Main Changes to Local Plan 2030

Policy S55 - Charing, Land adjacent to Poppyfields (MC98)

Policy S55 – Charing, Land adjacent to Poppyfields


This site lies immediately west of the recently completed Poppyfields development in Charing village. It is bounded to the north by the A20 and existing development that fronts onto the A20. The site also adjoins the existing allocation at S28 which also fronts onto the A20. To the south the site boundary is formed by the Ashford – Maidstone railway line.

The site is currently open agricultural land that rises up towards the west and Hook Lane. There are   a number of individual trees and hedgerows that form the boundary with the Poppyfields development but there are few other features on the site. To the north of the site, beyond the route of the A20 the land rises up significantly into open countryside and the North Downs escarpment. The alignment of the A20 is the boundary of the North Downs AONB.

Development in this location would be a continuation of Charing’s existing built form and would not encroach into the more visually sensitive areas to the north and east of the village. The site is approximately 11 hectares in area and is proposed for development of up to 180 dwellings. This would result in an approximate density of 16dph, which is considered suitable on this countryside edge location. A mix of dwelling types of two storeys is proposed. Proposals should reflect the design guidelines set out in the Charing Parish Design Statement.

The approach into the village of Charing along the A20 from the west is an important entrance to the village and the development of the site presents the opportunity to establish a clear edge on this western boundary with suitable boundary treatment of planting and landscaping adjoin lower density development on this western edge. In addition there are existing tree and hedge boundary between this site and Poppyfields and this should be retained and enhanced as part of this development.

There are a number of options to access the site directly from the A20 along the northern edge of the site which could be in co-ordination with the access to the adjoining S28 site allocation. There is no vehicular access into the adjacent Poppyfields development but there is the opportunity to create pedestrian and cycle access into this development that can link into the wider network connecting with the village and the other footpaths in the area.

Charing is a large village with a good range of local facilities and there has been a number of new residential developments in recent years that have been completed that have made a contribution to he improvement to local facilities The scale of development proposed on this site is significant in a village context and it is therefore particularly important that the scheme makes an appropriate contribution to the facilities of the village so as to cater for the additional demand generated. The scale of such a contribution will be negotiated with the Borough Council (in consultation with the Parish Council).

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.

Policy S55 – Charing, Land adjacent to Poppyfields

Land to the west of the Poppyfields development is proposed for residential development for an indicative capacity of 180 dwellings. Development proposals for the site shall:

  1. Be designed and laid out in such a way as to integrate the development into the existing settlement, with particular attention given to the topography of the site, taking into account design guidance set out in the Charing Parish Design Statement and impact upon the adjoining AONB. The development should take account of the residential amenity of neighbouring occupiers;
  2. Create an appropriate soft landscaped northern and western edge to the development to establish a clear western edge to the development with substantial boundary planting;
  3. Retain and enhance the current hedge and tree boundaries between the site and the Poppyfields development;
  4. Be accessed directly from the A20;
  5. Provide new pedestrian and cycle routes throughout the development to connect with the adjoining Poppyfields development and to existing adjacent PRoW;
  6. Provide an appropriate contribution towards the provision, management and maintenance of related community facilities and infrastructure;
  7. Provide a connection to the nearest point of adequate capacity in the sewerage network, in collaboration with the service provider.