipped playspaces within the Plan area which are accessible to the largest number of households. The NPFA has recommended the provision of a combination of Local Equipped Areas for Play (LEAPs) and Neighbourhood Equipped Areas for Play (NEAPs) in order to allow for playspaces which appeal to a broad range of children up to the age of fourteen.
9.46 There are a total of 38 playspaces within the Plan area which are equipped to LEAP standard. The quality and range of equipment available at the moment is variable, and vandalism and limited resources for maintenance means that provision is not consistent across the Plan area. It is recognised that additional equipment is required, including some that is more robust, catering for different forms of play such as skateboarding.
Royal Tunbridge Wells
9.47 There are considerable variations in the provision of children’s playspace within Royal Tunbridge Wells and the following residential areas do not enjoy reasonable access to equipped children’s playspaces:
• Showfields Road-Broadmead • Camden Road-Goods Station Road • Culverden Down-Molyneux Park Road • St Peter’s • Stephens Road/Newlands Road area • Upper Grosvenor Road area • Grosvenor Road/Dudley Road • Ravenswood Avenue area • Albion Road area • Sandhurst Park area • Oak Road • Grange Road area, Rusthall • Green Way area, Sherwood • Mereworth Road area • Bayhall Road/Prospect Road area • Broadmead, Broadwater Down area • Moat Farm area • Southview Road-Holmewood Road area • Farmcombe Road area
9.48 A number of residential areas which are deficient in playspace comprise relatively low density development with predominantly large gardens, and the problem is less acute. Sometimes the worst deficiencies occur in predominantly built up areas where there is less prospect of suitable sites becoming available. In some localities, such as Ravenswood Avenue, and Albion Road/Prospect Road in Royal Tunbridge Wells the lack of children’s playspace is partly compensated for by the close proximity of either a public park, garden or sports pitches.
9.49 Opportunities have been identified to rectify the situation in the Showfields Road- Broadmead, Camden Road-Goods Station Road, St Peter’s, Culverden Down, Oak Road, Southview Road-Holmewood Road and Farmcombe Road areas of Royal Tunbridge Wells. This will be achieved through either the allocation of new sites for equipped playspace or the upgrading of existing space to either LEAP or NEAP standard.
9.50 The Showfields Road-Broadmead area of higher density housing has poor access to larger areas suitable for more robust play and ball games. Land is allocated adjacent to
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Broadwater Down County Primary School for playspace. The site is suitable for the provision of a NEAP.
9.51 Proposals in POLICIES POLICY H6 and H7 to redevelop land off Goods Station Road for housing provides the opportunity to require a playspace to be incorporated into the site serving not only future residents but the adjoining, older residential areas around Camden Road. The site would be suitable for the provision of a LEAP. Any contaminated land within the site would have to be removed from the site or capped in accordance with POLICY EN19EN18.
9.52 The relocation of the St Peter’s school to land off Hawkenbury Road allows the opportunity to provide an equipped playspace (LEAP) to serve the high density residential area. Proposals in POLICY H67 to redevelop the Kent and Sussex Hospital provide the opportunity to redress the imbalance in the Molyneux Park area through a requirement to provide children’s playspace as part of any future development.
9.53 An opportunity exists to provide a children’s playspace on land at Oak Road. The site would be suitable for the provision of a NEAP. The proposed use, accompanied by a high standard of landscaping, will enhance the general appearance and amenity of the locality. The site is also well positioned in relation to the Colebrook playing fields which would also benefit from any environmental enhancement.
9.54 Two further NEAPs are also proposed to supplement existing facilities in Hawkenbury and Rusthall.
9.55 A LEAP is proposed on land at the Julian Hewitt grounds, off Farmcombe Road.
9.56 Land at Goods Station Road is suitable for the provision of a LEAP. This will be provided in conjunction with the development of the housing sites at Goods Station Road (POLICY H6(c)) and Medway Road (POLICY H7(d)).
9.56 9.57 The upgrading of existing playspace facilities at St John’s recreation ground, off Beltring Road, provides an opportunity for a NEAP to serve the Culverden Down area.
9.57 9.58 If the land allocated for children’s playspace in POLICY R4 were developed and the upgrading of existing facilities carried out, there would still be a limited number of areas without reasonable access to children’s playspace in Royal Tunbridge Wells. In these locations the high density of development and the lack of opportunities to provide open space may preclude further improvement during the Plan period although POLICY R1 would apply in such areas.
Southborough
9.58 9.59 Southborough has the poorest provision of open space per 1,000 head of population in the Plan area. Southborough Town Council owns land at Powder Mill Lane and this would be suitable for the provision of a NEAP within the Plan period. The High Brooms Road area is deficient in the standard of children’s playspace provided. An opportunity exists on land available at Southview Road in the St John’s-High Brooms area of Royal Tunbridge Wells and Southborough. The site is within Borough Council ownership and would be suitable for the provision of a LEAP. An equipped children’s playspace is also proposed at The Ridgewaye site in POLICY CR7. as part of the provision of new sports pitch facilities at The Ridgewaye site, to the east of the Royal Victoria Hall. The playspace is proposed to be equipped to a NEAP LEAP standard and should be available within the Plan period.
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Paddock Wood
9.59 9.60 Most of the Paddock Wood area, including the area around Tutsham Way/Mount Pleasant/Allington Road is so densely built up that there is no capacity for additional provision of children’s playspace. However, most properties in the area have reasonable access to the Memorial Recreation Ground. Within the Warrington Road area, most properties enjoy reasonable access to the St Andrew’s Recreation Ground. New children’s playspace facilities have been secured as part of the Hunter’s Chase development to the south of the town.
Cranbrook
9.60 9.61 With the exception of the Turner Avenue/Dorothy Avenue area, Cranbrook benefits from a reasonable provision and distribution of equipped children’s playspace, including a skate ramp at Crane Valley. Opportunities also exist, however, to upgrade the number and range of play equipment at both the Crane Valley and Ball Field playspaces to a NEAP standard.
Villages
9.61 9.62 In addition to the distances to facilities, the analysis of the distribution of children’s playspace has included factors such as the provision of recreation grounds and village greens, the density of residential development, the constraints of the existing built up area and opportunities for access to the countryside.
POLICY R4
Land is allocated for an equipped children’s playspace at the following locations, as defined on the Proposals Map:
1 Land at Rusthall recreation ground, Royal Tunbridge Wells (NEAP);
2 Land at Oak Road, Royal Tunbridge Wells (NEAP);
3 Land at Powder Mill Lane, Southborough (NEAP);
3 4 Land to the south of Broadwater Lane, Royal Tunbridge Wells (LEAP);
4 5 Land at Southview Road, Royal Tunbridge Wells (LEAP);
5 6 Land at Julian Hewitt grounds, Farmcombe Road, Royal Tunbridge Wells (LEAP); and
7 Land at Goods Station Road, Royal Tunbridge Wells (LEAP).
6 Land to the east of the Royal Victoria Hall, Southborough (LEAP).
The extension and upgrading of an existing equipped children’s playspace is proposed at the following locations, as defined on the Proposals Map:
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1 Land at Hawkenbury recreation ground, Royal Tunbridge Wells (NEAP);
2 Land at St John’s recreation ground, Royal Tunbridge Wells (NEAP);
3 Land at Crane Valley, Cranbrook (NEAP); and
4 Ball Field, Cranbrook (NEAP).
INFORMAL OPEN SPACE
9.62 9.63 The Plan area contains a wealth of informal open space and woodlands ranging in size from places such as Tunbridge Wells Common, Bedgebury Pinetum and Lamberhurst Down to landscaped areas within housing estates. In Royal Tunbridge Wells some areas are linked by footpaths or landscaped walkways providing the basis of an integrated open space system allowing walks in and around the town. There are many opportunities for informal recreation, particularly the large number of public footpaths allowing people to walk in and around the towns and villages.
9.63 9.64 These resources are valuable in terms of both their recreational and amenity potential. However, whilst it is desirable that everyone should have convenient access to informal open space this does not fall within National Playing Field Association guidelines nor are there any other generally accepted standards which can be applied. Wherever possible the Borough Council will seek opportunities to exploit the amenity potential of existing features or provide additional space or linkages, for example in connection with the redevelopment of existing sites, development of new sites or management of Council-owned land. The Borough Council will also use its influence to ensure that public parks and gardens, common land and woodland (such as High Woods, Royal Tunbridge Wells), are protected and improved through good management, and that, where appropriate, features such as picnic areas, trails and signposting are introduced to encourage better use. The Kent High Weald Project will provide expertise and resources in fulfilling some of these objectives.
Royal Tunbridge Wells
9.65 As part of the development proposals at Hawkenbury Farm, open space is to be retained for public amenity and informal recreation purposes and to conserve the long views into this site from the south.
Southborough
9.66 As part of the redevelopment proposals at the Ridgewaye site, open space is to be retained for public amenity and informal recreation purposes. It is anticipated that the allocated area may be partly landscaped with an open space also retained.
Paddock Wood
9.64 9.67 The juxtaposition of existing residential and the proposed economic development site on land west of Maidstone Road requires a well landscaped and open space. The open space would serve as an informal recreation area for residential properties situated to the north of the railway line and also for the surrounding employment area. It is expected that the site would also be laid out and developed in conjunction with the economic development site and would be maintained as an integral part of that development.
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POLICY R5
Land is allocated for informal open space at the following locations, as defined on the Proposals Map:
1 Land at Hawkenbury Farm, Royal Tunbridge Wells;
2 Land east of the Ridgewaye, Southborough; and
2 3 Land off Nursery Road, Paddock Wood.
ALLOTMENTS
9.66 9.68 The Borough Council in Royal Tunbridge Wells and most of the Town and Parish Councils maintain allotments. These comprise both statutory allotments which cannot be used for any other purpose without Ministerial approval, and non-statutory allotments which occupy land initially held for other purposes such as road widening. At Speldhurst, allotments are owned by the Church and at Langton Green there are some privately owned allotments.
9.67 9.69 Under existing legislation, the Borough Council and Parish Councils are required to provide a sufficient number of allotment gardens to supply demand. A total of over 27 hectares are available within the Plan area, the distribution of which is given in the following table. Although some allotments are less accessible than others, overall supply exceeds demand with 35% of plots vacant in Royal Tunbridge Wells and Southborough and evidence of vacant plots in the Parishes. The last official guidance on allotment provision was provided in the findings of the ‘Thorpe Committee of Inquiry into Allotments’ which was published in 1969. The report recommended a minimum level of provision of 0.2 hectares per 1,000 population, which implies a requirement of approximately 19 hectares within the Plan area.
9.68 9.70 PPG3 (Annex C) states that allotments are excluded from the definition of previously- developed land and the Local Plan seeks to protect them. regarded as greenfield sites which the Local Plan seeks to protect. When individual proposals come forward to develop allotment land these will only be acceptable if it can be demonstrated that no suitable alternative previously-developed land is available to accommodate the development. In addition, it will have to be shown that there is no unsatisfied demand for allotments within the locality or that alternative, convenient provision will be made elsewhere. New procedures governing the potential disposal of any redundant allotment land require that the use of vacant allotment sites must have been actively promoted and advertised prior to disposal. Applications for the sale of statutory allotment sites which attract objections should be referred to the Office of the Deputy Prime Minister Department of the Environment, Transport and the Regions prior to determination.
9.69 9.71 As well as representing a finite resource, allotments also have a functional role in providing open breaks between development. Such areas have been identified as Important Open Space within the Environment Chapter and are covered by POLICY EN21EN20.
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Table 6: Tunbridge Wells Borough Local Plan Allotment Provision 2000
Parish Area (ha) Total Plots Vacant Plots RTW 10.5 488 161 Southborough 3.0 167 66 Cranbrook 2.3 35 0 Paddock Wood 2.75 107 18 Benenden !!! Bidborough 0.4 11 0 Brenchley 0.8 20 10 Capel 1.3 50 10 Frittenden !!! Goudhurst 0.2 7 1 Hawkhurst 2.7 93 19 Horsmonden """ Lamberhurst 0.6 40 24 Pembury 2 68 8 Sandhurst !!! Speldhurst 0.5 40 0 TOTAL 27.05 1126 317
! No allotment provision " Site not within Parish ownership and currently un-used
POLICY R6
Proposals for the development of allotment land which is located within the defined Limits to Built Development will only be permitted if all the following criteria are area satisfied:
1 It can be demonstrated that demand within the locality for allotments on the land under construction no longer exists or that suitable alternative provision can be made elsewhere;
2 The Borough Council is satisfied that the land is not required to make good a shortage of public recreational open space; and
3 No suitable alternative previously-developed land is available to accommodate the development.
9.70 9.72 This Local Plan allocates allotment land in Royal Tunbridge Wells (Hawkenbury) as a result of displacement of existing allotments by a new primary school site (POLICY CS2) and in Southborough, by a new sports pitch (POLICY R3). Although there is some under-use of both allotments, additional land is allocated for replacement allotments in the vicinity.
POLICY R7
Land at Hawkenbury Road, Royal Tunbridge Wells and The Ridgewaye, Southborough, as defined on the Proposals Map, is allocated as allotment land.
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INDOOR SPORTS FACILITIES
9.71 9.73 The provision of indoor sports facilities is currently met within the Borough by the Royal Tunbridge Wells (RTW) Sports Centre, Putlands Sports and Leisure Centre at Paddock Wood and the Weald Sports Centre in Cranbrook, together with a number of village and school halls (which provide for a limited range of indoor sports) and private clubs (catering for sports such as squash and indoor bowls). The Borough Council recognises that dual use of educational buildings provides an important indoor facility and dual use will be encouraged where possible. For example, improved facilities at Tunbridge Wells High School will serve eastern Royal Tunbridge Wells and Pembury. Swimming pools are provided within the Plan area at the RTW and Weald Sports Centres, and just outside the Plan area at Crowborough, Maidstone, Tonbridge and Tenterden.
9.72 9.74 Analysis of, and demand for, swimming facilities in the Plan period indicates that the swimming pools at the RTW and Weald Sports Centres are meeting current demand efficiently and will be likely to do so for the remainder of the Plan period. A recent study has shown that demand is presently insufficient to justify the construction of a further swimming pool in Paddock Wood. However, the Putlands Sports and Leisure Centre has been designed so that a 25 x 12 metre community pool could be added on its north side should demand increase to a viable level. As a pool could be located on the existing site no additional land has been allocated for this purpose in the Plan.
9.73 9.75 The analysis of demand within the Borough for multi-use sports hall facilities, capable of accommodating five-a-side football, netball, basketball and other uses, is currently being met by the RTW, Putlands and Weald Sports Centres. Demand is not expected to increase significantly over the Plan period sufficient to require the allocation of a further site for a sports hall.
9.74 9.76 There is currently one main gymnastics club within the Borough, the Tunbridge Wells School of Gymnastics, which operates out of Showfields Community Hall in Royal Tunbridge Wells. The club is well attended although facilities are inadequate to meet the basic training space requirements of 28 metres by 21 metres. The Regional Governing Body for Gymnastics have recognised that there is a need for a dedicated facility within the area given that the nearest alternative facilities are located in Maidstone, or Maresfield in East Sussex. The provision of a Borough facility would also accord with the facilities strategy adopted by the British Amateur Gymnastics Association. A suitable facility could be supported on a school site, taking advantage of an existing building of a suitable size, or a new building. Alternatively, facilities could be incorporated into a comprehensive mixed use redevelopment of an existing town centre site that may come forward within the Plan period. In either case, proposals would be assessed against POLICY EN1 and other policies relevant to the particular site.
Recreation Provision Outside the Defined Limits to Built Development
GOLF COURSES
9.75 9.77 The high-quality landscape and varied topography of the Borough has undoubtedly been an attraction to golf course operators, with a contraction in the amount of land required for agricultural purposes encouraging diversification from farming to leisure and recreation.
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9.76 9.78 The Borough currently contains three 18-hole courses, at Cranbrook, Brenchley and Lamberhurst, and two 9-hole courses at Hawkhurst and Royal Tunbridge Wells, all of which are operated on a private membership basis. In addition, the Nevill Course is located on the border between Royal Tunbridge Wells and East Sussex.
9.77 9.79 The level of provision of existing courses within the Borough approximates to one course per 19,800 people. This compares with a national average level of provision of one course per 36,355 people, rising to one course per 34,350 in the south (Sports Council, 1992). In terms of overall provision the Borough is clearly well provided for in line with current standards. Although there is no municipal or pay-as-you-play course within the Plan area there are courses at Poult Wood in Tonbridge & Malling Borough and at Boars Head in Wealden District, both being close to the Borough boundary. These courses serve the needs of the widest possible spectrum of the local population, particularly new and young players.
9.78 9.80 Golf courses are acknowledged by the Government as being an acceptable use of the countryside, even within the Green Belt where alternative uses are severely restricted, particularly where they are developed without ancillary built structures and other uses. If designed sensitively, they can assist the retention and enhancement of important natural and built features and help protect wildlife and nature conservation features. In addition, the sites can give opportunities for increased access by the public to the countryside. Finally, new golf courses may also benefit the local economy by generating jobs and stimulating tourism as well as providing leisure facilities for local residents.
9.79 9.81 The protection of the character of the countryside and important landscape features, particularly within the High Weald Area of Outstanding Natural Beauty, will be important considerations when assessing proposals for golf course and other facilities such as pitch-and-putt courses and driving ranges. POLICY EN24 EN25 will apply to all such proposals within countryside locations. The landscape of the Plan area can be adversely affected through the impact on the traditional pattern of woods, copses, trees and hedgerows; the pattern of fairways, mown greens, tees and bunkers being very different to the agricultural pattern of fields and hedgerows. The undulating topography of much of the Plan area means that the visual impact of new golf courses located on slopes or on ridgelines exposed to longer views is given added significance. Re- modelling of the local topography, through cut and fill, will be carefully controlled as will the construction and location of any ancillary buildings or structures. Lighting schemes will be assessed against POLICY EN8.
9.80 9.82 As well as controlling buildings directly related to the proposal, the Local Planning Authority will guard against possible future development for replacement agricultural dwellings, buildings or structures resulting from the fragmentation of a farm holding which would have adverse landscape or highway implications.
9.81 9.83 It is important to protect the amenities of local residents against the impact of increased levels of activity. POLICY EN1 will apply to all proposals. Furthermore, the need for an adequate water supply will also be an important consideration and proposals will be assessed against POLICIES EN15 and EN16 within the Environment Chapter.
9.82 9.84 The Plan aims to reduce the need for travel by car and proposed golf courses and other golf facilities will only be permitted where they are well related to existing centres of population.
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POLICY R8
Proposals for new golf courses, pitch-and-putt courses and driving ranges will only be permitted where they would be well located to serve existing centres of population.
EQUESTRIAN DEVELOPMENT
9.83 9.85 The growing popularity of horseriding for recreational purposes, or as part of a commercially based equestrian activity, has resulted in a number of stables being erected in the countryside. Applications for stables generally fall into one of the following categories:
Private:
a) Isolated in a field (unless a building to house horse used for farming purposes);
b) On land adjacent to the owner’s home but outside the residential curtilage, e.g. paddock adjoining house.
Commercial:
a) Riding school;
b) Livery stables;
c) Stud farm;
d) Specialist training and competition, e.g. racing, polo, hunting, show jumping, showing, eventing stable.
9.84 9.86 In order to control the number of new buildings in the countryside to house horses for non-domestic or agricultural purposes, the use of existing buildings will be preferred. Where this is not possible, the scale, siting, design, materials and landscaping of the proposed buildings and boundary treatment will be required to be in keeping with the countryside setting. Consequently, POLICY EN24 EN25 will apply to all proposals outside the defined Limits to Built Development. In addition, the illumination of equestrian facilities, particularly in countryside locations, will be assessed against POLICY EN8 with the aim of minimising the potential impact that lighting can have. Whilst boundaries will be required to be stock-proof, the Local Planning Authority would not wish to see the introduction of visually inappropriate fencing and would expect appropriate hedge and tree boundary treatment (if necessary in addition to appropriate stock-proofing). In addition, the impact of such uses on residential amenity will be an important consideration in determining the compatibility of the proposed use with neighbouring uses and POLICY EN1 will apply.
9.85 9.87 The volume and speed of traffic and the narrowness and alignment of some rural roads can make horseriding on roads impracticable and dangerous for horse, horserider and motorist alike. In the case of proposals for commercial riding schools, livery stables and other commercial establishments it is important that either access to the bridleway network is available without the use of unsuitable roads, or adequate facilities for exercising horses can be provided within the curtilage of the property to which the application relates.
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POLICY R9
Outside the Limits to Built Development, proposals for the erection of domestic stables, commercial stables, maneges or sandschools or other equestrian activities, will only be permitted if all of the following criteria are satisfied:
1 In the case of proposals for commercial riding schools, livery stables and other commercial stables, access to the bridlepath network would be available without the use of unsuitable roads, or adequate facilities for the exercising of horses can be provided within the curtilage of the property;
2 The proposal would contain an appropriately sited and designed area for the reception of soiled bedding materials and provision for foul and surface water drainage; and
3 The proposed means of enclosure would be sympathetic to the character of the adjoining countryside *(1).
Note:
*(1) The removal and storage of associated show jumps or other training equipment when not in use will normally be required by a condition applied to the planning permission.
Implementation
9.86 9.88
Policy Implementing Agency
R2 Private Sector, Housing Association R3 Tunbridge Wells Borough Council, Town and Parish Councils, Private Sector R4 Tunbridge Wells Borough Council, Town and Parish Councils, Private Sector R5 Private Sector, Parish Councils R7 Tunbridge Wells Borough Council and Southborough Town Council
9.87 9.89 Other policies and paragraphs in this Chapter will be applied by the Local Planning Authority to retain and encourage appropriate development consistent with the sustainable objectives of this Plan.
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Introduction
10.1 This Chapter includes policies and, where appropriate, land allocations for the provision of new community services.
10.2 The West Kent Health Authority is responsible for overall health planning, policy and public consultation as well as allocating funds to the local Trusts and primary care groups and monitoring and enforcing the Government’s health strategy. One of the Plan’s aims is to facilitate the provision of a new District General Hospital.
10.3 Education is the statutory responsibility of Kent County Council and provision is supplemented by private education facilities, especially for early years and childcare. nursery education.
10.4 Community buildings are an important focal point for neighbourhood centres and the Plan seeks to retain, improve or replace existing facilities to meet local needs.
10.5 This Chapter also encompasses places of worship, libraries, police, fire and ambulance services, cemeteries, waste disposal, public utilities and waste recycling.
10.6 Community Services often operate from within town, neighbourhood and village centres and this Chapter should be read in conjunction with the relevant sections of Chapter 5.
Health Services
10.7 National Health Service provision for the Plan area is the responsibility of the West Kent Health Authority, formed on 1 April 1994. The Authority is responsible for overall health planning, policy and public consultation as well as allocating funds to the local Trusts and primary care groups and monitoring and enforcing the Government’s health strategy.
Aims
1. To facilitate the provision of a new District General Hospital serving the Plan area and beyond, by allocation of a suitable site.
2. To provide guidance to both National Health Service providers and those offering healthcare in private practice on suitable locations for premises.
HOSPITAL PROVISION
10.8 Maidstone and Tunbridge Wells National Health Service Trust, formed on 1 April 2000 is now the Trust responsible for the provision of hospital services covering the Plan area and beyond.
10.9 The Invicta Community Care NHS Trust also provides elderly care provision at Highlands House, Royal Tunbridge Wells and runs the Hawkhurst Community Hospital as well as priority care services such as those for the mentally ill, disabled and the elderly. There is an extant planning permission for an extension to the Hawkhurst Cottage Hospital buildings.
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Table 7: Tunbridge Wells Borough Local Plan Area – Existing Hospital Provision April 2001
Kent and Sussex Hospital Mount Ephraim, Royal Tunbridge Maidstone and Tunbridge Wells Wells NHS Trust Homeopathic Hospital Church Road, Royal Tunbridge Wells Maidstone and Tunbridge Wells NHS Trust Pembury Hospital Tonbridge Road, Pembury Maidstone and Tunbridge Wells NHS Trust Highlands House (Geriatric) Calverley Park Gardens, Royal Invicta Community Care NHS Tunbridge Wells Trust
Hawkhurst Cottage Hospital Hawkhurst Invicta Community Care NHS Trust
10.10 One of the first duties of the newly-formed Maidstone and Royal Tunbridge Wells NHS Trust has been to determine the nature and location of new hospital services at Royal Tunbridge Wells. Following an extensive public consultation exercise and feasibility studies during summer 2000, the requirement is for a District General Hospital, providing Accident and Emergency Services, acute medical and psychiatric services, women’s and children’s services, together with some other specialities which will be provided jointly with Maidstone Hospital. Some modern nurses’ accommodation and crèche facilities will also be required at the site. The population served will include the Tunbridge Wells Borough area, but patients for some services may be drawn from Maidstone and parts of East and West Sussex.
10.11 In accordance with national planning policy guidance (PPG13), a sequential site search was undertaken for selection of a suitable site. A central location would be the preferred site for attracting large numbers of people on a daily basis. The only possible site meeting this description would be the existing Kent and Sussex Hospital site at the edge of the centre of Royal Tunbridge Wells. However, feasibility studies have indicated that this site would not be large enough to accommodate the new hospital without high rise accommodation and a design and layout which would be unacceptable in terms of local amenity and in operational terms. There are no other suitable sites available within the built up area of Royal Tunbridge Wells and Southborough.
10.12 The existing Pembury Hospital site, although just outside the urban area of Royal Tunbridge Wells, is of sufficient size to accommodate the new hospital, (and could accommodate a phased redevelopment) whilst remaining operational. The site also has the advantages of:
• avoiding the need to take fresh land in the countryside;
• providing the opportunity to redevelop the Kent and Sussex Hospital site for mixed uses most appropriate for a centrally located site;
• providing an accessible location to serve most parts of the Plan area (particularly avoiding delays for emergency traffic accessing a town centre hospital) and to facilitate ease of access from those parts of the NHS Trust catchment area beyond the Plan area;
• avoiding current ambulance (and private) journeys between the Kent and Sussex and the Pembury Hospital sites and reducing the number of vehicular movements into Royal Tunbridge Wells town centre; and
• providing the opportunity of extending existing bus routes to the Pembury site and increasing the frequency of service to reflect changes in the catchment and function of the hospital.
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10.13 The Pembury site is entirely within the Green Belt and has been identified as a Major Developed Site under POLICY MGB2 with a defined boundary on the Proposals Map. POLICY MGB2 (based on provisions of PPG2) allows for the redevelopment of such sites subject to certain considerations. The footprint of existing built area should not be exceeded. In the case of the Pembury Hospital site, the existing footprint of 25,000 square metres should be sufficient to accommodate the proposed new District General Hospital. The height of buildings forming the new hospital should not exceed the maximum height of any of the existing buildings on the site. The whole redevelopment scheme would be judged against the overall visual impact it would have on the openness of the Green Belt.
10.14 The Pembury site is sensitively located as it abuts the High Weald Area of Outstanding Natural Beauty and Kent High Weald Special Landscape Area, woodland of SNCI standard and an SSSI site. Careful design and layout of the site will be essential, preferably with a masterplan for the entire project, showing phased redevelopment, layout, scale, bulk, massing, and height of buildings. Consideration should be given to the introduction of public art into this development.
10.15 A Transport Assessment should be submitted with proposals for the development of this site in accordance with POLICY TP1.
POLICY CS1
Within the Pembury Hospital Major Developed Site, as defined on the Proposals Map, proposals for the redevelopment of existing buildings to provide a new District General Hospital will be permitted.
10.16 This provision is supplemented by various private healthcare facilities. Hospice provision for the Plan area is met by the Hospice in the Weald facility at Downingbury, Pembury, which is funded by a charitable Trust.
DOCTORS, DENTISTS AND COMPLEMENTARY HEALTH PRACTITIONER SURGERIES
10.17 There are some 19 doctors’ surgeries and 20 dental surgeries in Royal Tunbridge Wells and Southborough, although provision tends to be concentrated with least provision in the north eastern and south eastern parts of the town. Over three quarters of these are located either within the main town centre access zones or in the neighbourhood centres. All Parishes (with the exception of Bidborough and Capel) are served by at least one doctors’ surgery. Paddock Wood, Cranbrook, Hawkhurst, Pembury and Speldhurst also have at least one dental surgery within the Parish. Increasingly, complementary therapies such as osteopathy and homeopathy, are being made widely available in addition to NHS services. In some cases these are available at NHS doctors’ surgeries and there are also considerable numbers of independent practitioners in the Borough. It is proposed for the purpose of planning policy to treat them in a similar way to doctors’ and dentist surgeries, since similar locational considerations will apply.
10.18 There may be some demand for new surgeries and/or development associated with qualitative improvement to existing services. It is important that new surgeries are developed within existing built up areas and close to the population which they are to serve. Surgeries form one of the essential community services within Royal Tunbridge Wells and Southborough neighbourhood centres and within villages. For these reasons this Plan seeks to concentrate new provision into existing defined town, neighbourhood or village centres (POLICIES CR1 to CR4) (POLICY CR2) and to retain surgeries within neighbourhood centres or villages (POLICY CR14). Residential amenity may be
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affected by the greater intensity of activity associated with such a development and this will require certain safeguards (see POLICY EN1). Where a change of use of a residential dwelling is proposed, the retention of self-contained residential accommodation is important in continuing to provide housing accommodation and in retaining the residential character of an area (see POLICY H1).
Education
10.19 Education is the statutory responsibility of Kent County Council. This provision is supplemented by private education facilities.
Aims
1. To allow for a satisfactory level of primary and secondary school provision in accordance with proposed housing development and the increasing numbers of school and pre-school age children.
2. To allow for the development and growth in early years and childcare facilities day nursery schools in appropriate locations.
3. To encourage the dual use of school facilities.
4. To protect open space attached to schools where it provides, or could provide, a valuable contribution to recreation provision or where it contributes to the character and amenity of the locality.
5. To encourage the provision of safe routes to school to encourage walking to school.
SCHOOL PROVISION
Pre-School Education
10.20 The Kent County Education Authority advise that most provision of early years and childcare nursery education is likely to be in the private sector during the Plan period. The Borough Council will support the provision of early years and childcare facilities nursery education in appropriate locations, within the defined Limits to Built Development. Future provision will be judged against POLICIES CS3, EN1, CR2 and other relevant policies in the Plan.
Primary Schools
10.21 The Kent Education Authority provides 33 35 primary schools within the Plan area of which 16 are located in Royal Tunbridge Wells and Southborough. There is at least one primary school serving each of the Parishes in the Plan area with three in Cranbrook (serving Cranbrook, Sissinghurst and Colliers Green), and two in Speldhurst (serving Speldhurst village and Langton Green).
10.22 Kent County Council will continue to meet future demands for primary school education principally within the existing established sites in the Plan area. Some new site provision will be required to cope with rationalisation plans and those schools requiring extension or relocation to overcome the problems of inadequate premises, or to cope with additional pupils resulting from changes in the population or new housing development.
10.23 New schools provision is dependent on the availability of funds from the Local Education Authority. However, it is prudent to safeguard land which may otherwise be
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used during the Plan period for alternative development under other policies contained in this Plan.
10.24 The compact, built up areas, with potential environmental constraints, means that sites suitable for new primary schools to serve local communities can only be found at the edge of some of these settlements. For this reason, as an exception to planning policy, the Borough Council considers that primary schools, which are required to be sited close to the population which they serve, are acceptable in locations which adjoin the built up area. In all cases, sites have been chosen which are well located to serve the local catchment area by pedestrian access and on sites which match the relevant space standards for the school’s requirement. Any such development permitted must be sympathetic to the character and landscape of the countryside, particularly the High Weald Area of Outstanding Natural Beauty.
10.25 Exceptionally, within Southborough, there is an opportunity to situate a new primary school close to the town centre where a range of other community uses are located.
10.26 New sites are allocated for the following schools on the basis that their existing sites or buildings are sub-standard or need to be rationalised onto one site, and to meet a growth in demand for primary school places which cannot be met through existing school provision:
• St Peter’s Church of England Primary School, Royal Tunbridge Wells (relocation to rationalise buildings onto one site, to provide accommodation and playing fields of a modern standard and to give additional school capacity for this expanding part of Royal Tunbridge Wells);
• St Paul’s Church of England Infant School and St Paul’s Church of England (Voluntary Aided) Junior School Rusthall Primary School (playing field extension on land adjacent to Middlefields) (to meet Government standards in respect of playing field provision following merger of the infant and junior schools). The last use of this site was for school playing fields and the land is in the ownership of the local education authority. Consequently no allocation needs to be made in this Plan;
• Southborough (new school required to meet existing and future demand as existing schools within the area are at or above capacity). Land for the school is reserved as part of POLICY CR7, which deals with the centre of Southborough;
• Paddock Wood (extension to the existing school required to alleviate overcrowding and to meet expected demand from existing under-fives currently resident in the town. No further major residential development is expected in Paddock Wood for the Plan period, so expansion of the school to four form entry within the existing site is deemed feasible by the education authority);
• Cranbrook Church of England Primary School (extension of existing school field site);
Hawkhurst Primary School (relocation of split site schools onto one new site which meets modern standards);
• Lamberhurst St Mary’s Church of England (Voluntary Controlled) Primary School (relocation onto a new site to provide more space, a better standard of accommodation and a playing field); onto new site to provide a better standard of accommodation); and
• Sissinghurst Church of England Primary School (relocation onto a new site to provide more space, a better standard of accommodation and a playing
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field);onto new site to provide more space and better standard of accommodation).
10.27 All the allocated sites are situated within either a defined town, neighbourhood or village centre, Neighbourhood or Village Centre (i.e. within 400m of a village boundary) as defined for the purposes of this Plan.
POLICY CS2
The Local Planning Authority allocates land for primary school provision at the following locations and will refuse proposals for development which would compromise the implementation of the school proposal:
1 Land at Hawkenbury Farm, South of Hawkenbury Road, Royal Tunbridge Wells for a new site for St Peter’s Primary School:
2 Land at the Ridgewaye, Southborough for a new primary school;
3 2 Land off Carriers Road, Cranbrook for Cranbrook Primary School extension;
4 Land off Rye Road, Hawkhurst for Hawkhurst Primary School;
5 3 Land off Pearse Place, Lamberhurst for Lamberhurst Primary School; and
6 4 Land off Common Road, Sissinghurst for Sissinghurst Primary School.
Secondary Schools
10.28 There are currently nine ten secondary schools within the Plan area, six seven of which are located within Royal Tunbridge Wells and Southborough, one in Paddock Wood and two at Cranbrook.
10.29 Any expansion to existing secondary schools will take place within existing school grounds. In some cases, the schools are located outside the built up area of the settlement. However, outside the Green Belt, as an exception to other planning policies, the Borough Council considers that public institutional uses of this nature, which are required to be close to the areas of population which they serve, are acceptable in locations which adjoin the built up area provided the development complies with other relevant policies in this Plan.
Special Schools
10.30 Special educational facilities supplement the above primary and secondary schools. There are three Local Education Authority special schools Three special schools are located within the Plan area; two in Royal Tunbridge Wells and one in Southborough. No change is expected in this provision during the Plan period.
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Independent Schools
10.31 State school provision in the Plan area is supplemented by independent schools catering for all-age boarders or day pupils. There are 15 independent schools in the Plan area (five in Royal Tunbridge Wells). Independent schools generally serve a wide catchment and for this reason have not been severely constrained in terms of location. The preferred location for all school development is within the defined Limits to Built Development, as defined on the Proposals Map. The Borough Council will generally support the establishment and development of independent schools in appropriate locations within the Plan area in accordance with POLICY CS3.
10.32 Provision for new schools will not be permitted in the countryside unless, exceptionally, it is in accordance with allocations in POLICY CS2 serving a specific local community need for which no alternative appropriate sites are available. Extensions to sites or built facilities of existing schools will only be permitted if the school use is well established having satisfactorily occupied the site for a period of several years and provided there would be no detrimental impact on the character and amenities of the surrounding area. Within the Green Belt, opportunity is given for the infilling or redevelopment at Holmewood House School at Langton Green and Kent College at Pembury through POLICY MGB2, as these are defined as Major Developed Sites within the Green Belt. Development proposals at all other schools situated within the Green Belt are subject to POLICY MGB1. All proposals will be in accordance with POLICIES EN1 and EN24 EN25 and satisfactory footpath links and green travel plans would be provided to the main residential areas served by the school in accordance with POLICY TP1.
POLICY CS3
Proposals for school provision will only be permitted if proposals are located within the Limits to Built Development, as defined on the Proposals Map, unless they are allocated in accordance with POLICY CS2 or represent an extension to an established school development.
DEVELOPER DEVELOPMENT CONTRIBUTIONS TO LOCAL EDUCATION AUTHORITY SCHOOL PROVISION
10.33 The Kent Education Authority have advised that most of the schools in the Borough are well subscribed and many are at, or near, the capacity of their existing facilities. Some are capable of expanding capacity within their existing sites. Clearly, additional housing development, whether on sites allocated in this Local Plan (POLICIES H6, H7 and H8), or coming forward as unidentified sites through the enabling policy (POLICY H5) of the Plan could result in additional strain on the existing facilities. This could result in children having to travel long distances to school if places are not available in the locality. This is unsatisfactory for the pupils concerned and is likely to lead to more and longer trips by car.
10.34 The Education Authority is not in a position to fund all the necessary infrastructure required as a direct consequence of new development. Government advice, including Circular 1/97, seeks to ensure that new development makes appropriate contributions towards service provision.
10.35 Consequently, the Local Planning Authority will seek a developer contribution towards school provision where there is a demonstrable shortage of capacity in the locality. If a residential development proposal will result in a shortage of school places within a two mile radius in the case of primary schools and within a three mile radius in the case of secondary schools, then a developer contribution will be sought. The number of pupils assumed to arise from new residential development is based on research carried out
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for by the Local Education Authority, Kent County Council. Contributions will only be sought from development of a more substantial scale (15 bedspaces or greater) where the impact on school provision is measurable and significant. Residential development of a type which is not likely to produce a demand for school facilities (for example, specialist accommodation for the elderly, and one-bedroom units) will be excluded. Where there are demonstrable exceptional and unforeseen costs involved in preparing and developing previously-used sites, the level of contribution towards education provision on any given site will be subject to negotiation at the time of a planning application so that the issue of viability can be considered.
10.36 Commuted sums from developers would be dedicated to school provision within the two mile (for primary school) and three mile (for secondary school) radii of the development.
10.37 The Local Planning Authority has produced Supplementary Planning Guidance in parallel with this Local Plan to allow the detailed implementation of POLICY CS4 and to update and monitor the availability of school places within the Borough.
10.38 In accordance with the housing land strategy set out in Chapter 5 of the Local Plan and the principles in PPG3, no market housing sites have been allocated outside the defined Limits to Built Development of villages. All of the village schools within the Plan area are well subscribed and none are under threat of closure or are likely to be during the Plan period as a result of insufficient pupil numbers. Consequently, although some are in need of new sites, there is no justification within the Plan area for this to be cross- subsidised by market housing outside the defined Limits to Built Development.
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POLICY CS4
Where a residential development proposal of 15 bedspaces or more would generate a demand for school places which cannot be met by existing school facilities, the following will apply:
1 Where the proposed development would lead to demand for primary school places which could not be met within a two-mile radius of the development, the Local Planning Authority will seek a development contribution towards school provision within that radius calculated at a rate which reflects the number of bedrooms in the dwellings proposed; and
2 Where the proposed development would lead to a demand for secondary school places which could not be met within a three-mile radius of the development, a development contribution will be sought within that radius. at a rate that reflects the number of bedrooms in the dwellings proposed. Exceptionally, where there is no secondary school within a three-mile radius and it can be identified that a development proposal would generate demand at a school outside this radius, the Local Planning Authority will seek a development contribution towards the provision of additional facilities at that school.
Note
Bedspaces will be calculated in the following way:
Bedrooms per Property Bedspaces per Property 2 3 3 4 4 5 5 6 6 7
THE DUAL USE OF SCHOOLS
10.39 The dual use of school facilities can provide necessary recreational provision and enhance the role of the school as a focal point for the community. In land use terms, three types of school facilities can be made available to the public out of school hours; buildings, hard surface areas (including car parking) and sports pitches.
10.40 Most of the secondary schools, but only a limited number of primary schools, make their buildings available for meetings and indoor sports such as badminton and gymnastics. There is great potential for further dual use provision (where physical constraints allow this) in order to supplement existing community facilities, especially in the new purpose- built primary schools proposed. The adaptation and extension of existing educational facilities should be carried out with a view to allowing use by the general public. The Borough Council will encourage the providers of education facilities to make provision for the dual use of facilities in the designs for new schools and will encourage the dual use of educational facilities for recreational and other purposes, where these are well placed to serve local needs.
REDUNDANT SCHOOLS
10.41 The rationalisation and upgrading of schools within the Plan area will release school buildings and sites for alternative uses. Schools proposed to be closed on their present
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sites in the Plan period include St Peter’s, Royal Tunbridge Wells; Hawkhurst (Western Road and The Moor sites); Lamberhurst and Sissinghurst Primary Schools (for which alternative locations have been identified in POLICY CS2). The site at Western Road, Hawkhurst already has planning permission for residential development and consequently no reference is made to this site in POLICY CS5.
10.42 Schools which are located within defined neighbourhood centres would generally be well located to serve their catchment community and loss of such a community facility would generally be resisted (POLICY CR14) unless there are clear operational reasons for moving or closing the school.
10.43 In some cases the potentially redundant schools are situated in sensitive locations such as in conservation areas or within a residential area. Some are listed buildings and others are constrained in terms of access and car parking. The individual characteristics, layout and context of the buildings will limit the types of alternative uses which are appropriate.
10.44 The Local Plan indicates the type of alternative use which would be acceptable for these sites. Proposals for alternative uses will be expected to be in compliance with other relevant Plan policies.
POLICY CS5
The Borough Council will permit the following alternative uses for school sites which have been declared redundant or which are likely to become redundant during the Plan period and will seek the removal of inappropriate temporary structures:
1 St Peter’s Primary School, Windmill Street, Royal Tunbridge Wells: Provision of children’s playspace (LEAP) together with some residential development;
2 St John’s School, Newcomen Road and Byng Hall, St John’s Road, Royal Tunbridge Wells: Byng Hall is likely to remain in educational use and conversion or redevelopment of the Newcomen Road site for residential uses would be appropriate;
3 Hawkhurst Primary School, The Moor: Conversion of the building to residential or business use (Class B1), and infill development within the grounds;
4 Lamberhurst Primary School: Conversion of the building to residential or business use (Class B1); and
5 Sissinghurst Primary School: Conversion of the building to residential or business use (Class B1).
Community Buildings
10.45 For the purposes of this Plan, a community building is defined as a building, or part of a building, which is available for use by the local community for community activities.
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Such activities include scouts/cubs, guides/brownies, youth, religious and social activities and sports/dance/exercise.
10.46 The size of the building will vary from a small meeting room to a large hall capable of accommodating a large event of 100 or more people seated. Sometimes large or small halls are provided in the same building. In other instances, provision may be through a range of separate buildings dispersed throughout a local area. It is assumed that most residential areas should be able to have reasonable access (defined as being within approximately 800 metres radius) to:
• A large hall which would be capable of accommodating a large event of approximately 100 people seated, or a single badminton court. (There should also be access to a kitchen and toilets);
• A small meeting room (with access to kitchen and toilets).
10.47 Although some schools can offer facilities for hire, not all can offer kitchen facilities and term time availability may be limited. Nevertheless many are adding to the facilities available for community activities, in accordance with Local Education Authority policy to promote schools as a focus for community activities. This has been taken into account in the overall assessment of provision for neighbourhoods.
Aims
1. To encourage a satisfactory distribution of community building facilities.
2. To seek the retention, improvement or replacement of existing community building facilities to meet local needs.
PROVISION OF COMMUNITY BUILDINGS
10.48 The Tunbridge Wells Borough Community Hall Study (2000) has shown that in most parts of the Plan area, the provision of community buildings is satisfactory. However, in considering the location of a new community building or the expansion of existing facilities, the impact of its use on the amenities of the immediate neighbourhood is an important consideration. In particular, increased pedestrian and vehicular movement and noise are key factors in judging their impact.
10.49 Community halls are often an important focal point for neighbourhood centres within Royal Tunbridge Wells and Southborough or village centres in other settlements. Proposals will be judged against relevant policies contained in this Plan, notably POLICY POLICIES EN1 and POLICIES CR1-CR4. CR2.
Royal Tunbridge Wells
10.50 There are a large number of buildings and halls available for community use within the town. These are quite well distributed across the area and many are situated within the town or neighbourhood centres. The Tunbridge Wells Borough Community Hall Study (2000) indicates, however, that there may be areas within the town where improved provision or better management of existing facilities are needed. This does not necessarily require land allocation.
10.51 At Rusthall, although some of the local churches provide the focus for some basic community activities, the community lacks a central focus point. The feasibility of linking a community facility to the existing library could be investigated along with extending community use of St Paul’s Junior School.
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10.52 Within the Sherwood area, there is a good level of provision, through the Sherwood Community Centre, the YMCA (which both have spare capacity at the present time) and further provision becoming available in the near future with the completion of the dual use sports facility at Tunbridge Wells High School. The Sherwood Community Centre and YMCA buildings will be the subject of a feasibility study for rationalisation and improvement to better suit local needs. Apart from improving access to the facilities within the Sherwood area itself, there should be an opportunity to use the proposed redevelopment at Sandhurst Gasworks to achieve better pedestrian and cycleway links between the Oak Road area and the neighbourhood facilities which are available in the High Brooms and eastern parts of St John’s Ward.
Southborough
10.53 At Southborough a need has been identified for a community building which would be capable of fulfilling a number of functions to meet community and recreation activities. Examples of such need include play sessions for toddlers, school holiday activities, keep fit and functions for older residents, the library and the Citizens Advice Bureau. The facility is most likely to be achieved through a refurbishment and extension of the Royal Victoria Hall at the centre of Southborough and/or potential dual use of the new primary school which is allocated at the Ridgewaye site immediately adjacent to the Royal Victoria Hall. Proposals for these important community buildings at the centre of Southborough are included within POLICY CR7.
POLICY CS6
Land is allocated for community building use in the vicinity of the Royal Victoria Hall, Southborough.
10.54 At the eastern end of Southborough, space has been reserved for a community facility within an existing building at ground floor level in Hornbeam Avenue. Local consultation exercises revealed a strong preference for a local shop and the premises have recently been marketed as such. There has been no commercial interest in such a venture to date and there will need to be further consultation with the High Weald Housing Association (the owners) and local residents as to what the space should be adapted for.
Paddock Wood
10.55 Paddock Wood has experienced considerable residential development in recent years and the need for community hall facilities has increased accordingly. The Putlands Sports Centre offers hall facilities for sport and community use, good access and is well located to serve much of the residential development to the south of the railway line. However, the town lacks a multi-purpose community building to act as a focal point for the community at or near the town centre, which may offer a base for the Paddock Wood Town Council, enhanced library facilities, adult education, and hall provision for small-scale concerts and community groups. A site has been identified in POLICY CR9 CR8 as suitable for a range of town centre uses, including space for a community hall.
Cranbrook
10.56 A Community Centre Trust Fund Cranbrook Parish Council has set up a Millennium Hall Trust Fund for an additional hall has been established (supported by the Parish Council and other organisations), which would cater for the needs of a number of community groups, particularly elderly and youth groups. A central location is needed and sufficient space for access by vehicles accommodating the disabled or elderly. Subject to a
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feasibility study, the site of the current library in Carriers Road would offer the opportunity for a central location and the use of existing town centre car parking. Since library and community buildings come under the same Use Class (Class D1), no formal land allocation is needed in this Plan.
Hawkhurst
10.57 Hawkhurst Parish Council operates three halls in the village and feasibility work into an alternative site and specification for a village community centre is ongoing.
Villages
10.57 10.58 Community hall provision across the remainder of the Borough is good with at least one hall in each parish. Some needs for refurbishment and additional provision have been identified.
10.58 10.59 An extension will be sought to the existing village hall at Benenden when funding becomes available.
10.59 10.60 Capel village hall is in need of major refurbishment, but the building is not owned by the Parish Council.
10.60 10.61 Pembury village hall has recently been re-built on the existing site and an extant outline permission for further hall accommodation at Woodsgate Corner has recently been renewed. There is therefore no need to show this site as an allocation. no additional land is required for this purpose. The previously-allocated site at Woodsgate Corner will be deleted.
10.61 10.62 There is an outstanding planning permission for a new village hall at Ringle Green, Sandhurst, which is to be renewed, pending the outcome of funding bids. Consequently no allocation is made in this Local Plan.
10.62 10.63 At Langton Green, a new hall is required to replace the existing Watson Hall and a new Trust has been formed to this effect. The Trust has identified one possible new site for the new hall on land owned by Speldhurst Parish Council at Langton Recreation Ground, which is situated in the Green Belt. Further research is ongoing into whether any suitable alternative provision exists, or can be made, for village hall facilities within the Limits to Built Development of Langton Green. Robust evidence will be needed to prove that exceptional circumstances exist to allow a planning application for a new village hall on a Green Belt site. No allocation is made in this Plan for a site within the Green Belt. No comprehensive analysis of demand or of alternative provision, (including redevelopment of the existing site or the possibility of dual use of the primary school building) currently demonstrates an exceptional case for location within the Green Belt.
10.63 10.64 Community buildings continue to make an important contribution to community life and the current distribution generally serves the local population well. The retention of such facilities is desirable. POLICY CR14 aims to protect community buildings, along with other community facilities where they are clustered together in defined neighbourhood centres or villages.
10.64 10.65 More generally, it is often difficult to replace existing community buildings in new locations where issues including the scale of building and residential amenity must be
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carefully considered. Consequently, outside the defined neighbourhood centres and Villages, where individual proposals come forward to redevelop or change the use of a community building, this would be acceptable only if it can be demonstrated that there is only very limited demand for the facility within the locality or that alternative, satisfactory provision is made elsewhere.
POLICY CS7 POLICY CS6
Proposals for the redevelopment or change of use of a community building to alternative uses located outside defined Neighbourhood and neighbourhood and village centres will only be permitted if it can be demonstrated that demand within the locality for the facility no longer exists or that suitable alternative provision is made elsewhere.
Places of Worship
10.65 10.66 Each Parish contains at least one church building, whilst some Parishes accommodate a number of denominations. Places of worship are often local landmark buildings (and many are protected as listed buildings or, by virtue of their location, within conservation areas) and may also represent an important community resource. POLICY CR14 seeks to protect places of worship, along with other community facilities, where they are clustered together in defined neighbourhood centres and villages. Should a place of worship be made redundant during the Plan period, proposals for alternative uses will be considered in accordance with relevant Plan policies. Any proposals for new places of worship will be considered in accordance with all relevant Plan policies.
Libraries
10.66 10.67 Library services are provided in the Plan area by four libraries in Royal Tunbridge Wells (Tunbridge Wells Central, Sherwood Estate, Showfields Estate and Rusthall located at St Paul’s School) and smaller branch libraries are located at Southborough, Paddock Wood, Cranbrook, Hawkhurst, Horsmonden, Pembury and Speldhurst. These are complemented by mobile libraries which visit the remaining Parishes.
10.67 10.68 Kent County Council are of the opinion that the number and distribution of libraries will be maintained at the current level during the Plan period. This has been reinforced through the protection of POLICY CR14. However, there is a growing trend towards multi-purpose buildings where the library function is combined in a single building with other community functions or services. In this way services could be moved to new premises and improved. The libraries at Paddock Wood and Southborough may be relocated in this way and combined with a general purpose community building. New multi-purpose community buildings should be located within defined town, neighbourhood or village centres in accordance with POLICIES CR1-CR4. POLICY CR2.
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Police, Fire and Ambulance Services
10.68 10.69 Kent County Constabulary, Kent Fire Brigade and Kent Ambulance Service have no intentions to expand or relocate their services within the Plan area to 2011.
Cemeteries
10.69 10.70 Adequate land capacity exists within the municipal cemetery and crematorium facilities at Royal Tunbridge Wells for the period to 2011. No requests for further provision have arisen from the church authorities for the Parishes.
Waste Disposal
10.70 10.71 The Borough Council’s responsibilities for waste disposal extend only as far as domestic refuse collection.
10.71 10.72 Under the Environmental Protection Act 1990 a Waste Management Plan is required from the Waste Regulation Authority to assess how much and what types of waste are produced in Kent and how and where the waste should be disposed of. The Waste Management Plan was the responsibility of the Kent County Council but in April 1996 this duty was transferred to the Environment Agency.
10.72 10.73 Under the Planning and Compensation Act 1991, Kent County Council are required to produce a Waste Local Plan which must contain detailed proposals and policies on the location and type of development associated with the depositing of refuse or waste material. It must have regard to the findings of the Waste Management Plan. Kent County Council adopted their first Waste Local Plan in March 1998. The only implications of the Waste Local Plan for the Borough are a continuation and improvement of the waste transfer station at North Farm, Royal Tunbridge Wells (for non-toxic industrial wastes and household waste) and the possibility of use of land also at North Farm for the sorting, recycling and transfer of demolition rubble from local building projects
Utilities
10.73 10.74 The main utilities companies serving the Plan area have not indicated any major problems with supplies or services for the period to 2011. However, there may be a need for off-site works which developers may be required to provide, to enable new development sites to be served adequately and, where relevant, these are mentioned in the appropriate allocation policies.
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Waste Recycling
10.74 10.75 Recycling facilities have been provided at a number of key points within or near town, neighbourhood and village centres throughout the Borough. They are an important element in creating a more sustainable society and reducing the amount of waste material to be disposed of to landfill or incineration. Their retention is sought within Neighbourhood and village centres by POLICY CR14.
Implementation
10.75 10.76 Policy Number Implementing Agency
CS1 Maidstone and Tunbridge Wells NHS Trust, Private Sector CS2 Kent County Council
10.76 10.77 Other policies and paragraphs in this Chapter will be applied by the Local Planning Authority to retain and guide development consistent with the sustainable objectives of this Plan.
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Introduction
11.1 The Local Plan seeks to manage transport through promoting alternative modes of travel, infrastructure improvements and by allocating land for new development in areas which are well served by facilities and/or public transport. Transport considerations have been a key factor in influencing the location of development within this Plan, with the focus on Royal Tunbridge Wells and other town centres in order to avoid significant new development dispersed through the Borough’s villages or throughout the countryside.
11.2 In order to encourage walking, cycling and the use of public transport, improvements are sought to these networks, and careful consideration will be given to the needs of the users of these networks. Improvements to public transport are sought as well as consideration for the needs of cyclists and pedestrians, in order to encourage these forms of transport in the future.
11.3 To continue past patterns of development with associated patterns of transport and consumption is unsustainable. However, since parts of the Plan area are characterised by a dispersed settlement pattern, it will also be necessary to cater for the private car during the Plan period. By promoting alternatives to the car for access to new development and by reducing the amount of parking in new developments, more efficient use can be made of the land available for development, particularly in places with good public transport accessibility.
11.4 However, the Local Planning Authority does not control the transport system and complementary transportation and land use planning strategy is achieved through co- ordination with the relevant authorities. By reducing the amount of parking in new developments, more land can be made available for development.
11.5 The Department for of Transport, Environment and the Regions (via the Highways Agency) is responsible for trunk roads such as the A21. Construction, improvement and maintenance of other statutorily adopted highways roads is the responsibility of Kent County Council, as Transport Highway Authority, with the Borough Council acting as its agent locally. In order to co-ordinate strategic transport provision, a Draft Regional Transport Strategy has been produced by the South East England Regional Assembly.
11.6 The rail infrastructure and services are the responsibility of the Strategic Rail Authority, Railtrack and the Train Operating Companies. Bus services are provided by private transport operators,. some of which are supported or procured by the Transport Authority or through planning agreements.
11.7 The Borough Council is responsible for management of public off-street parking within the Borough and, in conjunction with the Highway Authority, it has recently become responsible for the management of on-street parking.
11.8 The Kent Local Transport Plan provides strategic guidance for future transport provision in Kent. Government Guidance PPG12 advises that the strategy underpinning the Kent Local Transport Plan and the Local Plan should be complementary.
11.9 The Borough Council and Kent County Council have has produced a Draft Tunbridge Wells Borough Transport Strategy (2001) which, in conjunction with the Local Transport Plan and Local Plan, ensure that the strategies for transport and land use planning are complementary. may be referenced alongside this Local Plan. The Draft Strategy sets out a series of transport objectives for strategic transport provision affecting the Borough, Royal Tunbridge Wells and Southborough, the small rural towns of Paddock Wood, Cranbrook and Hawkhurst, villages and the rest of the rural area.
11.10 This Chapter examines the transport and parking provision required to serve new development, safeguards routes for strategic transport infrastructure and then sets out
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transport and parking proposals for each settlement where there is direct implication for land use planning.
Aims
11.11 Set out below are transport and parking objectives for the Plan which relate directly to the use of land within the Borough:
1. To make suitable land use provision for strategic transport proposals, including new highway and rail infrastructure, within the Borough.
2. To retain and enhance public parking provision serving the small rural towns of Paddock Wood, Cranbrook and Hawkhurst and retain existing provision in Neighbourhood and Village Centres.
3. To ensure that the layout and design of new development is readily accessible including safe and direct routes for pedestrians, cyclists and the mobility-impaired which link to existing networks.
4. To ensure that new development is not detrimental to highway safety, either in terms of access onto the highway network or the level of traffic likely to be generated by the development.
5. To ensure that the level of parking provided with new development enables the most effective use of land and reflects the proximity of local services and the availability of alternative transport provision.
6. To make suitable parking provision for people with disabilities and cyclists as part of new development.
7. To ensure that proposals for new development are accessible by a range of transport modes, including public transport, cycling and walking and, where appropriate, make suitable provision towards new transport and public parking infrastructure.
Transport And Parking Provision
11.12 The Borough Council’s transport and parking strategy is set out in the Draft Tunbridge Wells Borough Transport Strategy (2001). Those elements of the strategy which either have a direct or indirect land use implication are referred to in the sections below.
Transport Provision with New Development
ACCESS TO NEW DEVELOPMENT
11.13 11.12 All development needs to ensure that it can be safely accessed.
11.14 11.13 Kent Design – a guide to sustainable development (2000) sets out access guidelines for new development and, in particular, includes the following principles:
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• highway standards for private cars should reflect the provision of alternative modes of transport (buses, cycleways and pedestrian routes);
• developments should be readily accessible with safe, direct routes for vehicles, pedestrians, cyclists and the mobility-impaired; and
• new infrastructure for cycling, walking and riding should be linked into existing networks.
11.15 11.14 The sections below detail the transport infrastructure requirements for different types and scale of development.
Large-Scale Non-Residential Development
Transport Assessments
11.15 For the purpose of assessing large scale non-residential developments, the thresholds set out in Table 8 will be used to identify the need for a full Transport Assessment and/or Travel Plan to be prepared and submitted alongside any planning application. These thresholds reflect Government and other guidance as to when developments will have sufficiently significant transport implications.
Table 8
Guidance on the thresholds above which a full Transport Assessment and/or Travel Plan will be required for non-residential development are:
Land Use Class Full Transport Assessment Travel Plan Required Required – gross floor area – gross floor area A1 Retail 1,000 sq m 1,000 sq m A2 1,000 sq m 1,000 sq m A3 500 sq m 500 sq m D2 including cinema 1,000 sq m 1,000 sq m or 75 parking spaces B1 Office 1,000 sq m 1,000 sq m B1 High Tech/Light 2,500 sq m 2,500 sq m Industry B2 General Industry 5,000 sq m 2,500 sq m B8 Storage & Distribution 10,000 sq m 5,000 sq m B8 Wholesale Trade 2,500 sq m 2,500 sq m Distribution Non-residential 2,500 sq m 50 parking spaces Institutions Other unclassified uses or mixed developments on a scale considered by the Local Planning Authority to be major travel-generating development may require a full Transport Assessment and/or Travel Plan.
Smaller-scale development considered by the Local Planning Authority to be located in a location where measuring the transport impact of a proposal is critical, or that is otherwise likely to have a prejudicial impact on the implementation of the local Transport Strategy may require a full Transport Assessment and/or Travel Plan.
11.16 For large-scale proposals, the assessment should illustrate accessibility to the site by all modes and the likely modal split of journeys to and from the site. It should give details of proposed measures to improve access by public transport, walking and cycling, to
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reduce the need for parking associated with the proposal and to mitigate transport impacts. The content of Transport Assessments should reflect best practice.
11.17 These assessments will enable the Local Planning Authority to assess the application and provide a basis for discussion on details such as the level and location of parking and the need to improve access to the site for all modes. When considering proposals to improve access to the site, relevant proposals of the Local Transport Plan and Borough Transport Strategy should be taken into consideration. The provision of, and/or contributions towards, measures identified in these strategies may resolve the access needs for a development.
11.16 Draft Government guidance (PPG13) states that specified larger-scale developments should be accompanied by Transport Assessments which should consider how a development should be served by a range of means of transport.
11.17 In accordance with advice in PPG13, these Transport Assessments should set a ‘modal split’ for new development and identify whether there is a need to improve access by public transport, walking and cycling, in order to reduce the number and impacts of motorised journeys. The level of existing transport provision to a development by a range of modes and the pattern of travel generated by the development, i.e. weekday peak hours or weekends/evenings, should be taken fully into account in the preparation of Transport Assessments. Generally, sites located outside a defined centre are likely to require considerably greater improvements to a range of transport infrastructure which connects with the residential areas served by the development.
11.18 Transport Assessments should provide the basis for consideration of the level of parking to be provided in conjunction with larger non-residential developments falling outside the Tunbridge Wells Central Parking Zone (Commercial). PPG13 advises that incentives should not be created for development to locate away from town centres, by allowing excessive levels of car parking to be provided to serve new development in other areas. Where there is a need to improve access to a peripheral development or one currently poorly served by a range of transport, and the need for measures to be provided is identified in a Transport Assessment, the level of parking provided should be lowered accordingly.
Travel Plans
11.18 11.19 In accordance with Government guidance, Travel Plans should be treated as equally important as the other transport infrastructure and mitigation measures addressed in a Transport Assessment. Travel Plans are promoted to help raise awareness of the impacts of travel decisions and as a mechanism for the delivery of sustainable transport objectives, including:
• reductions in car usage (particularly single occupancy journeys) and increased use of public transport, walking and cycling;
• reduced traffic speeds and improved safety for pedestrians and cyclists; and
• more environmentally friendly delivery and freight movements.
11.19 Travel Plans are promoted by Government guidance as a mechanism for the delivery of sustainable transport objectives including:
reductions in car usage;
increased use of walking, cycling and public transport; and
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reduced traffic speeds and improved safety for pedestrians and cyclists.
11.18 11.20 Travel Plans should be submitted alongside planning applications which are likely to have significant transport implications as set out in Table 8 above. Travel Plans may be used to identify measures which would reduce the level of potential traffic impact of development proposals.
11.21 Travel Plans should be worked up in consultation with the Local Planning Authority and local transport providers. They might be designed for applicant development only or be part of a wider initiative in co-operation with other occupiers. Plans should comply with best practice. For example, they should include measurable outputs and arrangements for monitoring and review in the event that agreed objectives are not met.
11.20 Where Transport Assessments identify the need for transport measures to be provided to serve large-scale non-residential development, the proposals should be detailed within a Travel Plan which should be submitted with the planning application.
11.21 In addition, Travel Plans should accompany proposals for new or significantly expanded schools within the Borough. These should promote safe cycle and walking routes, restrict parking and car access around schools, and include proposals such as on-site changing and cycle storage facilities.
11.22 Finally, Travel Plans may be used to identify measures which would reduce the level of potential traffic impact of development proposals, where this would otherwise be unacceptable given highway conditions in the vicinity.
11.22 In the case of speculative development it may be difficult to fully detail all aspects of a Travel Plan in the absence of a known occupier. However, the developer will be required to submit proposals for the development of a Travel Plan with the application.
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POLICY TP1
Proposals for large-scale non-residential the following types of major travel- generating development will be required to be accompanied by a Transport Assessment and proposals for a Travel Plan to demonstrate the adequacy of transport infrastructure to serve the development. :
development providing over 1,000 square metres gross floorspace for the following uses:
- retail (A1); - cinema and conference facilities; - business (B1); - leisure and entertainment (D2);
new hospital development (over 2,500 square metres gross floorspace);
general industry (B2) (over 5,000 square metres gross floorspace);
• warehousing (B8) (over 10,000 square metres gross floorspace).
Where adequate transport infrastructure is not available to serve the development, site, the Local Planning Authority will seek the provision of, or contributions towards, appropriate measures which assist walking, cycling, public transport, other highway improvements and/or Park and Ride provision, by agreement between the developer and the Local Planning Authority.
Transport Assessments and Travel Plans should also accompany development proposals for new or significantly expanded schools, and may also be appropriate required by the Local Planning Authority in support of a development which would otherwise be unacceptable due to the level of traffic which would be generated.
Smaller-Scale Non-Residential Development
11.23 Non-residential development of a smaller scale than that requiring a full Transport Assessment or Travel Plan (see Table 8) can nevertheless have a significant impact on the local transport infrastructure. It is equally important that such development is well- linked to all modes of transport.
11.24 Non-residential proposals of 500 square metres, or expecting more than 50 person trips on any day of the week, will be required to be accompanied by an outline statement of Transport Assessment. The outline statement should describe the scale and modes of transport provision required and identify improvements to transport provision that are proposed. The outline statement may be utilised in identifying appropriate car parking provision and, where appropriate, should refer to relevant initiatives and proposals in the Borough Transport Strategy.
11.24 11.25 The scale and range of transport provision needed to serve a proposed development will be dependent on its size and location. The Local Plan focuses non-residential development on existing Town, Neighbourhood or Village Centres. However, these
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locations sometimes require improved infrastructure within, and from, the centre, such as footways, cycleways, crossing points, bus infrastructure and roads. Sites not located within a defined centre are likely to require considerably greater improvements to transport infrastructure which connects with the residential areas likely to be served by the development.
11.26 Exceptionally, a full Transport Assessment or Travel Plan may be required for smaller developments in a location where measuring the local transport impact of a proposal is critical, or where the proposal would otherwise be likely to have a prejudicial impact on the implementation of the local Transport Strategy. Where a proposal necessitates highway improvements, the developer will be required to meet the cost of the improvements where these are fairly and reasonably related to the development.
POLICY TP2
Proposals for non-residential uses not required to submit a Transport Assessment will be permitted provided the site is linked by a range of modes of transport to the residential areas likely to be served by the development.
Proposals for smaller-scale non-residential development in excess of 500 square metres gross floorspace, or expecting more than 50 person trips on any day of the week, will be required to be accompanied by an outline statement of Transport Assessment.
Where adequate transport infrastructure is not available to serve a development, site, the Local Planning Authority will seek provision of, or contribution towards, appropriate measures which assist travelling, cycling, public transport, other highway improvements and/or Park and Ride provisions by agreement between the developer and the Local Planning Authority.
Residential Development
11.25 11.27 Residential development represents the origin of most trips. Where larger-scale development is proposed, it is important that the development incorporates safe pedestrian and cycle provision which is not dominated by the needs of the car. Furthermore, the sites should be well-linked by all modes of transport to key destinations such as a defined Primary Shopping Area, Neighbourhood or Village Centre or Economic Development Area. This may require provision of, for example, a new footway, cycleway or road crossing facility. and relevant proposals of the Local Transport Plan and Borough Transport Strategy will be taken into consideration. The requirements for access to the road network are set out in POLICY TP4. For the purposes of this Plan, larger-scale residential development is taken as sites of 0.4 hectares or greater, or 15 dwellings or more, whichever is the lower.
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POLICY TP3
Proposals for larger-scale residential development should demonstrate how the needs of pedestrians, cyclists and buses are met, including:
• the provision of new or improved segregated footways and cycleways within the site and convenient and safe links to key destinations such as a defined Primary Shopping Area, Neighbourhood or Village Centre, Economic Development Area, a school and public transport provision; and
• scheme layouts which facilitate bus access and maximise bus patronage, together with the provision of facilities such as shelters and seating.
Proposals for over 50 100 dwellings (gross) should be accompanied by a Transport Assessment to demonstrate the adequacy of transport infrastructure to serve the development.
Where adequate transport infrastructure is not available to serve the development, a site, the Local Planning Authority will seek provision of, or contributions towards, appropriate measures which assist walking, cycling, public transport and other highway improvements by agreement between the developer and the Local Planning Authority.
Access to the Road Network
11.26 11.28 The overall approach of the strategy for transport and land use planning is to locate development where the choice of transport mode is maximised. The Road Traffic Reduction Act requires a reduction in traffic growth. However, access to the road network will remain important in the The control of development as is an important instrument in achieving a safe highway network. This is particularly important in a Plan area containing a number of roads which have severe width restrictions and poor alignment. Where a proposal necessitates highway improvements, the developer will be required to meet the cost of the improvements where these are fairly and reasonably related to the development.
11.27 11.29 The Department for of the Environment, Transport’s and the Regions’ current policies in relation to trunk roads, such as the A21, are set out in Government circulars.
11.28 11.30 The approved Kent Structure Plan identifies a hierarchy of roads throughout the county. The approved Kent Structure Plan states that the construction of new accesses or the intensification of existing accesses onto the defined inter-urban primary or secondary routes will be refused where an increased risk of accidents or significant traffic delays may result. Furthermore, it is expected that traffic should be well related to this network. The approved Kent Structure Plan does not classify the function of roads within individual built up areas. A detailed listing of the road hierarchy within settlements is set out in Appendix 87 against which proposals affecting both existing and proposed roads can be assessed.
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POLICY TP4
Proposals will be permitted provided all of the following criteria are satisfied:
1 The road hierarchy and the function of routes (as set out in Appendix 87) have adequate capacity to cater for the traffic which will be generated by the development, taking into account the use of, and provision for, alternative modes to the private car;
2 A safely located access with adequate visibility exists or could be created;
3 Within the Limits to Built Development, as defined on the Proposals Map, an additional new access or the intensification of use of an existing access directly onto a Primary or District distributor, would not significantly worsen traffic conditions in terms of delay or the risk of accidents; and
4 Outside the Limits to Built Development, as defined on the Proposals Map, the development would not involve the provision of an additional a new access or the intensification of use of an existing access directly onto a Primary or Secondary route.
Parking Provision with New Development
Kent Vehicle Parking Standards
11.29 11.31 In February 1999, Kent County Council as Highway Authority adopted new maximum parking standards for all new developments in line with advice in PPG13. Further revisions will be required in the light of more recent advice in Regional Planning Guidance for the South-East (RPG 9) and the revision of PPG13, which stress the need for parking restraint, in pursuit of the aim of reducing car use. This is also advocated in Kent Design – a guide to sustainable development (2000) which looks at parking provision within an overall demand managed system and, of most importance, promotes developments with increased densities and constrained parking provision.
11.30 11.32 The latest adopted vehicle parking standards document adopted set by Kent County Council are adopted by the Local Planning Authority as Supplementary Planning Guidance as they form part of Kent Design, and should apply to new development subject to the following exceptions:
• residential development within the Tunbridge Wells Central Access Zone (POLICY TP6);
• non-residential development within the Tunbridge Wells Central Parking Zone (POLICY TP7);
• small-scale changes of use to non-residential uses (POLICY TP8); and
• development affecting listed buildings and conservation areas (POLICY TP8).
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11.33 Where provided, Transport Assessments and Travel Plans will be considered to identify the non-car borne component of all trips associated with a development, so that the necessary parking requirement can then be identified. This will enable an appropriate level of parking below the maximum identified by the parking standards.
11.31 11.34 Kent County Council’s vehicle parking standards make provision for the inclusion of dedicated parking spaces for people with disabilities and those with a mobility handicap within new developments. Operational parking is defined as space for servicing, loading and unloading and other traffic which must park on the premises for reasons of security, ease of access to transport, or if the site operates when access to public transport is not available (unsociable working hours).
POLICY TP5
Within the Plan area, the latest edition of Kent County Council’s Vehicle Parking Standards will apply to all development except for proposals covered by POLICIES TP6, TP7 and TP8.
Residential Development in Tunbridge Wells Central Access Zone – Parking Provision
11.32 11.35 PPG3 highlights that requirements for parking are a significant determinant of the amount of land required for new housing. Local authorities are advised to lower parking standards in town centre locations where services are readily accessible by walking, cycling or public transport, and for residential conversions, where off-street parking is less likely to be integrated into a scheme.
11.33 11.36 Within the hierarchy of centres identified by this Plan, Royal Tunbridge Wells town centre is a sub-regional shopping centre with a good range of facilities, services and employment opportunities available, and with good access to a range of public transport, thus reducing the need to travel by car. Consequently, the Local Planning Authority has defined an area within a reasonable distance of the centre measured as an 800m radius from three key locations within the Primary Shopping Area – referred to as the Tunbridge Wells Central Access Zone (Residential).
11.34 11.37 The accessibility of this area to the centre by a range of modes of transport allows parking standards for residential development in the Tunbridge Wells Central Access Zone to be lower than the Kent County Council maximum standards.
11.35 11.38 Further exception is made for conversions to flats within the Zone. Provided no more than minor development (15 bedspaces) is proposed, no additional on-site parking will be required.
11.36 11.39 These standards will facilitate higher density residential development within the area.
11.37 11.40 In the case of large-scale residential development, access to the pedestrian, cycle and public transport provision should be provided or a contribution towards such provision will be sought in accordance with POLICY TP3. In addition, contributions towards the
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implementation of Residents’ Parking Zones will be sought where no Zone is in place in order to manage any additional parking pressure placed on roads in the vicinity of the development.
POLICY TP6
Within the Tunbridge Wells Central Access Zone (Residential), as defined on the Proposals Map, the following parking provision will apply:
1 A maximum parking standard of one space per dwelling;
2 In the case of schemes for the conversion of existing buildings to no more than 15 bedspaces*(1) (gross), the provision of additional on-site parking will not be required; and
3 In the case of larger-scale residential development, a contribution towards the implementation of Residents’ Parking Zones may be sought by agreement between the developer and the Local Planning Authority.
Notes:
*(1) Bedspaces will be calculated in the following way:
Bedrooms per Property Bedspaces per Property 1 2 2 3 3 4 4 5 5 6 6 7
Non-Residential Development – Parking Provision
11.38 11.41 PPG13 advises that the availability of car parking has a major influence on the choice of means of transport, and may have a bearing on levels of congestion. In addition, parking takes space in commercial developments and hence reduces densities.
Tunbridge Wells Central Parking Zone (Commercial)
11.39 11.42 In view of traffic congestion in the central part of Royal Tunbridge Wells and on the main radial routes, the Local Plan seeks to limit the amount of on-site parking provided in conjunction with new commercial development. This will also maximise development potential in the town centre, where public transport and other alternative modes are readily accessible.
11.40 11.43 A Central Parking Zone (Commercial) has been defined for Royal Tunbridge Wells, which broadly defines the area of concentrated commercial development within, and at the edge of, the town centre. Within this Zone, proposals for all retail, food and drink, business and leisure uses will be required to provide operational parking spaces only on-site, at levels prescribed in the latest Kent County Council parking standards. Royal Tunbridge Wells town centre offers a range of on-street parking and off-street public car
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parks whilst provision is also made for Park and Ride facilities, to meet the needs of employees, visitors, shoppers and tourists. In addition, a range of transport options are available within this central location. The restriction of further private non-operational parking is not considered a threat to the vitality and viability of the centre. However, development may be required to provide, or contribute towards, transport infrastructure required to serve the development, in accordance with the provisions of POLICIES TP1 and TP2.
POLICY TP7
Within the Tunbridge Wells Central Parking Zone (Commercial), as defined on the Proposals Map, operational parking only should be provided on-site, for development within Use Classes A, B and D, and commercial sui-generis uses.
Small-Scale Changes of Use
11.41 11.44 In the case of small-scale changes of use to non-residential development of under 100m² within the Limits to Built Development, no additional non-operational parking will be required to serve the development. This will provide for flexibility between uses in respect of minor development, particularly within Primary Shopping Areas and Neighbourhood and Village Centres. Such exemptions will not apply in the rural area outside the Limits to Built Development given the reliance on the car in such locations.
Development Affecting Listed Buildings and Conservation Areas
11.42 11.45 There are sound conservation reasons which occasionally make it impossible and undesirable to meet standard parking requirements on-site. It is not intended that, on constrained sites, the lack of sufficient off-street car parking and loading and unloading facilities should preclude the conversion of a listed building, or building important to the character of a conservation area. In such cases contributions will be sought towards improving provision of alternative forms of access such as footways, cycleways and Park and Ride.
POLICY TP8
Within the Limits to Built Development, as defined on the Proposals Map, the provision of additional non-operational parking will not be required in the following instances:
a) changes of use to non-residential uses involving gross floorspace of no more than 100 square metres;
b) proposals essential to the successful restoration, refurbishment or re-use of buildings of architectural or historic interest or buildings which make a significant contribution to the character of a conservation area; or
c) proposals essential to the successful integration of a development scheme within a conservation area.
In all cases operational parking for non-residential development should be provided on-site where feasible.
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Cycle Parking
11.43 11.46 The provision of cycle parking facilities should be incorporated into new developments. The provision of convenient and secure cycle parking and storage facilities should be made at shopping, community facilities and transport nodes, as advocated in PPG13.
11.44 11.47 Cycle parking standards for new non-residential development are set out in Kent County Council’s Cycling Strategy for Kent, and these standards will be applied to new development. Additionally, given the limited availability for cycle storage, cycle parking should be provided for new-build residential development without private curtilage, such as flats. Communal cycle parking facilities to serve the residential development is envisaged.
POLICY TP9
Within the Plan area, the cycle parking standards for non-residential development set out in the latest Kent County Council’s Cycling Strategy for Kent will be applied.
Cycle parking will be required to serve new-build residential development without private curtilage at a standard of one space per dwelling unit.
Strategic Transport Proposals
THE A21 TRUNK ROAD
11.45 11.48 The A21 provides a vital trunk road link between London and Hastings. Improvements have already been made to some sections of the A21, for example Pembury to Kippings Cross. However, remaining single-carriageway sections within the Borough continue to suffer from poor alignment and visibility resulting in delays and accidents. There are proposals to make further improvements to the A21 during this Plan period.
A21: Tonbridge to Pembury Bypass
11.46 11.49 The Kent Local Transport Plan promotes the A21 Tonbridge Bypass to Pembury Bypass scheme in order to resolve the congestion and accident problems in the Tonbridge and Tunbridge Wells areas, but also to significantly improve the accessibility of the Hastings and Bexhill area from the M25/London direction.
11.47 11.50 A Public Inquiry into the re-alignment and dualling of this section of the A21 was conducted in the spring of 1993, and confirmed the alignment shown on the Proposals Map.
11.48 11.51 The Highways Agency’s preferred alignment of the proposed three-lane dual carriageway lies to the west of the current line of the A21, from the Somerhill Park Intersection (Vauxhall Lane) to a new grade separated junction of the A21 and Longfield Road.
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11.49 11.52 However, in 1998 the Department of the Environment, Transport and the Regions announced that the approved scheme be remitted to the Access to Hastings Multi- Modal Study. The primary objective of this study was to develop a sustainable and integrated strategy for access to and within the Bexhill and Hastings area. In addition to this, the study considered the safety and congestion problems in the Tonbridge/Tunbridge Wells area.
11.50 11.53 The recommendation made by the study in order to achieve these objectives cover a range of modes, including rail which is covered in the Rail Services section below.
11.51 11.54 In terms of highway schemes, The Access to Hastings Study recommends that there is an online widening of the A21 between the Tonbridge Bypass and the Pembury Bypass to dual two-lane standard. The Highways Agency will be publishing further details prior to the Public Inquiry into the Plan. to incorporate:
a 50mph speed limit;
a roundabout at the northern (Tonbridge) end of the link;
an enlarged roundabout at existing ground level at the Longfield Road junction; and
• restrictions to turning movements for properties adjacent to this stretch of the A21.
11.52 11.55 However, this recommendation is subject to Government support, design feasibility studies, public consultation and the approval of necessary statutory orders. For this reason, only the Highways Agency’s preferred scheme can be promoted through the Local Plan at this stage.
POLICY TP10
The Highways Agency proposes to realign the A21 between Tonbridge Bypass and Pembury Bypass, as defined on the Proposals Map, and the Local Planning Authority will safeguard the preferred alignment by refusing proposals which would compromise the implementation of the proposed scheme.
A21: Lamberhurst Bypass
11.53 11.56 Currently this section of the A21 suffers from poor levels of visibility and causes significant impact in Lamberhurst, including the severance of village facilities.
11.54 11.57 The approved scheme requires trunking of the section of the A262 between its junctions with the A21 and the B2162, where a new roundabout would be constructed. A two-lane dual carriageway then proceeds southwards to the east of Lamberhurst Golf Club and rejoins the existing A21 at another new roundabout where a new point of access will be provided to Scotney Castle. Revisions to the approved scheme were considered at a Public Inquiry in the spring of 2002. Any changes to the approved scheme, and consequent revisions to the Proposals Map, will be published prior to Public Inquiry into the Plan.
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11.55 11.58 The Government Paper ‘The New Deal for Trunk Roads’, published in July 1998 identified this scheme as being included in the Targeted Programme of Improvements and construction is expected to begin in the financial year 20021/20032. The construction period is anticipated to last between 18-24 months.
11.56 11.59 Less traffic in the village will reduce the effect of severance between community facilities. Road and pedestrian safety should be improved. Noise within the village will be significantly reduced and there will be an overall net benefit to the character of the conservation area and the setting of the village’s listed buildings.
POLICY TP11
The Highways Agency proposes to construct an A21 bypass to Lamberhurst, as defined on the Proposals Map, and the Local Planning Authority will safeguard the preferred alignment by refusing proposals for development which would compromise the implementation of the proposed scheme.
A21: Other Improvements
11.57 11.60 The Access to Hastings Multi-Modal Study (referred to above) advises that the A21 between Pembury and Hastings should be the subject of further feasibility studies due to the importance of the road in providing strategic access to Hastings and existing road safety issues.
11.58 11.61 Currently the Highways Agency have no specific proposals for improvement. However, the Highways Agency will be publishing outline proposals prior to the Local Plan Inquiry.single-carriageway bypass schemes highlighted by the study for further examination include:
Kippings Cross to Lamberhurst Bypass;
Lamberhurst Bypass to Coombe Well Priory Farm.
11.59 11.62 As these sections of the A21 are within the High Weald Area of Outstanding Natural Beauty, the environmental impact of any improvement schemes would need to be minimised. and the needs of local access, Public Rights of Way, pedestrians and other non-motorised road users all need to be taken into account, as well as minimising environmental impact.
A21: Roadside Facilities
11.60 11.63 Current advice on roadside facilities comes from the Department of Transport Circular 4/88, ‘The Control of Development on Trunk Roads”. This advice states that the maximum period of time that any driver should have to travel for without reaching comprehensive facilities is half an hour, or 25 miles. The objective of this is so that the need for drivers to travel into by-passed communities to make use of facilities is avoided (DoT, 1988).
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11.61 11.64 Currently there are no comprehensive roadside services available to drivers between the M25 and the A21 north of Lamberhurst. The closest facilities to the A21 provided on the M25 are at Clacket Lane and Thurrock. Existing services at Castle Hill would be affected by the preferred alignment for the dualling of the A21 between Tonbridge and Pembury Bypasses.
11.62 11.65 The first opportunity to provide comprehensive new facilities outside the Green Belt occurs at Kippings Cross (the junction of the A21 and the B2160). Access to a site based on the Blue Boys Inn (a traditional stopping point) and the adjoining buildings and land would be provided by a new roundabout on the A21.
11.63 11.66 The distribution of facilities and the opportunity for environmental enhancement indicate that this site is appropriate for a petrol filling station, restaurant/cafeteria and tourist information point, and public and emergency telephones. Car parking should be made for all classes of HGV, coaches, cars, cycles and motorcycles.
11.64 11.67 The site is situated within the Area of Outstanding Natural Beauty, is located on higher ground and exposed to longer views, and is visible from a limited number of residential properties to the west (adjoining the site) and to the south east (along Cryals Road). Extreme care will be required with the siting, scale, design, lighting, landscaping and advertising associated with any proposal.
11.65 11.68 Through negotiations with the Highways Agency it was determined that a single point of access should be provided and in order to meet technical and safety requirements this should be in the form of a new roundabout. Providing a single point of access will also minimise the inconvenience to trunk road users.
11.66 11.69 In order to minimise its potential impact:
• some development may need to be set into the ground through land remodelling;
• a reduced height canopy is likely to be needed to provide cover for a car only petrol filling facility;
• separate uncovered heavy goods vehicle pumps should be provided;
• noise attenuation measures will be necessary around the heavy goods vehicle parking areas to protect the amenities of adjoining residential properties;
• the low density development should be set in substantial areas of landscaping; and
• provision for lighting should comply with POLICY EN8.
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POLICY TP12
Land is allocated for the comprehensive development of roadside facilities including a petrol filling station, restaurant/cafeteria, car parking for all classes of HGVs, coaches, cars and motorcycles on a single site at Kippings Cross, Brenchley, as defined on the Proposals Map and in Appendix 9. Any scheme should also make provision for a picnic area, tourist/journey planning information and emergency telephones and public toilets.
Particular attention must be paid to minimising the impact of the development on the landscape and to meeting the following requirements:
1 Existing buildings of architectural merit or historic interest should be retained and enhanced as an integral part of the scheme;
2 The siting, scale, layout, design, materials, lighting and advertising of the development must be sympathetic to the character and landscape of the High Weald Area of Outstanding Natural Beauty;
3 The proposals should comprise low rise buildings of generally no more than one storey;
4 A comprehensive scheme of soft landscaping representing at least 40% of the site area must be provided to screen new development and enhance the setting of the buildings to be retained. This will include a native tree and shrub landscape buffer incorporating existing hedgerows together with planting and bunding which must be provided to a depth of 10 metres at the northern, western and eastern boundaries of the site; and
5 A single point of access must be provided onto the existing alignment of the A21 (T) in the form of a roundabout, as required by the Highways Agency.
A228 – COLTS HILL STRATEGIC LINK
11.67 11.70 The Kent Local Transport Plan identifies the A228 as a key strategic corridor linking major settlements from Medway, through the Medway Valley, and on to Royal Tunbridge Wells. The ‘Colts Hill Strategic Link’ is the last section of the A228 between the A26 and the A21 to be improved and would allow the A228 to replace the A26 as the primary route in the area. Locally the A228 links Paddock Wood with the A21 and Royal Tunbridge Wells.
11.68 11.71 In 1991 an off-line two-lane dual carriageway scheme was taken to public consultation, a scheme was approved by Kent County Council as Highway Authority, and subsequently discussed extensively during the Tunbridge Wells Local Plan Public Inquiry. The Inspector questioned the need for a dual carriageway and considered that a single carriageway option should be examined.
11.69 11.72 In June 1995 Kent County Council published an appraisal of a single carriageway option. Further to this, Kent County Council carried out a Fundamental Review of the
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Transport Capital Programme in 1997 and abandoned the dual carriageway scheme in favour of a single carriageway scheme with crawler lanes and overtaking lanes.
11.70 11.73 The benefits of the scheme include reduced travel costs, improved safety and the removal of traffic from the frontage of some 55 houses (reducing the visual and noise intrusion effects of traffic on these properties). It would also assist in the reduction of traffic on the A26 and its impacts on the village of Hadlow and parts of Tonbridge.
11.71 11.74 The single carriageway option was formally approved by Kent County Council without prior consultation, since the route closely followed the previous dual carriageway alignment which had been subject to considerable analysis, public consultation and examined as part of the preparation of the adopted Tunbridge Wells Borough Local Plan.
11.72 11.75 The alignment of the approved single carriageway scheme is shown on the Proposals Map. As part of a review of the design, Kent County Council will be conducting a public consultation exercise in late 2002, with a view to making minor revisions prior to a funding submission in July 2003. Any changes to the approved scheme and consequent revisions to the Proposals Map will be published prior to Public Inquiry into the Plan.
11.73 Although this scheme is not included in the Kent Local Transport Plan Implementation Programme of works for 2001/02 to 2005/06, its priority is recognised and design work and preparation towards a planning application continues with a view to a bid and implementation soon after 2005/06.
11.76 The finalised scheme could then be included in the Kent Local Transport Plan Implementation Programme, with a view to a planning application being submitted in late 2003, making of Highways Orders in early 2004 and, if successful, construction commencing soon after 2005/06.
POLICY TP13
The Local Highway Authority proposes to realign the A228 at Colts Hill, as defined on the Proposals Map, and the Local Planning Authority will safeguard the preferred alignment by refusing proposals for development which would compromise the implementation of the proposed scheme.
RAIL SERVICES
11.74 11.77 Whilst the rail system provides the opportunity to make local journeys, the main market for train operating companies is the London commuter, and consequently services have developed accordingly.
11.75 11.78 Within the Plan area there are four stations which provide commuter services:
• Tunbridge Wells Central (London Charing Cross-Hastings line);
• High Brooms, Southborough (London Charing Cross-Hastings line);
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• Paddock Wood (London Charing Cross-Ashford line; Paddock Wood-Maidstone line); and
• Ashurst (London Victoria-Uckfield line).
11.76 11.79 The slower and less frequent London to Uckfield service which serves settlements to the south and west of Royal Tunbridge Wells, principally beyond the Plan area, leads to a high demand for the better services provided from Tunbridge Wells Central and High Brooms stations. This adds to the traffic within the town and demand for long-stay parking in Royal Tunbridge Wells town centre and in the vicinity of High Brooms railway station. However, as part of the new 20-year franchise agreement for the South Central area the train operating company, GoVia, have committed themselves to providing through electric trains between London and Uckfield. These improved services are expected to be operated by 2004 and may have the effect of reducing demand for services at Tunbridge Wells Central and High Brooms stations.
11.77 11.80 The other main rail service enhancement currently planned is the introduction of Thameslink 2000 services. This service enhancement will incorporate Tonbridge and Paddock Wood stations into the Thameslink 2000 network by operating services on the Ashford line. Furthermore, the improvements will provide direct services to new London destinations, new London interchanges and stations to the north of London.
11.78 11.81 The Access to Hastings Multi-Modal Study, in considering north-south transport movements in the vicinity of Royal Tunbridge Wells, recommends an enhanced local rail service between Wadhurst and Tonbridge, either as a shuttle service or as an extension of the (Horsham) Gatwick-Tonbridge/Tunbridge Wells service. These proposals would significantly enhance local rail access to Royal Tunbridge Wells town centre from both the north and south.
Tunbridge Wells Central to Eridge Railway Line
11.79 11.82 Retaining the option to fully reinstate the Tunbridge Wells Central to Eridge railway line provides the opportunity to link the London to Uckfield railway line with the London to Hastings railway line. Part of the line is currently used to provide a heritage railway, known as the Spa Valley Line, from historic rail sheds near Tunbridge Wells West station to Groombridge with a halt at the tourist attraction, High Rocks.
11.80 11.83 On a local level, the re-opening of this rail corridor to commercial services would provide the opportunity for rail access from the south to Royal Tunbridge Wells town centre for work and shopping trips. Additionally, services on this rail corridor may reduce the demand for long-stay commuter parking in the vicinity of Tunbridge Wells Central railway station by rail commuters travelling from the south.
11.81 11.84 The re-introduction of commercial services on this route could potentially contribute to the strengthening of the region’s strategic rail network. Full reinstatement of the Tunbridge Wells Central to Eridge railway line, together with the reinstatement of the Uckfield to Lewes railway line, would provide an alternative route from London to the south coast, therefore contributing to alleviating pressure on the existing services operating to destinations on the south coast.
11.82 11.85 The full reinstatement of this railway line would impact significantly on the existing development surrounding Tunbridge Wells West station, particularly in relation to
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parking and highway access. These issues would need to be addressed in the early stages of implementation. Clearly the scale of any impact in this location or potentially in other locations adjoining the line would be dependent on the role and function of a re- opened line within the rail network and the consequent scale of infrastructure required.
11.83 11.86 The immediate prospects of commercial services on the link are limited. However, PPG12 advises Local Authorities to consider the potential of disused trackbeds and routes for possible future transport schemes, including rail. This route will continue to be safeguarded through the Plan period.
POLICY TP14
The Local Planning Authority will safeguard the Tunbridge Wells Central to Eridge railway line, as defined on the Proposals Map, by refusing proposals that would compromise the re-opening of the rail line.
Paddock Wood Railway Station
11.84 11.87 Services to London Charing Cross station operate from Paddock Wood railway station. Consequently rail commuters are attracted to the town and considerable pressure is placed on the existing parking facilities in the centre. On-Street Parking Surveys: Royal Tunbridge Wells Town Centre, Paddock Wood, Cranbrook and Hawkhurst, 1999: Babtie Group, have revealed that some of the on-street parking that occurs in residential streets around the centre of the town is by rail commuters.
11.85 11.88 It is anticipated that with the completion of the Thameslink 2000 project, and the introduction of improved services, the patronage of rail services from Paddock Wood station will increase and the demand for commuter parking will increase.
11.86 11.89 An opportunity exists to provide additional commuter car parking to the south of Paddock Wood railway station adjacent to existing provision. Approximately 55 additional spaces could be provided, making a total provision of 315 spaces. This would contribute to alleviating the pressure placed on on-street parking, assist modal shift to the train by commuters, and complement recent traffic management and environmental improvements designed to enhance the attractiveness of the town centre by relieving pressure on on-street car parking.
POLICY TP15
Land is allocated for an extension to the car park north of Station Road, adjoining Paddock Wood railway station, as defined on the Proposals Map.
11.87 11.90 In order to increase the attractiveness of bus services to Paddock Wood railway station, land is reserved for the provision of improved bus interchange facilities. A scheme has been developed by the Borough Council, in partnership with the Highway Authority and the rail franchisee Connex South-East, and it is anticipated that the scheme will be implemented within the Plan period.
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POLICY TP16
Land is allocated for improved bus/rail interchange facilities at Paddock Wood railway station, as defined on the Proposals Map.
Ashurst Railway Station
11.88 11.91 As part of the franchise agreement for the South Central area the train operating company, GoVia, are committed to improving services on the Uckfield to London railway line. These new services have the potential to absorb some of the existing high demand for the Tunbridge Wells-London line. Additional station parking will assist modal shift in favour of the train and, more locally, help reduce the number and length of some car journeys into High Brooms and Tunbridge Wells Central Stations to access that line. In the light of these planned improvements to services from Ashurst station, it is consistent with Plan objectives important to reserve land for additional car parking at this location in order to cater for the increased demand.
POLICY TP17
Land is allocated for an extension to the car park on land adjoining Ashurst railway station, as defined on the Proposals Map, and in Appendix 10. 9.
Royal Tunbridge Wells – Transport and Parking Provision
TRANSPORT STRATEGY
11.89 11.92 The transport and parking strategy for Royal Tunbridge Wells aims to maintain accessibility by car into Royal Tunbridge Wells in peak periods whilst improving travelling conditions for bus users, pedestrians and cyclists.
11.90 11.93 Key proposals set out in the Draft Tunbridge Wells Borough Transport Strategy (2001) include:
• park and ride proposals, and complementary management of town centre long-stay parking provision;
• bus priority measures on the radial routes;
• a comprehensive cycle network, segregated, where feasible, serving and linking the town centre, the Longfield Road area and High Brooms railway station, including cycle priority measures;
• new and improved pedestrian and cycle crossing facilities;
• the establishment of a Southern Access route to the town centre, and improved rail and bus provision from the south; and
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• traffic management measures within residential areas, including Home Zones and local School Safety Zones and HGV management.
11.91 11.94 The full range of proposals are shown on the Illustrative Maps of Transport Proposals for Royal Tunbridge Wells and Southborough and Royal Tunbridge Wells town centre.
PARK AND RIDE
11.92 11.95 In the case of Royal Tunbridge Wells, there is particular concern about:
• the volume of traffic and its forecast growth;
• peak hour congestion and delays;
• the impact of traffic on the local environment; and
• limited parking opportunities (particularly for visitors).
11.93 11.96 A number of historic towns facing similar problems have sought to manage car parking demand by implementing Park and Ride schemes. These normally involve the provision of surface level car parks on the periphery of the town and a quality bus service to the centre (involving bus priority).
11.94 11.97 Park and Ride provides an opportunity to intercept traffic on main/congested radial roads and encourages travellers to complete their journeys by bus. This allows reductions in the level of traffic on the main routes and in the centre of town, with consequent potential for environmental improvements or using existing highway land for other priorities such as buses and cycles. Recent guidance provided by the English Historic Towns Forum (EHTF), ‘Bus-based Park and Ride – A Good Practice Guide’ (2000) indicates that these sorts of scheme can, as a minimum, stabilise the volume of traffic using radial routes and the town centre.
11.95 11.98 In summary, Park and Ride could:
• stabilise and possibly reduce levels of traffic congestion;
• reduce delays for workers, shoppers and visitors travelling to the centre;
• improve the environment for cyclists and pedestrians;
• release more town centre parking for short-stay visitors;
• release on-street parking space for residents’ parking schemes; and
• help to preserve the character of the town.
11.96 11.99 The benefits of Park and Ride in Royal Tunbridge Wells are likely to be significant. It is the Local Planning Authority’s strategy to manage demand and promote alternatives to the car. One of the key components is the provision of a Park and Ride system to serve the Royal Tunbridge Wells area.
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Park and Ride Demand Criteria
11.97 11.100 There are four primary criteria for assessing the potential success of a Park and Ride proposal:
(i) There must be existing parking difficulties in the town centre
In Royal Tunbridge Wells, the occupancy rates for off-street car parks (both short and long-stay) are approximately 90%, which represent effective full capacity, and are projected to increase further over the Plan period.
(ii) Park and Ride must be quicker than the alternative options.
Park and Ride must provide travellers with the opportunity to get to their destinations more quickly than by using their car
The bus service must be reliable, frequent (about once every ten minutes), quick and routed to ensure that patrons are dropped very close to their destinations. It is essential that buses are provided with priority where possible. The Draft Tunbridge Wells Borough Transport Strategy (2001) gives consideration to opportunities for providing bus lanes and priority measures, wherever practical and desirable, on key sections of Pembury Road, London Road/St John’s Road, and Langton Road., and on the preferred route to the Longfield Road area.
Perceived time savings achieved by the use of bus lanes coupled with perceived delays associated with traffic congestion, combined with problems of accessing a multi-storey car park and the time taken to find a space, should ensure patronage of the Park and Ride services.
(iii) There must be sufficient potential demand
The Draft Tunbridge Wells Borough Transport Strategy – Technical Notes, (2000/2001) indicate that a daily demand for Park and Ride of at least 650 vehicles can be achieved on the town’s principal radial routes. (with the exception of Longfield Road).
(iv) Park and Ride must be cheaper than the alternative options
A price differential would need to operate between long-stay town centre car parking and the use of Park and Ride. The tariff for short-term car parking can remain relatively low, thereby encouraging shoppers, business visitors and tourists to use the town. The pricing of the Park and Ride services should also take into account the cost of scheduled bus services in the local area.
Selecting the Sites for Park and Ride Car Parks
11.98 11.101 Recent guidance provided by the English Historic Towns Forum (EHTF), ‘Bus-based Park and Ride – A Good Practice Guide’ (2000) lists eight factors which should be considered in site selection:
• well-signed;
• close to a major radial route;
• preferably on the edge of the built up area;
• ideally located before congestion begins;
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• provided with safe and easy access;
• sufficient space for expansion;
• located to minimise impact on conventional bus services; and
• in keeping with surrounding land uses.
11.99 11.102 Since Park and Ride involves establishing a differential between the cost of using Park and Ride and the costs of using the town centre car parks, it is preferable to provide a Park and Ride scheme on (or accessible from) all main radials, since those using routes without a service would be obliged to pay a higher premium for a car parking space in the town centre.
11.100 11.103 No Park and Ride sites are proposed to the south of the town, either along the A26 or A267. There are particularly limited opportunities for the provision of sites along these routes within the Borough boundary. However, as highlighted in paragraph 11.81 11.78 above, proposals exist for an enhanced local rail service between Wadhurst and Tonbridge, serving Royal Tunbridge Wells town centre. In addition, the Draft Tunbridge Wells Borough Transport Strategy (2001) proposes a peak hour express bus service, as an integrated part of the overall service on the route, between Crowborough and Royal Tunbridge Wells town centre. In combination, these proposals would improve public transport access to the town centre from the south, thus reducing the need for Park and Ride provision.
11.101 11.104 The Borough Council considered alternative sites along the radial route corridors within the built up area, on the basis that, although they may not meet the EHTF criteria, they may be less constrained by Green Belt, Area of Outstanding Natural Beauty and High Weald Special Landscape Area policies.
11.102 11.105 In the event, sites of sufficient size in the radial route corridors closer to the town centre are scarce and generally no less constrained than the allocated sites:
• most have Green Belt, Area of Outstanding Natural Beauty and/or High Weald Special Landscape Area constraints;
• many are on ridgelines or skylines and would be highly visible;
• some are further constrained by being on common land, within conservation areas, areas of nature conservation or landscape importance, landscape approaches, recreational land, important open space or areas affected by Tree Preservation Orders;
• development of many of the sites would have a significant adverse impact on residential amenity; and
• none have the traffic benefits of the allocated sites which are at the Limits to Built Development of Royal Tunbridge Wells and Southborough, and bring maximum benefit to the radial routes through Langton Green and Rusthall, Southborough and St John’s, and along the Pembury Road.
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11.103 11.106 In the case of the Royal Tunbridge Wells and Southborough area this necessarily focuses the search for sites for Park and Ride car parks on the Green Belt, Area of Outstanding Natural Beauty and High Weald Special Landscape Area.
11.104 11.107 Whilst Green Belt policy includes a presumption against most forms of development, Park and Ride car parks represent a land use which is not ‘footloose’, which must be located at the edge of the built up area of the town and must adjoin a radial route.
11.105 11.108 Furthermore, in choosing sites for Park and Ride car parks one of the prime considerations has been to minimise the impact on the countryside, the character and setting of the settlements which the sites adjoin and residential amenity.
11.106 11.109 In view of the absence of suitable alternative sites which are not in the Green Belt, there are very special circumstances which justify the Local Plan allocation of appropriate sites in the Green Belt.
11.107 11.110 Similarly, in the absence of suitable alternative sites which are not in the Area of Outstanding Natural Beauty, great care has been taken in choosing sites to ensure that there is minimal visual impact on the countryside and that any impact can be addressed by appropriate landscaping. Proposals will need to be considered against POLICIES EN1 and EN24. EN25.
11.108 11.111 It is also desirable for the facility to be located to allow a right turn in and left turn out manoeuvre for most of the traffic using a Park and Ride site, since this provides convenient access and easy egress, and involves the least disruption to other traffic using the radial route.
The Pembury Road Park and Ride
11.109 11.112 Pembury Road is one of the prime routes into the town, and land is allocated for a Park and Ride car park at Woodsgate Corner, Pembury. The site is well-screened from the road, and the height of the site and vegetation to the south of the A21 help to hide the car park from potential long views from open countryside to the south. However, careful on-site landscaping, comprising mounding and planting, designed to reflect the character and appearance of the landscape of the area when seen from the public viewpoints from the south, will still be needed to minimise the impact of development on the Area of Outstanding Natural Beauty.
11.110 11.113 The location and character of the Woodsgate Corner site mean that its development for Park and Ride will have a limited impact on the perceived Green Belt gap between Pembury and Royal Tunbridge Wells.
11.111 11.114 The allocated site meets the EHTF criteria whilst minimising the potential impact of the scheme, notably on the Green Belt and the Area of Outstanding Natural Beauty. In particular, provision has been made for substantial landforming and landscaping along the southern boundary of the Woodsgate Corner site to screen Park and Ride and other development from views from the Area of Outstanding Natural Beauty.
11.112 11.115 The site allocated for Park and Ride lies immediately adjacent to the built up area of Pembury, and is excluded from the Green Belt.
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11.113 11.116 Access will be provided directly from the roundabout which links the A21 and the A264, and serves the retail supermarket on the adjoining site. The planning permission for Park and Ride from this site has already been granted and part of the car parking completed in conjunction with the supermarket.
11.114 11.117 The Draft Tunbridge Wells Borough Transport Strategy – Technical Notes (2000/2001) Estimated demand and the environmental context indicate that the facilities on Pembury Road should have a capacity of some 500 spaces.
The London Road, Southborough Park and Ride
11.115 11.118 Traffic and environmental problems are acute on the London Road/St John’s Road through Royal Tunbridge Wells and Southborough. Whilst one objective is to manage parking demand for Royal Tunbridge Wells, the provision of a Park and Ride car park north of Southborough also presents the opportunity to stabilise traffic levels in Southborough and introduce other priority measures within the constrained highway land, such as bus routes and provision for cyclists. This should bring consequential improvements to the residential and shopping environment of areas which abut the A26 north of Royal Tunbridge Wells.
11.116 11.119 London Road, from the A21 to Southborough Common, runs along the ridge. The gradient of slopes either side of the London Road means that access to many of the potential sites and car park construction would be impractical. In addition, the land form means that most of the fields are highly visible for a considerable distance. The site at Mabledon Farm (as shown in Appendix 1110) provides the most accessible gently sloping field on the route. It is also well enclosed by established woodland and is thereby generally secluded from long views. However, careful on-site landscaping will be needed to minimise the impact of development on the Area of Outstanding Natural Beauty.
11.117 11.120 The location and character of the Mabledon site mean that its development for Park and Ride will have limited impact on the perceived Green Belt between Royal Tunbridge Wells and Tonbridge. The allocated site meets the EHTF criteria whilst minimising the potential impact of the scheme on the Area of Outstanding Natural Beauty.
11.118 11.121 In this case, egress from the car park will involve a right turn and will require the construction of a new roundabout on the main road to ensure that traffic can emerge safely.
11.119 11.122 The Draft Tunbridge Wells Borough Transport Strategy – Technical Notes (2000/2001) Estimated demand and the environmental context indicate that the facilities at Mabledon Farm should have a capacity of some 350 600 spaces.
The Langton Road Park and Ride
11.120 11.123 In order to implement a comprehensive Park and Ride scheme it is necessary to locate a Park and Ride car park along this route. The location of the allocated site relative to Langton Green, the conservation area and public view points, coupled with the general topography and landscaping, mean that the provision and operation of the Park and Ride services will have limited impact on the character and appearance of the area. However, there are opportunities for further landscaping using native species to ensure
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that any impact is minimal. Security of the water company’s site will be made an integral part of the design.
11.121 11.124 The location and character of the site mean that its development will have limited impact on the Green Belt west of Langton Green. The allocated site meets most of the EHTF criteria whilst minimising the potential impact of the scheme on the Area of Outstanding Natural Beauty.
11.122 11.125 Access will be provided from a right-turning lane onto Langton Road.
11.123 11.126 The Draft Tunbridge Wells Borough Transport Strategy – Technical Notes (2000/2001) Estimated demand and the environmental context indicate that the facilities on Langton Road should have a minimum capacity of some 200 300 spaces.
Home Farm, south of Longfield Road Park and Ride
11.124 Longfield Road in the north east of Royal Tunbridge Wells is not a designated radial route to Royal Tunbridge Wells town centre. However, The Draft Tunbridge Wells Borough Transport Strategy – Technical Notes (2000/2001) indicate that Longfield Road is used by significant levels of through-traffic, given the access provided to the A21.
11.125 Provision of a Park and Ride facility on the allocated site south of Longfield Road is dependent upon the dualling of the A21 between the Tonbridge and Pembury Bypasses and a major improvement of the A21/Longfield Road roundabout, to resolve existing congestion at the junction and hence access to the Longfield Road area. Improvement of the A21/Longfield Road junction should come forward as part of a scheme for dualling the A21 between the Tonbridge and Pembury Bypasses.
11.126 The allocated site lies to the south of Longfield Road outside the Limits to Built Development for Royal Tunbridge Wells, on land previously designated as Rural Fringe. The site is low-lying, situated to the north west of a highly visible north-south running ridge which is particularly important to the character and setting of this part of the town. In addition, existing woodland to the north west of the site, adjoining Home Farm Lane, will screen the site from long distance views from High Brooms, Southborough and the railway line. Careful landscaping of the site will be needed to minimise the potential impact of the scheme on the landscape quality of the area.
11.127 Vehicular access to the site would be via an extension of Knights Way which serves the Knights Park leisure complex. Bus services to the facility would be provided with direct access into the site from Longfield Road through the Colebrook Industrial estate, to minimise bus journey times to the town centre. The opportunity for further bus priority measures between the Longfield Road area and the town centre are outlined below.
11.128 The Draft Tunbridge Wells Borough Transport Strategy – Technical Notes (2000/2001) indicate that the facilities south of Longfield Road should have a capacity of 400 spaces.
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POLICY TP18
Land is allocated for a Park and Ride car park at Woodsgate Corner (Pembury), London Road (Southborough), and Langton Road (Langton Green), and south of Longfield Road (Royal Tunbridge Wells), as defined on the Proposals Map and in Appendix 11. 10.
Particular attention must be paid to minimising the impact of the development on the landscape and to meeting the following requirements:
1 A comprehensive scheme of landscape planting must be provided to screen new development. This will include native tree and shrub boundaries incorporating existing hedgerows; and
2 New structures, lighting and signage should be minimised.
BUS PROVISION
Town Centre/Longfield Road Area Bus Route: Colebrook link
11.129 The opportunity has been identified for the provision of a dedicated bus link between North Farm Lane and Sandhurst Road (via Oak Road) to assist in the provision of direct bus services to the Park and Ride facility south of Longfield Road.
11.130 The identified link runs to the west of the Colebrook Playing Fields, providing the opportunity for buses with a direct alternative to the height-restricted North Farm under- bridge and the congested Liptraps Lane/Birken Road route passing through the Sherwood residential area. Access would need to be achieved to the link for buses only, together with reconfiguration of the existing traffic signals at the North Farm under- bridge.
11.131 The dedicated bus link will also benefit conventional bus services from Royal Tunbridge Wells town centre to the Longfield Road area serving the existing and proposed economic development and retail facilities, and the leisure facilities available at Knights Park. In addition, there is the potential for improved bus services linking the Longfield Road area to High Brooms railway station.
POLICY TP19
The Local Highway Authority proposes to construct a dedicated bus link between North Farm Lane and Oak Road, as defined on the Proposals Map, and the Local Planning Authority will safeguard the alignment by refusing proposals for development which would compromise the implementation of the proposed scheme.
CYCLE PROVISION
11.132 11.127 A continuous network of cycle routes is proposed within Royal Tunbridge Wells, comprising both mandatory and advisory routes. The network is detailed in the Borough Transport Strategy and provides for segregated cycle routes, where feasible. The
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network will be developed over time as priorities and opportunities allow, enhancing the attractiveness of cycling for utility trips in the urban area in particular. Key destinations to be served by the cycle route network include:are Royal Tunbridge Wells town centre, the Longfield Road area, and High Brooms railway station, leisure and recreation sites and a number of secondary schools. Segregated cycle facilities follow the A264 (east) and A26 (north) corridors into the central area, whereas, because of limited road widths and ensuing safety issues, alternatives to the main road routes are proposed for routes into the central area from the residential areas of Langton Green, Rusthall and Ramslye.
11.133 11.128 The majority of the cycle network can be achieved within the existing highway carriageway. However, additional land is likely to be required to achieve sections of the network, and POLICY TP19 TP20 identifies land accordingly. For routes identified in TP19(c), (d) and (e) which pass through Local Plan allocations, only the access and egress points are shown on the Proposals Map. The route alignment between these points should follow the desire lines for cyclists and pedestrians (but segregated) as far as possible, but consistent with the best overall planning of the allocated development.
POLICY TP19
The Local Planning Authority and Local Highway Authority will promote and provide a continuous network of cycle routes within Royal Tunbridge Wells. The proposed network includes the following parts of routes defined on the Proposals Map which will require land outside of the existing public highway:
• Hawkenbury Farm (south of Hawkenbury Road) to Dorset Road, via Hawkenbury Recreation Ground;
• Camden Park (along Forest Road and to Camden Hill);
• Goods Station Road to Sandhurst Road/Sandhurst Park, via Grosvenor and Hilbert Recreation Grounds;
• Clifton Road to North Farm Lane, via Colebrook Recreation Ground;
• Barnetts Wood (Southborough) to Dowding Way;
• Woodside Road, Rusthall to Coniston Avenue, Culverden Down;
• Ropers Gate, Ramslye to Linden Park Road/Old West Station area;
• Lamberts Road to Knights Way, Knights Park, via Home Farm Lane;
• St John’s Road to Tunbridge Wells Sports Centre; and
• extension of footway and cycleway on the west side of Forest Road, between 92 and 114 Forest Road (Appendix 12).
Proposals for development which would compromise the construction of the schemes will be refused.
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TRAFFIC MANAGEMENT
Southern Access Route: Forest Road/Bayhall Road
11.134 Primary vehicle access to Royal Tunbridge Wells town centre from the south is via the A26 Eridge Road/London Road and A267 Frant Road/Nevill Street. The convergence of the two radial routes exacerbates congestion problems in the vicinity. Consequently, the A267 Nevill Street, near to its junction with London Road, severs pedestrian movement between the High Street and Pantiles shopping areas. In addition, the location of the majority of the public car park spaces within the town centre on the east side of Mount Pleasant Road, results in traffic from the south on London Road using the High Street, Vale Road and Mount Pleasant Road to access car parking which can be detrimental to the quality of the pedestrian shopping environment.
11.135 An alternative Southern Access Route along Forest Road and Bayham Road, particularly for traffic entering the town on the A267, could be enhanced through the following measures:
limited highway improvements along the route; and
changes to the signing strategy for traffic approaching from the south.
11.136 The Southern Access Route is shown on the Illustrative Transport Proposals Map for Royal Tunbridge Wells and Southborough and land is reserved for two specific highway improvements along the route on the Proposals Map and as illustrated in Appendices 11 and 12. The package of measures will need to be subject to consultation, feasibility studies and detailed design. Traffic management measures may need to be introduced on Halls Hole Road, in conjunction with improvement of the Southern Access Route, to ensure that potential increases in traffic flows on this road do not materialise.
11.137 These proposals should not be seen in isolation of other proposals within the Draft Tunbridge Wells Borough Transport Strategy (2001), notably rail service enhancements from Frant and Wadhurst railway stations and improved bus services from Crowborough to the south.
Main Transport Routes
11.129 The proposals of the Borough Transport Strategy that affect the main transport routes into the urban area have been subject to engineering assessments. Most of the improvements are to be achieved within existing public highway land, but in some instances the achievement of bus facilities, cycle and pedestrian provision or off- carriageway parking/loading and consequent realignment of the carriageway, will require additional land for highways purposes. Generally, these requirements are too small to be clearly shown on the Proposals Map and therefore more detailed maps are provided in the Appendices to the Plan.
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POLICY TP21 POLICY TP20
The Local Planning Authority and Local Highway Authority will proposes to promote and undertake highway improvements to achieve the objectives of the Borough Transport Strategy. The following improvements are , as defined on the Proposals Map and in Appendices 13 to 18: 11 and 12, at the following locations along the Southern Access Route:
• the junction of Forest Road, Halls Hole Road and Bayhall Road; and
• the junction of Forest Road and Bayham Road
a) A26 London Road, Southborough, loading and short stay parking bays and cycle/pedestrian crossing facilities (Appendix 13);
b) A26 between John Street and Culverden Park, south bound Bus Priority measures (Appendix 14);
c) A26 London Road/Vale Road junction improvements (Appendix 15);
d) A264 Langton Road/Coach Road junction improvements (Appendix 16) ;
e) A264 Langton Road loading and short stay parking bays (Appendix 17); and
f) Hawkenbury Neighbourhood Centre improvements, between the junctions of Halls Hole Road/Bayhall Road and Forest Road/Camden Park (north) (Appendix 18).
Proposals for development which would compromise the construction of the schemes will be refused.
NEIGHBOURHOOD CENTRES
11.138 11.130 Eleven Neighbourhood Centres are identified within Royal Tunbridge Wells, as defined on the Proposals Map under POLICY CR14. Only two of these Neighbourhood Centres are served by existing off-street car parks. In particular, the St John’s Neighbourhood Centre is served by the John Street car park, hence reducing the incidence of on-street parking on the congested A26. POLICY TP21 TP22 seeks to protect this existing provision accordingly.
11.139 11.131 These centres seek to provide a range of local facilities within the urban area which are primarily accessible to local residents by foot or cycle. On-street parking is typically available in the vicinity of these centres. No further parking provision is made to serve these centres.
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POLICY TP22 POLICY TP21
The Local Planning Authority will seek to retain the following sites, as defined on the Proposals Map, for public car parking unless a convenient, suitable alternative is provided:
• High Brooms Road, High Brooms, Royal Tunbridge Wells; and
• John Street, Royal Tunbridge Wells.
Southborough – Transport and Parking Provision
TRANSPORT STRATEGY
11.140 11.132 The transport and parking strategy for Southborough aims to improve transport access to the centre and ameliorate the negative effects of traffic in the shopping area. A key component of the strategy is to provide a suitable pedestrian environment, whilst providing sufficient traffic capacity to provide reliable conditions for traffic flow through the town.
11.141 11.133 Key proposals set out in the Draft Tunbridge Wells Borough Transport Strategy (2001) include:
• improved pedestrian crossings and widened pedestrian footpaths within the centre;
• prohibition of all loading and parking on London Road and suitable provision on side streets or within dedicated bays on London Road;
• traffic management measures and a re-allocation of roadspace on London Road to maintain low vehicle speeds;
• improved bus services through greater timetable reliability, resulting from the removal of constraints on traffic flow on London Road and bus priority measures, and complemented by improved bus stop infrastructure;
• improved cycle access to Southborough town centre; and
• further studies of the A26.
11.142 11.134 The full range of proposals are shown on the Illustrative Map of Transport Proposals for Royal Tunbridge Wells and Southborough.
CYCLE PROVISION
11.143 11.135 A cycle route is proposed between the Barnetts Wood residential area and Southborough town centre, to provide cycle access to services and facilities. The full route is shown on the Illustrative Map of the Borough Transport StrategyTransport Proposals. The majority of the route can be achieved within the highway carriageway, but the development site (POLICY CR7) will need to be traversed land is reserved
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across the Ridgewaye Recreation Ground to enable the provision of the western section of the route. The access points onto the site for the cycle route are indicated on the Proposals Map and the route should serve the supermarket, school and children’s play area within the site. The route alignment should follow the desire lines for cyclists and pedestrians (but segregated) as far as possible but consistent with the best overall planning of the redevelopment site to achieve Plan objectives. Layout should include the capability for possible development of a spur northwards from the main cycle route to a third access/egress point to the north of the recreational grounds.
POLICY TP23 POLICY TP22
The Local Highway Authority proposes to provide a segregated cycle route across the Ridgewaye, Southborough, between the points as defined on the Proposals Map, as part of a continuous route between Barnetts Wood and Southborough town centre.
PARKING PROPOSALS
11.144 11.136 Within Southborough there has been a long-established need for additional parking facilities to serve the town centre. Current levels of public car parking provision are inadequate to meet demand arising from the existing and proposed uses within the centre.
11.145 11.137 Existing demand for parking in Southborough town centre is provided for through the provision of 66 car parking spaces at the Yew Tree Road Car Park. These are used primarily for short-stay parking. Approximately 20 spaces will be lost from this car park with the requirement to provide service access to the new retail and residential development through the site.
POLICY TP24 POLICY TP23
The Local Planning Authority will seek to retain the Yew Tree Road, Southborough public car park, as defined on the Proposals Map, unless a convenient, suitable alternative is provided.
11.146 11.138 In order to address the inadequacy of current provision, it is proposed that additional parking will be provided on the redevelopment site to the rear of the site at the Bell Inn and adjoining land at London Road which is allocated for mixed use development, including a retail supermarket and improved community facilities at the Royal Victoria Hall, under POLICY CR7. CR6. A new primary school and recreation facilities are also proposed. off the Ridgewaye to the north of the proposed car park. Provision of short- stay public car parking at this location will serve the differing parking needs generated by these new uses, while also serving the needs of the centre as a whole, thus enhancing its vitality and viability. Due to the traffic impact on the local road network, no No more than 150 parking spaces should be provided and thus . Thus, a total off-street car parking provision of some 200 spaces will serve the centre of Southborough. Proposals of the Borough Transport Strategy and POLICY TP20 above provide improved crossing facilities over London Road and off-carriageway servicing for local shops.
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11.147 Vehicle access to this public car parking facility will be by a new point of access off The Ridgewaye, together with the provision of new traffic signals at the Ridgewaye/Yew Tree Road junction and improvements to the Yew Tree Road/London Road/Speldhurst Road junction. Pedestrian access between the parking facility and the centre will be provided through the creation of a ‘pedestrian street’ to London Road through the proposed new development.
POLICY TP25
Land is allocated for a public car park off The Ridgewaye, Southborough, as defined on the Proposals Map. A maximum of 150 parking spaces should be provided.
NEIGHBOURHOOD CENTRES
11.148 11.139 The only Neighbourhood Centre within Southborough, as defined on the Proposals Map under POLICY CR14, is complemented by public car parking facilities at Pennington Road. Notwithstanding the opportunity for local residents to access the local centres available by foot or cycle, the retention of the parking facility is sought, given its role in reducing the incidence of on-street parking on the congested A26.
POLICY TP26 POLICY TP24
The Local Planning Authority will seek to retain the Pennington Road, Southborough public car park, as defined on the Proposals Map, unless a convenient, suitable alternative is provided.
Paddock Wood – Transport and Parking Provision
TRANSPORT STRATEGY
11.149 11.140 Through-traffic bypasses the town to a large degree and heavy vehicles serving the industrial areas are directed away from the town centre. The station car parks attract car trips but generally outside the trading hours in the town. The key transport and parking issues arise from the pattern of car trips and parking of visitors to the town’s shops and services. Mascalls School acts as a significant car trip attraction. The transport and parking strategy for Paddock Wood seeks to maintain the vitality and viability of the centre by accepting that the car is important given that the town serves the surrounding rural hinterland whilst providing an attractive range of alternatives to car travel for all local journeys.
11.150 11.141 Key proposals set out in the Draft Tunbridge Wells Borough Transport Strategy (2001) include:
• improved access to Paddock Wood railway station by a range of transport;
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• improved interchange facilities at Paddock Wood railway station for pedestrians and bus passengers;
• managed parking within the environs of Paddock Wood town centre through the introduction of a residents’ parking zone;
• an extension of traffic-calming measures along Commercial Road;
• a network of cycle routes linking the main residential areas to trip attractors, e.g. the railway station, shopping centre, secondary school and leisure centre;
• Safer Routes to School initiatives to serve Mascall’s School; and
• the introduction of gateway measures and traffic management measures on the approach roads to the town.
PARKING PROPOSALS
11.151 11.142 Paddock Wood town centre is served by two public car parks which are located off Commercial Road with an approximate total number of spaces of 120, as shown in Table 9 8 below.
Table 98: Public Car Parks – Paddock Wood
Location Spaces Commercial Road (west) 55 Commercial Road (east) 65 Total Spaces 120
11.152 11.143 Separate provision of 176 spaces is made specifically to serve the retail supermarket to the north of Church Road. This level of parking provision is considered sufficient to serve the centre over the Plan period and whilst no further provision for public car parking is made in the Plan, it is important that current provision is retained.
11.153 11.144 Considerable pressure is placed on the town centre car parking provision and on-street parking in the centre by rail commuters using Paddock Wood railway station. An opportunity exists to make additional provision to serve the railway station and land is allocated under POLICY TP15.
POLICY TP27 POLICY TP25
The Local Planning Authority will seek to retain the Commercial Road (east and west), Paddock Wood public car parks, as defined on the Proposals Map, unless a convenient, suitable alternative is provided.
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Cranbrook – Transport and Parking Provision
TRANSPORT STRATEGY
11.154 11.145 The town is largely bypassed by through-traffic and the majority of transport issues arise from visits to the town centre and Cranbrook School and Angley School/Weald Sports Centre. The transport and parking strategy for Cranbrook seeks to maintain the vitality and viability of the centre by accepting that the car is important given that the town serves the surrounding rural hinterland whilst providing an attractive range of alternatives to car travel for all local journeys.
11.155 11.146 Key proposals set out in the Draft Tunbridge Wells Borough Transport Strategy (2001) include:
• a network of informal cycle routes to link the residential areas, schools, the leisure centre and town centre, together with convenient cycle parking;
• the introduction of a school safety zone on Angley Road to reduce problems related to traffic speeds and crossing;
• measures to promote the use of Angley Road as a bypass to the town centre;
• a 20mph zone for the central area of Cranbrook;
• improvements to bus waiting facilities, pedestrian crossings and parking enforcement within the town centre; and
• Safer Routes to School initiatives to serve Angley School, which may also be complemented to improve transport access to the Weald Sports Centre.
11.156 11.147 The full range of proposals are shown on the Illustrative Map of Transport Proposals for Cranbrook.
PARKING PROPOSALS
11.157 11.148 In addition to on-street car parking spaces, provision is made for public car parking in three off-street car parks, totalling 376 spaces, as shown in Table 10 9 below.
Table 10: 9: Public Car Parks – Cranbrook
Location Spaces High Street 235 St David’s Bridge (Tanyard) 100 Jockey Lane 41 Total Spaces 376
11.158 11.148 The car parks located at The Tanyard/St David’s Bridge and The High Street primarily function to serve the whole town centre and to support its mix of uses. However, the
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Jockey Lane car park, off Carriers Road, primarily functions to meet the demand for parking facilities created by nearby healthcare, library and school facilities.
11.159 11.150 The proximity of the High Street car park to the retail food supermarket and the High Street shops make this a popular, well-used car park. Often usage of this car park is close to capacity, particularly during much of the shop trading times. It is important for the vitality and viability of this rural centre that such parking provision is retained.
POLICY TP28 POLICY TP26
The Local Planning Authority will seek to retain the High Street, Jockey Lane and Tanyard/St David’s Bridge, Cranbrook public car parks unless a convenient, suitable alternative is provided.
11.160 11.151 In order to address the inadequacy of current provision, an allocation is made for the extension of the High Street car park, to provide additional car parking provision of approximately 60 spaces and coach parking. These additional car parking spaces would serve the town centre as a whole, and land is allocated outside the Limits to Built Development accordingly. It is considered that the car park extension can be achieved without adverse impact on nature conservation interest in the vicinity with good quality landscaping and design detailing.
POLICY TP29 POLICY TP27
Land is allocated for an extension to the existing public car park south of the High Street, Cranbrook, as defined on the Proposals Map.
Hawkhurst – Transport and Parking Provision
TRANSPORT STRATEGY
11.161 11.152 Through-traffic on the principal roads and junction of the A268 and A229 can be heavy in peak periods with resulting congestion impacting on the quality of the town environment. With the majority of the shops and services in the town clustered around the junction, this creates a complex set of conflicts to be managed between the competing interests of through-traffic, deliveries and car-borne shoppers/visitors and pedestrians. The transport and parking strategy for Hawkhurst seeks to maintain the vitality and viability of the centre by accepting that the car is important given that the town serves the surrounding rural hinterland whilst providing an attractive range of alternatives to car travel for all local journeys. Important new developments of a supermarket and Hawkhurst Primary School on Rye Road will increase trip attraction into this part of the town, improve pedestrian facilities and increase the provision of off- street parking.
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11.162 11.153 Key proposals set out in the Draft Tunbridge Wells Borough Transport Strategy (2001) include:
• the introduction of gateway measures and traffic management measures on the approach roads to the town;
• pedestrian improvements at the junction of the A268/A229, together with improved footway provision and crossings within the town centre, in order to improve the pedestrian environment and reduce the impact of traffic within the centre;
• improved access to bus services within the town centre; and
• the introduction of a new car parking management regime to prioritise short- stay parking in the centre.
11.163 11.154 The full range of proposals are shown on the Illustrative Map of Transport Proposals for Hawkhurst.
PARKING PROPOSALS
11.164 11.155 Three public car parks serve the centre of Hawkhurst with a total capacity of 185112 spaces as shown in Table 11 10 below.
Table 11: 10: Public Car Parks – Hawkhurst
Location Spaces Rye Road (All Saints) 7928 Rye Road (Fowlers Park) 7240 North Grove Road 34 Total Spaces 185112
11.165 11.156 The Hawkhurst Off-street Parking Survey revealed that at the present time the public car parks to the south of Rye Road (All Saints) and at North Grove Road are primarily used for short-stay parking. The car park at Fowlers Park is available for long-stay parking.
11.166 11.157 In order to protect the vitality and viability of the rural centre of Hawkhurst, the Local Planning Authority wishes to retain existing car parking provision unless suitable alternatives are provided.
POLICY TP30 POLICY TP28
The Local Planning Authority will seek to retain the Rye Road (All Saints), Rye Road (Fowlers Park) and North Grove Road, Hawkhurst public car parks, as defined on the Proposals Map, unless a convenient, suitable alternative is provided.
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11.167 A mixed use development including a retail supermarket is proposed on land adjoining All Saints Church, Rye Road (POLICY CR12). An extension of the existing public car parking to the south of Rye Road to provide a total of 75 spaces is a component part of the redevelopment scheme. This car parking facility will be managed primarily as short- stay parking and will serve the retail supermarket and centre as a whole, and land is allocated accordingly.
POLICY TP31
Land is allocated for an extension to the existing public car park south of Rye Road (All Saints), Hawkhurst, as defined on the Proposals Map.
11.168 An extension to the Fowlers Park car park, north of Rye Road, is proposed in association with the development of a new primary school (POLICY CS2). In addition, this will assist in providing for an increase in car parking provision for this rural centre as a whole and the occasional large numbers of long-term parking generated by the use of the recently converted All Saints Church. A total of approximately 70 spaces would be available for long-stay parking.
POLICY TP32
Land is allocated for an extension to the existing public car park north of Rye Road (Fowlers Park), Hawkhurst, as defined on the Proposals Map.
Village Rural Transport and Parking Provision
TRANSPORT STRATEGY
11.158 Traffic in the rural area is growing with a resulting increase in traffic problems. Particular concerns include: the lack of public transport and access to services and opportunities; the number of heavy goods vehicles in villages and on minor rural roads; increasing vehicle speeds and the conflicts with vulnerable road users such as pedestrians, equestrians and other recreational road users. The “rural” character of many roads has been eroded by unsympathetically designed highway infrastructure and signing. However, the circumstances of some rural areas mean the car is likely to remain the key form of transport.
11.169 11.159 The transport and parking strategy for the rural communities aims to provide villages within the Borough is to provide adequate access to services and facilities for all those living in rural communities, whether they have access to a car or not, at the more accessible rural towns and villages. Generally development is directed away from rural areas, but certain appropriate development, such as farm diversification, can be acceptable in principle, in which case the transport implications will be given careful consideration.
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11.170 11.160 The Draft Tunbridge Wells Borough Transport Strategy (2001) proposes a framework for different types of village within the Borough to enable transport priorities to be identified, and implemented, through Village Action Plans. Other rural transport issues addressed in the Draft Tunbridge Wells Borough Transport Strategy (2001) are the management of traffic and HGVs, safer routes to school and the provision of community transport.
11.161 The Highway Authority proposes to construct a footway on the B2169, as defined on the Proposals Map. The design of this is currently being reviewed in the light of traffic calming and other improvements in Lamberhurst, arising from the A21 Bypass Scheme. Revised details will be published prior to the Public Inquiry into the Plan.
POLICY TP29
The Highways Authority proposes to construct a footway on the B2169 from The Slade/Town Hill to The Brown Trout, Lamberhurst, as defined on the Proposals Map, and the Local Planning Authority will safeguard the proposed route by refusing proposals which could compromise the proposed scheme.
PARKING PROPOSALS
11.171 11.162 The Borough Council provides public car parks in many of the villages. In some cases these facilities are complemented by facilities provided by the Parish Council, most notably in Lamberhurst. As demand for spaces in village car parks is unlikely to reduce, it is essential to retain existing facilities whenever possible. This will ensure that, in particular, village centres are able to serve their respective rural hinterland and hence assist in maintaining the vitality and viability of these centres.
POLICY TP33 POLICY TP30
The Local Planning Authority will seek to retain the following sites, as defined on the Proposals Map, for public car parking unless a convenient, suitable alternative is provided:
Bidborough Ridge, Bidborough; High Street, Brenchley; Falmouth Place, Five Oak Green; Balcombe’s Hill, Goudhurst; The Broadway, Lamberhurst; and Adjacent to The Brown Trout Public House, Lamberhurst; and Camden Arms, Pembury.
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Implementation
11.172 11.162
Policy Number Implementing Agency
TP10 Highways Agency TP11 Highways Agency TP12 Private Sector TP13 Kent County Council TP15 Railtrack, Train Operating Company TP16 Kent County Council, Tunbridge Wells Borough Council, Railtrack, Train Operating Company TP17 Railtrack, Train Operating Company TP18 Tunbridge Wells Borough Council TP19 Kent County Council TP19 TP20 Kent County Council TP20 TP21 Kent County Council TP22 TP23 Kent County Council TP25 Private Sector, Tunbridge Wells Borough Council TP27 TP29 Private Sector, Tunbridge Wells Borough Council TP29 Kent County Council TP31 Private Sector TP32 Kent County Council, Tunbridge Wells Borough Council
11.173 11.163 Other policies and paragraphs in this Chapter will seek to reserve land for transport and parking proposals, protect existing parking facilities and ensure that the transport and parking needs of new development are addressed through the Local Planning Authority’s development control process.
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