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Appendix B: Employment and Mixed Use Site Assessments

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Appendix B: Employment and Mixed Use Site Assessments SHEDLAA Appendix B: Employment and mixed use site assessments 1. SITE INFORMATION Reference Number ED-1 Site name/address West of Barradale Farm, Maidstone Road Landowner Pent Ltd Agent Howard Courtley, Courtley Consultants Greenfield/PDL Greenfield Proposed uses (sqm) Approximately 5500 sqm of employment use B1b/c B2 and B8 Site area (ha) 1.9 Is the site urban, adjacent Rural to urban, rural settlement or rural Site origin (e.g. Call for Call for Sites Sites) 2. SITE ASSESSMENT/SUITABILITY Site description (including Barradale Farm is located approximately 1.5km north of topography and surrounding Headcorn Village Centre. It is in the Low Weald Special land uses) Landscape Area MBWLP policy ENV34. The proposed site is located immediately to the west (rear of) the existing Barradale Farm complex, it is currently an open field bounded to the west and north by trees and hedgerows. Barradale Farm was formerly an intensive egg production unit and the buildings have now been converted to other uses (9 units). One unit is in use for the sale and repair of agricultural machinery, 4 units are occupied by Barradale Eggs, a Self- storage unit, a garage/workshop for Streamline coaches/taxis, a printing business (Print Big) and Foreman’s Emporium. The complex of buildings is very visible from the A274. The site itself is relatively flat. There is extensive concrete hardstanding around the units which extends to the rear. The re is an existing pond linked to a ditch located to the rear of the Print and Streamline units. Land to the north of the site rises to a mini ridge which runs east-west. PROW KH580 runs westwards across the ridge from the A274 across to Plumtree Road. The exiting buildings and car parking areas are visible from the ridge and from the A274 as it drops down the ridge towards the site Surrounding land use is predominantly agricultural with sporadic residential dwellings. There is a cluster of dwellings in a ribbon development either side of the A274 to the south of its junction with Stonestile Road 100m or so south of the site. There is a further hamlet along Stonestile Road to the SW of the site. This includes a further former egg packing unit now split into four employment units. Also a group of dwellings approximately 250m to the NW of the site, on Plumtree Road. Current use Agricultural land and an area of concrete hardstanding B1 SHEDLAA Appendix B: Employment and mixed use site assessments associated with the existing business estate immediately to the east Adjacent uses Predominantly agricultural Residential 100m+ to the E and SE, 250m to SW and 250m to NW. Former egg packing station now in 4 employment units to SW of site on Stonestile Road. Planning and other MBWLP: In SLA, ENV34 designations (e.g. AONB, MGB) Planning history The site has a history of agricultural use, with later changes to employment uses. The most recent applications on the site include, MA/04/1112 'COU egg packing plant (B8 - 1342m2) to B1c (1342)' - granted 2004 (completed 07/08), MA/08/2300 'Demolition of existing farm buildings and erection of B2/B8 building, associated parking and the change of use of existing poultry buildings and associated parking to B2/B8 use (B2 - 2035sqm, B8 - 2035sqm) ' - granted 2004 (completed 09/10). This application indicates that the site currently comprises of 5830sqm of floorspace being used for poultry use. MA/09/1603 - UNITS 1 & 2, BARRADALE FARM, MAIDSTONE ROAD, HEADCORN, ASHFORD, KENT, TN27 9PJ - Change of use to B2 agricultural machinery and equipment service and repair, ancillary rear storage area including front display area for CLAAS agricultural machinery – Full permission granted 2/11/09 – completed 2009/10. MA/09/1831 - UNIT 7 BARRADALE FARM, MAIDSTONE ROAD, HEADCORN, KENT, TN27 9PJ - Change of use of unit 7 to retail for the sale of horse, pet and agricultural feeds and sundries to include replacement of existing loading door with glass door and security shutter – Full permission granted 15/3/10 – completed 2010/11. Has site previously been No considered in Local Plan Inquiry, if so, record Inspectors recommendation Landscape/townscape impact Land to the north of the site rises to a mini ridge which runs – including reference to east-west. PROW KH580 runs westwards across the ridge Landscape Character from the A274 across to Plumtree Road. The existing buildings Assessment 2012 (inc. long and car parking areas are visible from the ridge and very distance views); cumulative prominent from the A274 as it drops down the ridge towards landscape impact; existing the site. screening Site is also visible from Stonestile Road to SW across fields. Development would visually decrease the separation between the complex and development on Stonestile Road. The site is located within the Headcorn Pasturelands area of the Landscape Character Area Assessment 2012. Key characteristics of this area include: Low lying landscape which forms part of the Low Weald Reservoirs along the foot of the Greensand Ridge Drainage ditches running southwards towards the River B2 SHEDLAA Appendix B: Employment and mixed use site assessments Beult Enclosed pasture Sparse development with scattered farms and small hamlets Dominance of mature oaks within pasture and as mature hedgerow trees The condition assessment is Good and the sensitivity assessment High. The Guidelines for this area are to Conserve. Ecological impacts (inc. SSSI There are ponds to the front of the main site (by the A274) and local wildlife sites within and adjacent to the site (NE corner which is shown to be or adjacent to site) retained). There is a stream and a mature hedgerow and tress to the rear which may offer some ecological potential. The site lies just over 1km from the River Beult SSSI which lies to the south/west of Headcorn Village. It is not within 1km from a designated Local Wildlife Site (LWS) 3 fields of rough grassland with some patches of bare ground in the northern field and some areas of scrub within the two southern fields. The site has mature hedgerows along the western, NE and Southern boundary of the northern field. The field to the SW of the site has mature hedgerows along the east and western boundaries. There is potential for protected/notable species to be present including reptiles, bats and GCN. Ecology constraint level 2 - Suitable habitats and features for protected/notable species present on or near site. Near to designated site (including international, national, local and BAP habitat) with potential impact pathways. Likely level of significance is lower than (1) due to factors such as location (e.g. in relation to protected species ranges) and the extent of adjacent natural/semi-natural habitats. Trees (inc. TPO, ancient Tree protection status: woodland within and Tree Preservation Order (TPO) No. 10 of 1986 protects 2 adjacent to site) individual Oak trees adjacent to the site at the southeastern tip. There also appear to be significant trees on the line of field boundaries. Ancient woodlands (from ' a revision of the Ancient Woodland Inventory for Maidstone borough, August 2012') There are no designated Ancient Woodlands. Hedgerow status: There are likely to be 'important' hedgerows marking field boundaries. Agricultural land quality The site is Grade 3 agricultural land. Heritage impacts (Listed Historic Buildings: ‘Maltmans’ in Tattlebury Lane located in building, conservation area) excess of 315m east of the site is Grade II listed. Ramhurst Farmhouse Stonestile Road also Grade II listed is approximately 240m south of the site Conservation Areas: None affected. Historic Parks and Gardens: None affected. B3 SHEDLAA Appendix B: Employment and mixed use site assessments Archaeology: No known implications. Archaeology (SAM etc.) The site does not lie within an area of safeguarded archaeological potential Scale 4 – Low level archaeology anticipated which could be dealt with through suitable conditions on a planning approval. PROW (within or near site) KH580 runs across the –east west ridge of land some 370m north of the site. No other PROWs in the vicinity. Access/Highways Site access Site accessed from the A274 Maidstone Road, Impact on wider approximately 0.3 miles north of Headcorn village. highway network The site has been promoted for B1b, B2c, B2 and B8 Access to employment uses. strategic/main This site is considered suitable for the employment uses highway network proposed, subject to constraints. It enjoys a good standard Availability of public of access to the A274 – which has a good crash record – transport, cycling, with adequate visibility splays. It should be noted, walking however, that HGV traffic would be required to route through Maidstone Town Centre to access the motorway network. The site is within walking and cycling distance of many of the residential properties and services in Headcorn village, including the railway station, which is served by half-hourly train services to Ashford, Staplehurst, Paddock Wood, Tonbridge and London Charing Cross on weekdays. Bus Route 12 passes the site, providing an hourly service to Maidstone and Tenterden on weekdays. Direct access (through existing site) from the A274. There is a continuous footpath to Headcorn village on the east side of the A274 running from the Stonestile Road junction southwards. There is no footpath between this junction and the site access. (But probably scope to construct one along the highway verge). The site is served by Arriva Service 12. The nearest ‘bus- stops are just to the south of the junction of the A274 with Stonestile Road some 120m from site entrance. M/S to Tenterden hourly (increased frequency to 30mins on school days between 3pm and 5pm) from 07:35....last bus 23:00, Saturdays hourly/two-hourly service (07:44 to 23:05), Sundays hourly service 10:00 to 17:00 From Headcorn first bus through Headcorn towards site Mon- Fri 06:45 then hourly/two hourly to 22:30, (Sat 07:40 hourly/two hourly to 22:30) (Sun hourly/two-hourly from 10:50 to 17:50) Impacts on residential Dwelling associated with farm located adjacent to A274 at amenity (including access to front of site.
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