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The Swale Borough Local Plan Proposed Main Modifications June 2016

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The Swale Borough Local Plan Proposed Main Modifications June 2016 136 Bearing Fruits 2031: The Swale Borough Local Plan Proposed Main Modifications June 2016 6 Land allocations for new development 6 Land allocations for new development 6.1 Introduction 6.1.1 This chapter deals with the land allocations that are necessary to meet our development targets. These are covered by the following sub-sections: Section 6.2 Existing committed employment allocations: Long-standing existing development areas, usually benefiting from an historic outline planning permission. Section 6.3 Proposed employment allocations: A mix of sites allocated for the first time and sites reviewed from the 2008 Local Plan. Section 6.4 Existing committed housing allocations: Long-standing existing development areas, usually benefiting from an historic outline planning permission. Section 6.5 Proposed housing allocations: A mix of sites allocated for the first time and sites reviewed from the 2008 Local Plan. Section 6.6 Mixed use allocations: Larger sites which contain other uses in addition to new housing. Section 6.7 Regeneration areas: Broad areas within which development is expected to come forward. Section 6.8 Neighbourhood Plans: As well as highlighting emerging neighbourhood plans, a guiding policy is provided for the most advanced of these at Faversham Creek. 6.2 Existing committed employment locations 6.2.1 Two major locations have formed part of the strategy for employment in Swale since the 1990s. Both benefit from an outline planning permission, with significant areas remaining to be developed. Ridham and Kemsley, Sittingbourne 6.2.2 Situated on the northern edge of Sittingbourne, this site is suitable for B2 and B8 uses of the Use Class Order, which often require large amounts of land, although planning permission for B1 and a limited range of A3 Classes have been additionally granted. Some 149,200 sq m remains available for 'B' class uses. There is an approved development brief for the site. 6.2.3 Given its closeness to the Swale Special Protection Area and Ramsar site, a Habitats Regulations Assessment may be required and development will need to be carried out with reference to Policy DM 28. Planning applications would therefore need to include an assessment of disturbance including noise, lighting or visual intrusion and other adverse effects on the integrity of the European designated SPA/Ramsar site both during construction and throughout the operation of the site. Planning permissions should ensure that necessary mitigation is provided as necessary to address these issues. Adequate space for the existing high voltage power lines will also need to be maintained. An archaeological assessment will determine the importance of the area and, if necessary, make proposals for mitigation. Neatscourt, Queenborough, Isle of Sheppey 6.2.4 Situated on the A249 to the east of Queenborough and forming part of the Queenborough and Rushenden regeneration area (Policy Regen 2), there remains 137,000 sq. m available for 'B' Use Class Order uses. Recent development has seen the emergence of the area as a retail centre to complement Sheerness town centre, but it is important that any further proposals for retail uses do not undermine the role and retail functioning of the town and other local centres or the role of this site in meeting the Island's (and Swale's) industrial floorspace needs for the plan period. 6.2.5 Development is expected to accord with the Development Framework prepared for the Queenborough and Rushenden Master Plan adopted in 2010 (as amended). Planning applications will address their impacts on landscape, any necessary mitigation and compensation for loss of grazing marsh (some of Bearing Fruits 2031: The Swale Borough Local Plan Proposed Main Modifications June 2016 137 Land allocations for new development 6 which has already been implemented), protection of neighbouring residential uses and the retention and protection of existing flood defences. An archaeological assessment will determine the importance of the site, for instance its counter-wall, and propose mitigation if needed. Policy A 1 Existing committed employment locations Planning permission will be granted for land allocated for 'B' class employment uses, as shown on the Proposals Map, at: 1. Ridham and Kemsley, Sittingbourne; and 2. Neatscourt, Isle of Sheppey. Development proposals will accord with the approved development briefs for the sites and satisfactorily address landscape, biodiversity, archaeological and existing power line issues. 6.3 Proposed employment allocations Land south of Kemsley Mill, Sittingbourne 6.3.1 Located to the south of Kemsley Paper Mill and to the east of Swale Way, some 3.3 ha of land is allocated for a mix of 'B' use class employment uses to achieve up to about 8,000 sq m of floorspace. The site’s main strengths are its good local road access to the A249 and proximity to existing employment activities. Access can be gained from Swale Way, but a transport assessment will determine the extent of contributions needed for improvements to the junction at the Grovehurst Interchange. 6.3.2 Due to the open and exposed landscape across Milton Creek and the Church Marshes country park, this is a highly visible landscape with distinctive landscape features with nearby land also of international, national and local importance to biodiversity. Visual impacts are lessened to some degree by the backdrop of the imposing mill complex, but with the allocation located on a slope leading down toward Milton Creek, a poorly executed scheme could result in adverse landscape and heritage impacts due to the site's prominent position and elevation. 6.3.3 At the foot of the slope, a short distance from the allocation, is the Castle Rough Scheduled Monument, a medieval moated settlement site, consisting of a waterlogged moat defining an island on which the buildings of a manor would have stood. The site is of particular importance because although its medieval buildings no longer exist above ground, most of the remainder of the site survives to a great extent intact and has preserved a wide range of features. Its significance is also informed by the physical evidence within the immediate area and the wider landscape with its interface between higher ground, the marshes, and estuary beyond. 6.3.4 Development of the site will need to be led by its landscape and heritage context with its siting, massing, design (inc. external lighting) and landscaping needing to minimise and mitigate visual impacts as far as possible, alongside the preservation and enhancement of the setting of the monument. The site is also crossed by National Grid's high voltage overhead power lines, the location of which should be fully considered. Together these matters will ultimately determine the amount of employment floorspace that is able to be brought forward. 6.3.5 Although separated by a road, visual impacts, and potentially, noise could adversely affect nearby residents and the design, layout, landscaping and uses proposed will seek to minimise these to acceptable levels. 138 Bearing Fruits 2031: The Swale Borough Local Plan Proposed Main Modifications June 2016 6 Land allocations for new development 6.3.6 Policies DM19-DM21 encourage the use of sustainable design and construction, renewable energy and sustainable urban drainage, all of which appear particularly appropriate to this location and proposal. 6.3.7 It is likely that it will not be possible to remove all adverse impacts on landscape and heritage, but there are opportunities for adjacent land in the same ownership to form a 15.5 ha extension to the Church Marshes country park which could offer wider landscape and biodiversity enhancements and increase natural and semi-natural greenspace for the town. It should also enable heritage assets to be improved with better management, access and interpretation to Castle Rough, leading to an enhancement in the condition and appearance of the monument itself. This might be achieved through clearance of vegetation, and better access to it (signage and paths) so that the monument is better revealed, appreciated and understood. Given the proximity of the allocation to the monument, there is also potential for associated archaeological deposits to be revealed and therefore archaeological investigation to precede development should take place in accordance with relevant guidance and Policy DM34. 6.3.8 Provided that development is able to facilitate the transfer of this land, alongside any physical improvements necessary to secure access and enhancements to landscape, heritage and biodiversity, the overall benefits of the proposals should outweigh any remaining adverse impacts. However, it will not be possible to determine this without further assessment at the planning application stage. A Habitats Regulations Assessment may also be required to determine any impacts arising to the Special Protection Area. 6.3.9 Given the context of the site and the issues arising, use of the Council’s Design Panel is strongly advocated as a means to ensure a development that is successfully integrated with its surroundings. Policy A 2 Land south of Kemsley Mill Planning permission will be granted for employment uses (use classes B1, B2 or B8) on land to the south of Kemsley Mill, as shown on the Proposals Map. Development proposals will: 1. Bring forward proposals to minimise the potential visual, heritage and residential amenity impacts of development through high quality integrated landscape-led design, including the use of the Council’s Design Panel; 2. Facilitate an extension to the Church Marshes country park to bring about enhancements to the significance, condition, appearance and appreciation of the wider landscape, biodiversity and heritage of the area; 3. Achieve the preservation and enhancement of the Scheduled Monument (including its setting) and undertake archaeological evaluation of the site in accordance with Policy DM34 and respond accordingly; 4. Contribute toward improvements to highway infrastructure where identified by a transport assessment; and 5.
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