Main Changes to Local Plan 2030

Policy S3 - Court Lodge (MC10)

Pages 50-52  Policy S3 Parag 4.33-4.43 Page 53 Policy S3

Admin and response to rep 2349

Edit supporting text and Policy S3 – Court Lodge as follows:

4.33 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. It lies immediately to the south of the existing built-up extent of Ashford (Knights Park).

4.34 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. In order to achieve a consolidated and sustainable form of development here, 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 area proposed to be formed west of Long Length. A detailed Flood Risk Assessment will be required to support any planning application to ensure the latest flood modelling advice and information can be taken into account in the detailed layout for the site. As part of this remodelling, opportunities to improve channel flow in the Dyke should be taken to provide potential flood benefits on-site and downstream. The design of Sustainable Drainage Systems (SuDS) on the site will also need to ensure that drainage measures contribute to ensuring that existing properties near to the site are not adversely affected by the development.

4.35 The masterplan will also need to demonstrate how the any remodelling of the floodplain and the delivery of SuDS form part of a wider landscape strategy for the site that seeks to utilise the higher ground to the eastern boundary as part of a broader buffer area to the properties that front Ashford Road as well as landscaping within the built up areas to create attractive public realm and natural shading.

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.

4.36 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 2FE primary school to serve the local area, which the developer will be expected to fund in part, and up to 350 sq.m. of serviced local employment (B1) space. A Community building should also be provided at the local centre which is designed so that its space may be used on a flexible basis by different community groups. The precise scale and specification of this building should be determined in association with the Borough and Parish Councils and other local stakeholder groups. The provision of the services and facilities at the local centre will need to be phased in accordance with the masterplan for the development of the site taking account of the availability and capacity of nearby facilities.

4.37 The Local Centre will also need to be sited at the confluence of the main vehicular links through the development. This will, initially, include a route from the north via Pound Lane or Merino Way and a route from the west via Long Length. This latter route will also form part of a new ‘strategic’ route through the development to Pound Lane where it will meet a proposed new single-carriageway link road to the east of Knights Park linking with the A2070 junction at Park Farm (Forestall Meadow). It is expected that the development will help to fund the delivery of this new link road. In addition, the layout shall also provide for the delivery of a route to the south-east as far as the site boundary to deliver a connection to the proposed development allocation at north of Steeds Lane and Magpie Hall Road (see policy S4).

4.38 The route of the Roman Road that passes through the site should be utilised to create a strategic pedestrian route through the development area that also accesses the Local Centre directly. Further pedestrian links east to the site boundary should be provided to enable connectivity to Kingsnorth village and the green buffer planned to the south of Kingsnorth (see policy S4) as part of a wider pedestrian route corridor from Discovery Park to the west.

4.39 Within the built footprint of the development, proposals should be brought forward for a variety of areas with different characters based on a varied set of design parameters and residential densities. Each character area should be defined by a legible street hierarchy that encourages connectivity and activity and takes account of its surroundings and context as well as its purpose in the wider development area. For example, it is expected that the area around the Local Centre would be characterised by relatively higher density development with a more ‘urban’ feel and include a mixture of apartments and houses. By contrast, the southern periphery of the built footprint overlooking the open space and parkland should have a lower residential density characterised by more detached properties in larger plots. A detailed design ‘model’ for each character area should be set out in the masterplan for the development and used to inform final dwelling capacities and layouts for specific phases. This should include mean and maximum net residential densities for each area.

4.40 This exercise will also need to show how the affordable housing elements of the scheme should be integrated. In accordance with policy HOU1, 30% of the final site capacity will need to be provided as affordable housing. These units should be distributed across different phases of the development.

4.41 The development shall also be expected to contribute towards the provision of sports and recreational facilities off-site based on Sport England’s Facilities Planning Model. An equipped play space should be provided close to the local centre and opportunities for more informal play should be provided within the publically accessible open space in the southern half of the site. The development also provides an opportunity for new community allotments to be provided. These should be located in an accessible location with suitable parking facilities.

4.42 Given the scale of publically accessible space and ecological reserve areas to be created on the southern half of the site, it is important that there are suitable long term management arrangements in place. Development proposals for this site should include a management plan for these areas that will need to be funded for a period to be agreed with the Council.

4.43 The masterplan for the site will establish a minimum of 4 phases for the development. The initial phases shall include the delivery of the enabling works to the floodplain and the establishment of the ecological reserve areas to allow translocation of protected species.

Amendments to Policy S3 Court Lodge as follows:

Policy S3 - Court Lodge

Land at Court Lodge Farm is proposed for residential development for up an indicative capacity of 950 dwellings and a Local Centre, incorporating a new 2FE primary school, a set of local retail and employment space and a new community building. The development shall also provide a major new area of publically accessible open space that will form an extension to the planned strategic Discovery Park land that lies to the west of the site.

Development proposals for this site shall be designed and implemented in accordance with an agreed masterplan for the general layout and delivery of development and related infrastructure on the site. The masterplan shall include details of the following elements:-

  1. Flood mitigation - being informed by a full flood risk assessment prepared in consultation with the Environment Agency, including levels and features to be introduced to manage flow along the Whitewater Dyke corridor.
  2. Drainage - The layout and treatment of surface water drainage through the use of SuDS should be provided as an integral part of the landscape design and open space strategy along with acceptable maintenance arrangements and, west of Ashford Road, be compatible with drainage proposals serving adjacent development. The development should provide a connection to the nearest point of adequate capacity in the sewerage network, in collaboration with the service provider and provide future access to the existing sewerage infrastructure for maintenance and upsizing purposes
  3. Ecology – full details of ecological mitigation measures to be provided on the site and proposals for their implementation and future maintenance.
  4. Landscaping and public open space – details showing where strategic areas of landscaping and open space provision on the site, including any allotments, will be established.
  5. The ‘Local Centre’ – a detailed block layout showing how residential and non-residential uses will relate to each other, including details of the arrangement of the public realm, equipped play space and any public parking facilities.
  6. Design and Layout principles – a series of models or codes that set out the prevailing scale and form of the urban environment to be created in different parts or phases of the development. This will include the mean net residential densities and maximum storey heights in any phase as well as road hierarchies, streetscape treatments and building to street width ratios.
  7. Vehicular, pedestrian and cycleway access both at the edge and within the site – in conjunction with the road hierarchies to be set out under (f) above, details of linkages and connections to be provided throughout the built and open parts of the site, including the utilisation of the route of the former Roman Road.
  8. Phasing – details of the proposed phasing of built development and infrastructure, including any necessary mitigation works either on or off site.

In addition, the development shall also:-

  1. Provide affordable housing in accordance with Policy HOU1 and provide a mix of dwelling types and sizes in accordance with Policy HOU18.
  2. Provide primary vehicular access from Long Length to Pound Lane via the Local Centre to enable connection to the Pound Lane Link Road to the north. Vehicular access to the south –eastern boundary of the site shall also be provided as part of any proposals for the development of the site. Any other links to local roads will be determined as part of the masterplan to be agreed.
  3. Provide a proportionate financial contribution to the delivery of the Pound Lane Link Road and the delivery of Highway England’s scheme for a new M20 Junction 10a.

 Consequential change - Replace site diagram for S3 in Section 7 (Policies Map Extracts) Page 274 with the following Diagram: