Consultations

Court Lodge

S3_CourtlodgeChapter 4 – Site Policies

Ashford Urban Area

S3 Court Lodge (2016 Draft / 2017 Main Changes)

This is the first of three of sites in Kingsnorth, not forming extensions to Park Farm, that will increase the built up area to the South of Ashford and will affect traffic passing through South Ashford to the M20 and Town Centre.

The total area of these sites is larger than Park Farm but it is not intended that the development should take place on the whole area. We produced a composite map showing the indicative areas of development as proposed in the 2016 version of the Draft Local Plan. Changes to wording in text accompanying Policy S3 is likely to lead to a change in the areas that are developed.

Changes to Policies S4 and S5 increase the total number of dwellings from 1370 to 1500 on the three sites together with 800 sq.m of retail and employment space and a two form entry primary school.

The site lies to the south of Pound Lane, east of Long Length and north of Magpie Hall Road. It is largely flat, arable and grazing land which lies partly within the floodplain of the Whitewater Dyke which passes through the site.

The site is proposed for up to 950 dwellings, although a final site capacity should be determined following a detailed and inclusive site masterplanning exercise that should inform any planning application for development on the site. The built footprint should be on the northern half of the site to enable closer links to the existing development to the north. This will necessitate the remodelling of the Whitewater Dyke’s floodplain to the southern part of the site which in turn should be set out to provide publically accessible open space and ecological mitigation areas, that will form an extension of the Discovery Park.

The built footprint of the development should be established through further discussions with the Environment Agency with the objective of consolidating development on the northern half of the site if possible as this will enable closer links to the existing residential development to the north and providing publically accessible space through an extension to the Discovery Park being formed west of Long Length. If this proves not to be possible, an alternative layout may be considered that keeps the existing floodplain area free from built development but with a more dispersed development footprint. In either circumstance, suitable areas for public open space and ecological mitigation will need to be provided.

To provide a focal point for the community, the development shall also include a ‘local centre’ for the provision of day to day retail services of up to 450 sq.m. This will also need to include land for the provision of a new two form entry primary school to serve the local area, and up to 350 sq.m. of serviced local employment (B1) space. A Community building should also be provided at the local centre.

Land north of Steeds Lane and Magpie Hall Road

S4SteedsLaneChapter 4 – Site Policies

Ashford Urban Area

S4 Land north of Steeds Lane and Magpie Hall Road (2016 Draft / 2017 Main Changes)

We produced a composite map which showed the indicative areas of development on the three sites to the South and West of Kingsnorth as indicated in the 2016 version of the Draft Local Plan.

This site lies to the north of the Steeds Lane/ Magpie Hall Road axis and either side of the Ashford Road. The site is in predominantly agricultural use with scattered homes and clusters of houses with a more linear pattern of development along Ashford Road adjoining the site.

This site is proposed for residential development of up to 320 400 units.

The northern extent of built development here needs to be carefully controlled. Development should sit below the ridge line that lies south of Kingsnorth village, with the ridge and the space between it and the village itself forming a strategic open buffer to protect the setting of Kingsnorth and create a sense of separation from the new development.

Careful consideration will need to be given to the impact of the proposed development on the parcel of Ancient Woodland (Isaacs Wood) within the boundary of the site on its eastern side. This could include the development of an appropriate management and access strategy, but will always involve its conservation and enhancement as part of the overall design of the area.

 

Land South of Pound Lane

S5_PoundLaneChapter 4 – Site Policies

Ashford Urban Area

S5 Land South of Pound Lane (2016 Draft / 2017 Main Changes)

We produced a composite map which showed the indicative areas of development on the three sites to the South and West of Kingsnorth as indicated in the 2016 version of the Draft Local Plan.

This site lies to the south of Pound Lane and west of Ashford Road. It is flat, arable land that provides part of the setting of the village of Kingsnorth, which lies to the north and east. The site also adjoins the proposed Court Lodge Farm site allocation to the west.

The southern part of the site should remain free from development so that it may form part of a broader swathe of open space that runs south of Kingsnorth (to the east) to the extension to the Discovery Park (to the west) and provides for the physical separation of Kingsnorth village from new developments to the south. This area should be publically accessible with pedestrian and cycleway links created across it that will form part of a wider pedestrian / cycleway network linking Discovery Park.

A mid-range net residential density of around 25dph is likely to be appropriate here which would generate a residential site capacity of around 100 dwellings.

The capacity of the site will be determined following a comprehensive masterplan exercise, but is proposed with an indicative capacity of 150 dwellings.

Gasworks Lane

S9GasworksLnChapter 4 – Site Policies

Ashford Urban Area

S10 Gasworks Lane

This site represents the remaining undeveloped land on Leacon Road between the Powergen Site, for which planning permission has recently been granted, and the Brookfield Industrial area.

Residential development should be the principal use on this site and should be in the form of mainly flatted accommodation, however townhouses are also acceptable. They should be designed in a way that provides a strong street frontage to Leacon Road and generally range from 3 to 4 storeys in height.

In addition, there may also be scope to include complementary small scale retail or office uses at the ground floor. With this in mind, residential development provided at ground floor level facing Leacon Road shall have internal heights that are a minimum of 4 metres, to provide greater flexibility for uses at ground floor level.

Proposals for developing the site will need to be accompanied by an assessment of any contamination arising from the existing or previous uses and proposals will need to demonstrate how any remaining contamination issues can be resolved.

Former Bombardier Works

Chapter 4 – Site Policies

Ashford Urban Area

S11a Former Bombardier Works (2016 Draft / 2017 Main Changes)

This site was include in Policy S11 in the 2016 Draft Local Plan. The safeguarding of part of the site for railway use is a new requirement in the 2017 changes.

This site lies to the south of the Ashford – Tonbridge railway line and to the immediate east of the Matalan retail building and car park. The site is that of the former Bombardier Works site, and is now vacant. The land contains railway sidings within the northern section of the site, which provide a signalled connection to the mainline.

The site and in particular the railway sidings, has been identified by Southeastern Railways, the Department for Transport and Network Rail as a highly important piece of infrastructure that needs to be maintained for rail purposes. The site has the potential to provide facilities for the berthing of trains for storage, cleaning and light maintenance. Additional provision of train berthing is required in the Borough in order to accommodate additional rolling stock that is required to meet the increased demand for rail services from Ashford and the surrounding network. It is therefore considered vital that the site is safeguarded for that purpose. An initial feasibility study for the proposals has indicated that only part of the site would be required for rail use, leaving the remainder of the land open for development. It is considered that employment uses, with a mix of B1-B8 would be most appropriate on the remainder of the site.

If, for any reason, the rail operating company / Network Rail subsequently decide that alternative berthing facilities are to be pursued, then that part of the site may be also be redeveloped for an appropriate type and scale of commercial development, in discussion with the local planning authority.

The land to the south is allocated for residential development (site S11), and in all circumstances, the need for appropriate mitigation of noise and disturbance from activities on this site will need to form part of any redevelopment proposals.

Southern Water’s assessment has revealed that additional sewerage infrastructure would be required to serve the proposed development. The development will therefore be required to make a connection to the nearest point of adequate capacity in the sewerage network. Early liaison should take place with the service provider in this regard. There is also existing sewerage infrastructure on the site that needs to be taken into account when designing the proposed development. An easement width of between 6 and 13 metres would be required depending upon the pipe size and depth. This easement should be clear of all proposed buildings and substantial tree planting.

Policy S11a – Former Bombardier Works site

The site is allocated for a mix of operational railway use and commercial (B1-B8 uses) development. Development proposals for the site shall:

  1. Safeguard an area of land to the north of the site adjacent to the railway line, including the existing railway sidings, for operational railway use in accordance with the requirements of the train operators;
  2. Provide commercial development on the remaining land that is not required for operational railway use
  3. Ensure the commercial uses along the southern boundary of the site are compatible with the residential development proposed on land to the south of the site;
  4. Provide access to the site via an improved access from Beaver Lane;
  5. Provide a connection to the nearest point of adequate capacity in the sewerage network, in collaboration with the service provider.

Leacon Road

Chapter 4 – Site Policies

Ashford Urban Area

S11 Leacon Road (2016 Draft / 2017 Main Changes)

The S11 site as specified in the 2016 version of the Draft Local Plan has been split into two sites. S11 now refers only to the front site, the Brett site, was included in the 2012 Urban Sites and Infrastructure DPD and proposals for this have not changed except the requirement for 30% affordable housing has been omitted.

The whole site is considered suitable for a mix of residential and commercial B1-B8 uses and should be developed in accordance with an approved masterplan.

The scale of any residential development should relate well to the surrounding area. Residential development along the Leacon Road frontage should be primarily 3 storeys in height reflecting a narrower corridor along this part of the route reducing in scale from development allocated in the town centre to the east. However, the prominent eastern and south western corners could accommodate an additional one or two storeys to create some variety and interest in the streetscape. Development should have a strong built form with well designed frontages to reflect the high quality urban route and a positive built return frontage should also be created along Beaver Lane.

Given the location, size and numbers of housing units envisaged on the site, 30% of the dwellings shall be provided as affordable housing in accordance with policy HOU1.

There could be access points directly into the proposed residential scheme from Leacon Road but access to any commercial development at the rear of the site should via the existing Beaver Lane access or potentially from the eastern edge of the site. Access to the site should be provided from Leacon Road and/or Beaver Lane. A small strip of land along the southern boundary of the site will be required to fully create the parameters for the Leacon Road / Victoria Road route and this land should not be developed.

The site lies opposite the Stour river corridor which lies within the identified green corridor area and proposals on this site should make a positive contribution to the setting, role, biodiversity, accessibility and amenity value of adjacent green corridor area.

Former K College, Jemmett Road

College

Chapter 4 – Site Policies

Ashford Urban Area

S12 Former K College, Jemmett Road

The principle of redevelopment to residential uses has been established on this site linked with the redevelopment of the adjoining Former Ashford South Primary School.

Immediately abutting the western boundary of much of the site is the public right of way, Jemmett Path, that is also part of the ‘Learning Link’ which is a major north-south enhanced  pedestrian / cycleway route from the town centre to Stanhope. Development proposals for the site must not detrimentally impact on the retention or use of Jemmett Path and must widen and make enhancements and improvements to it in order to increase its attractiveness to users.

Development of this site must facilitate the ability to bring forward development on the adjacent former primary school site  and must be designed to be cohesive with the design approach taken on the adjacent site. As part of the development, two all-movement access points from Jemmett Road shall be provided through to the site boundary adjoining the learning link for vehicular access to site S13 to be created.

The design and scale of development here will need to take account of the character of the surrounding residential areas of Noakes Meadow and Jemmett Road and any scheme proposed on the adjoining former school site. The design should ensure that the residential amenity of existing neighbouring occupiers is protected.

The site is within close proximity (150 metres) of Victoria Park, a strategic recreation facility providing play equipment for different age groups, areas of open space for informal play and more formal areas of planting. Therefore, a contribution towards enhancement of these facilities at the park may be more suitable than the requirement for development of play facilities on-site. However, the site does provide the opportunity to provide more local areas of public open space, which should form part of the overall site design.

Former Ashford South School, Jemmett Road

S12SouthSchoolChapter 4 – Site Policies

Ashford Urban Area

S13 Former Ashford South School, Jemmett Road

The concept of redevelopment to residential uses has long been established on this site.

Development proposals for the site should not detrimentally impact on the retention of the ‘Learning Link’.

Development of this site should be cohesive with the adjacent K College re-development proposals but it is important that the development of this site is able to function as a self contained development in its own right. Consequently, the design and scale of development of the scheme would need to take account of the character of the surrounding area and the scheme proposed on the adjoining K College site and ensure that the residential amenity of neighbouring occupiers is protected and not over-burdened, this is particularly the case on the northern boundary.

The site lies adjacent to the Ashford Oak Tree Primary School and the opportunity should be taken to provide an additional pedestrian and cycle access to the school via this development site.

The site is within close proximity (150 metres) of Victoria Park, a strategic community facility providing play equipment for a number of age groups, areas of open space for informal play and more formal areas of planting. Therefore a contribution towards this facility may be more suitable than the requirement for an onsite play facility. However, the site does provide the opportunity to provide more local areas of open space, which could form part of the overall site design and aesthetics.

The closure of the school has led to loss of a playing field that was used by the wider community and arrangements will have to be made to secure the use of an appropriate alternative playing field in the locality.

Chart Industrial Estate

S22ChartIndEstChapter 4 – Site Policies

Ashford Urban Area

S22 Chart Industrial Estate

This site was included in the 2012 Urban Sites and Infrastructure DPD and proposals for this have not changed.

The area has been identified as one with redevelopment potential which could accommodate a higher density form of development and the construction of Victoria Way, creating a through route to Leacon Road, has opened up this area improving access to the town centre.

This change in the accessibility of the area means that it becomes suitable for a wider range of uses and potentially a denser form of development, particularly along Victoria Way itself. Redevelopment proposals could be for alternative employment uses within use classes B1-8 as well as other employment generating uses such as tourism, healthcare and education.

The area contains a number of existing employers, and as it is not the Council’s policy to encourage redevelopment of their facilities for other uses until alternative land or premises within the town are available, there is likely to be limited potential for redevelopment prior to new employment areas requiring new infrastructure coming forward.

The existing, relatively low density, warehousing and storage character of the area would provide a sudden and jarring change to the urban environment envisaged to the east, the vision for the area is for it to gradually evolve to accommodate a greater mix of different, primarily employment generating uses with potential for some residential development in the longer term.

Proposals will need to contribute to this overall vision for the area with Victoria Way being a major determining factor in a scheme’s design and layout. The public realm and design of buildings fronting Victoria Way will be particularly important. Currently, buildings in this area tend to present blank facades to Leacon Road but redevelopment proposals should re-orientate buildings to present the main facade to this main thoroughfare, with the aim of creating more active streetscene.

The location of the site along the riverside Green Corridor is important. At present the existing development does not relate well to the riverside area so any new development should improve the relationship of the site to the riverside and have regard to nature conservation interests.