4.262 The whole area to the south of the Tenterden town centre site was identified for development in the Tenterden and Rural Sites DPD adopted in 2010 (policy TENT1) and was subdivided into the two phases - A and B. The whole site is a unique opportunity to create a small urban extension to Tenterden that lies outside any designated landscape areas.The 2010 DPD identified the site principally for housing but there was also a recognised need for additional public car parking to serve the town centre. It was also indicated that the site may be suitable for small scale employment and local services.

4.263 Following a detailed masterplanning exercise and extensive local consultation phase A was granted planning permission for 250 dwellings.. This site policy refers to the remaining phase B of the TENT1 allocation.

4.264 The site forms part of the wider southern edge of the built-up area of Tenterden town centre. To the north lies the proposed TENT 1A development site, the main commercial core of the town centre and the major services and facilities, including the town's leisure centre and main public recreation ground, whilst to the south lies open countryside and the boundary of the High Weald AONB. The whole site lies entirely within an easy walking distance of the heart of the town and has the potential to be developed as a relatively sustainable extension and bolster Tenterden's successful and vibrant economy without damaging the essential character that makes it such an attractive location to live and visit.

4.265 The Phase B land lies to the south of the stream that crosses the site from near Heronden in the west towards the east and the character of the land here is more open and agricultural at present. The land is less constrained by topography and other natural features and so, within this part of the site a new landscape framework should be produced by the development, framing views of the church, producing recognisable neighbourhoods, providing a clear frontage to the linear green space complementary to that created in Phase A and respecting existing water features.

4.266 The Phase B land will, in future, form the southern edge of Tenterden and it is important that this new urban edge is properly integrated into its landscape setting as the existing form of Tenterden is a product of geology, landform, and therefore landscape. The High Weald AONB wraps around the site to the south-east and south-west, and the southern boundary is marked by an identifiable landscape feature, in the form of the stream running eastwards from near Morghew. For these reasons the southern boundary to the site should be marked by a substantial woodland (incorporating wetland) belt, joining the existing woodland to the east and effectively reinforcing the connection between the two parts of the AONB into one integrated whole. the precise depth and arrangement of this strategic planting / wetland belt should be determined in the masterplanning of the site but it should be at least 20 metres in order to:

• act as landscape containment of the edge of the town,
• act as a biodiversity (woodland and wetland) resource,
• act as a habitat corridor,
• provide for water retention in the in the event of the heavier rainfall conditions expected as a result of climate change and the run-off from the development itself; and,
• augment the footpath system, providing access to the countryside for the wider population

4.267 As this planted / wetland area should lie within the site boundary, and given the transition towards the open countryside beyond, the Phase B land should produce an average residential density of around 30 dwellings per hectare. The precise quantum of development that could be achieved in Phase B should be determined by a detailed masterplanning exercise  but the overall capacity of the Phase B site is likely to be in the region of 175 units.

4.268 Phase B needs to be seen and planned as an evolution of the Phase A development, in line with an overall masterplan that creates a clear and coherent framework for this significant extension to the town. The Phase B land should not be occupied before Phase A as this would produce a separate settlement which would not strengthen the town centre and would leave a fragmented open area between the Phase B land and the existing town centre without clear purpose or structure. Furthermore, the Phase B land could not successfully be linked to the town centre by high quality routes through the Phase A development if these had not been provided and / or Phase A was still under construction.

4.269 The masterplan / development brief should investigate the matters referred to above including the extent to which built development should extend southwards in Phase B, the precise scale and location of the strategic woodland / wetland belt, key pedestrian and vehicular routes within and through the development site.

4.270 The masterplan / development brief should also address requirements for on site community infrastructure such as public open space, play facilities, recreational facilities and the maintenance of these as well as more strategic infrastructure requirements, such as the provision of education , health and social care facilities that may be provided on or off-site. The location of potential local community facilities / services and any employment land within the site, and their phasing and delivery will also form part of the masterplan for the site.

4.271 Pickhill Business Centre is located on Smallhythe Road a short distance from the town of Tenterden. It is an established business site having been originally converted from agricultural buildings to employment uses in 1997. The existing premises host a number of small and medium sized B1-B8 businesses, utilising 16 units. This policy promotes an extension to the north of the existing site through the allocation of a 0.35ha parcel of land.   

4.272 The site is currently divided into two characteristic areas, the eastern end of the site is a small orchard and the western end of the site is a grazing area, enclosed by wooden post and rail fencing and a large landscaped hedge which is directly adjacent the Small Hythe Road. The two sites are bounded on the northern boundary by a large hedgerow, which extends along a large proportion of its length. This hedgerow provides existing screening to the development from views from the north. To the east of the site, outside of the site boundary is an area of hardstanding currently utilised as an informal parking area. The site in contained wholly within the High Weald AONB.

4.273 The site is considered suitable for development for business uses within the use classes B1-B8. Given the character and appearance of the surrounding areas, a scheme of no more than two stories would be most appropriate here. This will ensure the development settles nicely into its surroundings and will not be visually intrusive for residential properties in the surrounding area and the wider AONB.

4.274 A landscaped buffer exists on the frontage of the site, directly adjoining the Small Hythe Road, this should be retained as part of any scheme, as should the hedge on the northern boundary which should be retained and extended to ensure the site has minimal visual intrusion when viewed from the north

4.275 The primary vehicular access should continue to be provided through the main entrance to the Pickhill Business Village, with an additional emergency access only route provided through the existing field entrance opposite Pick Hill House. This will ensure that the residents of Pick Hill House are not affected by vehicles entering and leaving the site.

4.276 Parking for the new business units should be providing in accordance with the Parking Standards Policy TRA3 (b). Any existing parking which is lost due to the new development will also need to be re-provided in order to ensure the existing tenants of the business units are not unduly affected. There is a large area of hardstanding to the north east of the site, which is currently utilised as an informal parking area, with suitable landscaping and design, making this parking area a more formal arrangement could be seen as an acceptable approach and should be explored further at planning application stage.

4.277 The depth to groundwater is limited at this site and thus the use of soakaways may not be permissible due to the risks of direct discharge to groundwater. The Sustainable Drainage Policy should be referred to in establishing suitable options for surface water disposal.

4.278 It will be necessary to upgrade the existing local sewerage infrastructure before development can connect into it. It is also important that existing sewerage infrastructure which crosses the site is protected and future access secured for the purposes of maintenance and upsizing. Liaison with Southern Water at the time is recommended.