Main Changes to Local Plan 2030

Policy S14 - Park Farm South East (MC21)

Pages 86-88 Policy S14 Para 4.147 – 4.156

Response to reps 2265, 2357 and 2701

Amend wording of supporting text and Policy S14, Park Farm South East as follows:

4.147 The site is located adjacent to the new residential development known as Bridgefield. The site is currently in agricultural use. Finn Farm Road forms the western and southern boundary of the site and it also adjoins the Ashford to Hastings railway line. Directly to the west is a bridge that crosses the railway line and the A2070 meeting at a three-way traffic light junction joining Finn Farm Road, Brockman’s Lane and Cheeseman’s Green Lane. The north and north western boundary of the site is formed by Cheeseman’s Green Lane which directly adjoins the existing development at Bridgefield. Once built, the Park Farm Southern Link Road (anticipated to be delivered in 2016) will link this area to new extensive residential development being constructed at Finberry to the east of the site. The site rises to a ridgeline in the southern western corner of the site and the eastern part of the site lies within flood zones 2 and 3.

4.148 The overall context of this site has recently changed as it now adjoins the new development at Bridgefield and, with the extent of other development that has taken place in this part of Ashford since the adoption of the Core Strategy (2008) and that is currently underway, it is considered that the site can now form part of an integrated network of development and supporting infrastructure that could be well connected to adjoining development and services and therefore the principle of development in this location is now considered to be sustainable. The existing developments in the area are well served by public transport via local bus services and there is a proposal for a rail station along the adjacent Ashford - Hastings railway line. Development of this site should make provision for local bus services and contribute towards the provision of the Ashford-Hastings rail station if required.

4.149 The gross net site area is approximately 11 hectares which includes a much smaller developable area which is not affected by flooding constraints. This smaller area has potential for up to 250 development with an indicative capacity of 325 dwellings depending on size and layout considerations and could achieve net residential densities to reflect the adjoining development at Bridgefield.

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

4.151 Given the character and appearance of the adjacent development, a scheme of 2-3 storey buildings would be most appropriate here. A mix of dwelling sizes and types will be required. The design and layout must take account of residential amenity of neighbouring occupiers. Due to the ridgeline in the south of the site, particular attention is needs to be paid to the site's topography and it is crucial that the higher, more prominent parts along the ridgeline within the site are kept free from development. There should be a generous soft landscaped edges provided along the southern and eastern boundaries boundary to provide a transition into the wider landscape and to minimise the visual impact of new development in this location. Existing trees and hedgerows which define the other boundaries should be retained where possible.

4.152 In terms of vehicular access to the site, the primary vehicular access point to the site is shown on the Policies Map and is located in the western edge of the site and would adjoin to the existing controlled junction at Finn Farm Road. The existing arrangement at this junction is unsatisfactory with a three way signalised junction and the opportunity must be taken to improve the junction arrangements if possible by providing an access point into this site. There is also a proposed vehicular access point into the site from Cheeseman’s Green Lane indicated on the Policies Map. Cycle and pedestrian links will need to be provided throughout the site to help integrate the development with existing development at Bridgefield. A Transport Assessment should be produced in accordance with Policy TRA8 and measures proposed to mitigate any impact of development on the wider transport network.

4.153 The eastern part of the site lies within flood zone 2 and 3 which is unsuitable for development but may provide an area for sustainable drainage, the conveyance of water, and open space including an extension to the existing green corridor that runs adjacent to the eastern boundary of Park Farm East, in accordance with the Green Corridor Action Plan.

4.154 Development of this site presents an opportunity to incorporate sustainable drainage that will contribute to managing surface water for the benefit of flood risk, water quality, biodiversity and amenity. The Sustainable Drainage SPD should be adhered to in establishing suitable options for surface water disposal.

4.155 The developable area outside of the flood constraints will need to be supported by a full flood risk assessment which should be carried out in consultation with the Environment Agency.

4.156 It will be necessary to upgrade the existing local sewerage infrastructure before development can connect to it. Liaison with the relevant infrastructure company at the time is recommended. 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.

Amend Policy S14 – Park Farm South East as follows:

Policy S14 - Park Farm South East

The site south east of Bridgefield is proposed for residential development with an indicative capacity of 250 325 dwellings. Development proposals for this site shall:

  1. Be designed and laid out to take account of the residential amenity of neighbouring occupiers. Particular attention needs to be given to the topography of the site and dwellings should be orientated to enable overlooking and natural surveillance of open areas. The development should be no more than 2-3 storeys in height;
  2. Investigate the potential to provide a primary vehicle access from the traffic controlled junction at Finn Farm Road to improve the overall junction arrangements, as shown on the policies map. A Transport Assessment should be produced in accordance with Policy TRA8 and measures proposed to mitigate any impact of development on the wider transport network;
  3. Make provision for links to the public transport network including contributions to the rail station along the Ashford-Hastings railway line if required;
  4. Ensure parking provision is provided in accordance with SPD/fund implementation of suitable on-street parking restrictions for non-residents.
  5. Provide new pedestrian and cycle routes throughout the development with linkages into the wider network and adjoin developments;
  6. Provide generous soft landscaping along the southern edge throughout the development to lessen the visual impact of the development and retail retain existing trees and hedging where possible;
  7. Extend the existing green corridor along the eastern part of the site in accordance with the Green Corridor Action Plan;
  8. Include a full flood risk assessment prepared in consultation with the Environment Agency; and Provide SUDS in accordance with the SPD;
  9. Provide a connection to the nearest point of adequate capacity in the sewerage network, in collaboration with the service provider.