Stones Farm, Sittingbourne Development Brief. Adopted by Swale Borough Council 3rd May 2011

Transcription

1 Stones Farm, Sittingbourne Development Brief Adopted by Swale Borough Council 3rd May 2011 G H Dean & Co, and St John s College, Cambridge Prepared by Paul Sharpe Associates LLP and Consultant Team

2 For further information please contact: Paul H Sharpe Paul Sharpe Associates LLP The Old Rectory Broad Blunsdon Swindon SN26 7DQ Telephone [email protected] Tibbalds Planning & Urban Design 19 Maltings Place 169 Tower Bridge Road London SE1 3JB Telephone Facsimile [email protected] Stones Farm Development Brief Submission Draft August 2010

3 ] Contents 1. Introduction 2 2. Consultation 4 3. Planning Policy Context 5 4. Analysis of Site & Context Design Approach Development Framework Phasing and Developer Contributions 42 List of figures Figure 1: Site Location Figure 2: Extract from Local Plan Proposal Map Figure 3: Site Photos and Panoramas Figure 4: Aerial Photo Figure 5: Historical OS map extract 1798 Figure 6: Historical OS map extract 1872 Figure 7: Historical OS map extract 1938 Figure 8: Historical OS map extract Figure 9: Land Use Plan 12 Figure 10: Local Facilities Plan Figure 11: Movement Plan Figure 12: Walking and Cycling Plan Figure 13: Regular Bus Services Figure 14: Landscape and Topography Plan Figure 15: Plan showing Local Countryside Gap and views Figure 16: Character Areas Plan 23 Figure 17: Urban Design Analysis Plan 24 Figure 18: Constraints and Opportunities Plan 25 Figure 19: Concept Diagram 29 Figure 20: Section AA Figure 21: Section BB 31 Figure 22: Movement Framework 32 Figure 23: Open Space and Landscape 34 Figure 24: Land Use and Density 36 Figure 25: Framework Plan Figure 26: Indicative Phasing Plan APRIL 2011 Development Brief Stones Farm, Sittingbourne 1

4 1. Introduction 1.1. Land at Stones Farm, located on the east side of Sittingbourne and owned jointly by G H Dean & Co. and St John s College Cambridge, is allocated for about 600 houses and 15 ha of informal public open space in the Swale Borough Local Plan In addition, the Plan s policies require the preparation of a Development Brief to resolve various detailed issues and to guide the preparation of future planning applications. The site area is illustrated in figure The Development Brief has evolved through a Consultation Draft and a Submission Draft document and is now adopted by Swale Borough Council as a Supplementary Planning Document In preparing the Brief, the landowners have assembled a consultant team as follows:- Tibbalds Planning & Urban Design Ltd - Master Planning Peter Radmall Associates - Landscape & Visual Impact PFA Consulting - Highways, Transportation & Infrastructure Sharps Acoustics LLP - Noise & Vibration RPC Land & New Homes - Viability Ecosulis Ltd - Ecology & Appropriate Assessment Paul Sharpe Associates LLP - Planning 1.4. Specialist reports on archaeology (by CGMS Ltd) and a Habitats Regulations Assessment of the likely impact of development on the Swale SSSI/SPA/Ramsar site (by Ecosulis Ltd) have also informed the preparation of the Brief Following submission to Swale BC in August 2010 further public consultation was undertaken by the Council between August and October 2010 and, in response, further amendments have been made The purpose of the Brief is to guide the preparation of subsequent, more detailed, planning applications. It sets out design principles for the main area of housing at Stones Farm; identifies a point of access from the A2; clarifies the development s relationship with the Sittingbourne Northern Relief Road (SNRR) and indicates how open space could be distributed through the housing development integrated with the landscape buffer to the major public open space to the east. Design codes are suggested for the main access road into the site; for housing areas; for the partly bunded landscape buffer and for the major public open space which will form the gap between the new development and Bapchild/Tonge Section 2 of this report describes briefly the consultation undertaken prior to the adoption of this Brief and summarises key changes Positioned between Local Plan policies and a planning application, this Development Brief Supplementary Planning Document first identifies (at Section 3) the relevant planning policy context at national and local level. It explains the background to the Local Plan allocations for housing and for open space; the relationship between the site and the Sittingbourne Northern Relief Road (SNRR) and what it is that the document is required to deliver Section 4 includes a conventional analysis of the site and its context making reference to specialist reports on ecology, archaeology, noise and vibration and flood risk. Constraints and opportunities are identified Section 5 takes the opportunities and constraints identified in the site analysis and the guidance and requirements of planning policy to generate design approaches and principles. Section 6 then applies these design approaches and principles, together with the feedback from consultation with the public and with statutory authorities and bodies, to create a preferred Development Framework. Design codes are set out for the access into the site; for housing areas; for the landscape buffer on the edge of the housing and for the public open space on the eastern part of the site. Even in the context of an outline planning application, detailed proposals are now required for the public open space and for the access into the site from the A2 at Fox Hill Section 7 deals with phasing and implementation, ie not only the timing of development relative to the criteria set by Policy H10 of the Local Plan but also the relative timing and sequencing of housing, open space, developer contributions and relationship to the SNRR The Brief provides clear pointers for subsequent Design and Access Statements that will accompany future planning applications. Stones Farm, Sittingbourne Development Brief APRIL

5 STONES FARM SITE Reproduce from the Ordinance survey Mapping with the permission of the Controller of Her Majesty s Stationary Offi ce Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution of civil proceedings. End- user Licence v1.0 3 October 2006 Crown copyright LOOO9_M_IBU Figure 1: Site location APRIL 2011 Development Brief Stones Farm, Sittingbourne 3

6 2. Consultation 2.1. Before embarking on the preparation of the Development Brief the Borough Council was consulted on a Scoping Report and some 64 authorities and bodies, including Bapchild and Tonge Parish Councils, were invited to make initial comments Discussions took place with Kent County Council Highways Department and Swale Borough Council regarding the relationship between the Stones Farm development and the alignment of the proposed Sittingbourne Northern Relief Road (SNRR) in the Bapchild area. Q Reduce quantity/density from about 600 to dwellings Q Outline application to include full details of site access junction on Fox Hill Q Outline application to include full details of public open space/countryside gap with enhanced biodiversity via the Natural Development Project & Suitable Alternative Natural Greenspace Q Landscape buffer to extend from railwayline to A2 and with bunding and semi mature trees in parts (details to be included in addition to the details for the public open space) Proposed housing site Proposed employment site Area of High Landscape Value Proposed community use Rural Lane Coastal Zone 2.3. Public consultation and participation on a Consultation Draft Brief took place between 22nd January and 8th March An exclusive web site co.uk containing the text of the Draft Brief together with a comments sheet went live on 21st January 2010 and the same documentation went live on the Bapchild Parish Council website on 22nd January Public exhibitions of the development proposals took place at Bapchild Village Hall on Sunday 24th and Tuesday 26th January and on closure of the consultation period on 8th March 2010 some 87 written representations had been received Changes to the Draft Brief as a result of the consultation process included the following: Q Limitation of access to Peel Drive to pedestrians, cyclists and emergency vehicles only Q Review of the distribution of density and tall buildings Stones Farm, Sittingbourne Development Brief Q Indicative route of SNRR and A2-SNRR link removed from drawings. Q Possible route of SNRR-A2 link to be safeguarded Q Bapchild PC to be consulted on S106 Agreement Q Affordable housing, tall buildings, open space and play areas to be located away from existing residential boundaries Q Public open space to include (limited) community orchard Q Link to Tonge Country Park deleted Q Car park to public open space deleted Full details of the public consultation process, identifying the main issues and how they were taken into account in producing this Development Brief, can be found in the Consultation Statement submitted to Swale Borough Council. 2.7 Further public consultation on the Submission Draft Brief was undertaken by the Borough Council between 31st Important Local Countryside Gap Proposed highway improvement Figure 2: Extract from Local Plan Proposal Map APRIL

7 August and 15th October Further changes to the Draft Brief as a result of that consultation include the following: Q Clarification re highway contributions. Q Reference to interim access arrangements during construction for Fox Hill residents. Q Additional concerns of Fox Hill residents recorded. Q Amendment of cartographic errors Q Clarification regarding retention of public open space in perpetuity. Q Clarification that bund to landscaped buffer Is to be min 10.0m wide and min 1.0m high. Q Further acknowledgement of recreational pressures on SPA and role of LDF Core Strategy for mitigation. Q Clarify the need to enhance biodiversity within proposed housing area. Q Clarify possible constraints on the use of SUDS and its adoption. Q Need for requisition for water supply. Q Various amendments to phasing details in table in 7.7. Q Removal of reference to transfer of land to KCC. APRIL Planning Policy Context 3.1. Government advice and guidance contained in a broad range of relevant documents has been taken into account in preparing the Brief namely: PPS1 PPS1 PPS3 PPS5 PPS9 Delivering Sustainable Development (Supplement) Planning & Climate Change Housing Planning for the Historic Environment Biodiversity & Geological Conservation PPG13 Transport PPG17 Planning for Open Space, Sport & Recreation PPG24 Planning & Noise PPS25 Development & Flood Risk 3.2. Development Plan documents relevant to the preparation of the Brief include: The South East Plan (May 2009) Swale Borough Local Plan Various policies contained in these documents are relevant to the preparation of a Development Brief for Stones Farm and for the determination of any subsequent planning application. Those policies of particular relevance for land use, sustainable design, density and energy efficiency are considered below South East Plan The Government s intention is to revoke the Plan. At that time it will be for the Borough Council to determine housing targets in its LDF. However, a 5 year housing land supply (and thereby the contribution by the Stones Farm development) will still be required Swale Borough Local Plan 2008 Of the Swale Borough Local Plan policies, the following are particularly relevant: Policy H10 Stones Farm (Housing) Policy C5 Stones Farm (Informal Public Open Space) An extract of the Local Plan Proposals map showing the site is included as figure Policies H10 and C5 allocate land at Stones Farm for about 600 dwellings and at least 15 ha of informal public open space as follows: Policy H10 Under Policy H5(6) land at Stones Farm, Sittingbourne as shown on the Proposals Map is allocated for approximately 600 dwellings, of which at least 30% will be provided as affordable dwellings. The development of the site shall be in accordance with a Development Brief to be agreed as a Supplementary Planning Document by the Borough Council. The Development Brief, which shall also cover the adjoining land allocated under Policy C5, shall define the precise boundary between the land to be developed and the open space to the east and address the full range of appropriate planning issues covered by the Development Control policies of the Local Plan. Development of the site will not be permitted to commence until 2011, unless before that the Council s monitoring of housing land provision shows that the housing target set in the Local Plan for the Thames Development Brief Stones Farm, Sittingbourne 5

8 Gateway Planning Area is not being met. Policy C5 At least 15 ha of land at Stones Farm, Sittingbourne, as shown on the Proposals Map is allocated for public open space for informal use. The provision of this public open space, and its retention in perpetuity, will be a condition of any planning permission granted for residential development on the adjoining land allocated under Policy H5(6). Consideration of the precise boundary with the proposed housing development, together with details on the future public access to, and arrangements for the management of, the open space, will be considered as part of the Development Brief proposed under Policy H Policy C3 sets out the requirement for open space inter alia on the Stones Farm development site, essentially in two parts. Firstly, at least 10% of the net site area is to be provided as public open space on which equipped children s play areas and casual kick-about areas are to be located. Secondly, land should be provided for formal sport in accordance with National Playing Field Association standards, together with the necessary access, car parking and changing facilities. Also such provision should maximize access to nature for urban residents and, if possible,contribute to the creation of a framework or green grid of linked open space A range of other local plan policies need to be taken into account in preparing the Brief. The continued separation of Sittingbourne and Bapchild is a sensitive issue guaranteed by the 15 ha public open space allocation (E7), which also serves to protect and enhance biodiversity (E11), and protect the setting of Tonge Conservation Area (E15). Policy E19 expects new development to achieve high quality design and distinctiveness, promoting safety and security (E20) in accordance with the guidance in Safer Places : The Planning System and Crime Prevention and Policy E21 encourages the use of innovative and high quality low- impact design and build techniques Appropriate parking requirements are to be secured in accordance with the adopted KCC parking standards by Policy T3, and generally enhanced provision for cyclists, pedestrians and public transport by Policies T4 and T Policy H3 mirrors Policy H10 in requiring at least 30% of dwellings at Stones Farm to be affordable with the form of provision matching evidence of up to date local need. Detailed guidance on the provision of affordable housing is found in the Council s Developer Contributions SPD The Brief should also consider the need for, and securing of, new community services and facilities in accordance with Policies C1 and C A number of ancillary and supplementary documents associated with the Development Plan prepared by the Borough and County Councils have been taken into account in preparing this Brief as follows: Green Grid Strategy Open Space Strategy Kent Design Swale Landscape Character Assessment & Guidelines Developer Contributions SPD Sustainable Design & Construction Guidance Strategic Housing Market Assessment for the East Kent Sub Region A number of these documents are considered below Central to its regeneration objectives, the Borough Council has adopted a Green Grid Strategy (Nov 2007) aiming to create a network of multifunctional green spaces linking, inter alia, the communities they serve; development areas in the urban fringe and rural areas beyond. The public open space allocation at Stones Farm (abutting the Tonge Country Park) together with open space provision within the housing area provides an outstanding opportunity to enhance the Green Grid on the east side of Sittingbourne. The Brief should demonstrate how Green Grid components will be delivered by the Stones Farm development The Borough Council has recently adopted an Open Space Strategy based on a PPG17 Assessment of existing open space provision in the Borough. The Development Brief will need to take account of the Assessment of the quantity, quality and accessibility of a seven part typology of open space as follows: Parks & Gardens destination sites such as Tonge Country Park lie well within the 2000m accessibility threshold. As the site abuts the Country Park, clearly this requirement is fulfilled although the existence of the Park is (curiously) not acknowledged in the Assessment. Natural & semi natural green space again the existing Country Park and the allocated 15 ha of informal public open space immediately adjacent fulfills this requirement Stones Farm, Sittingbourne Development Brief APRIL

9 Swale Heritage Trail Area of High Landscape Value Tonge Mill Hempstead Farm PANORAMA 1. View of the northern boundary of the site Landsowne County Primary School Housing on Gladstone Drive Housing on Peel Drive PANORAMA 2. View of the western edge of the site Tonge Mill Stream Bapchild Village Rolling countryside south of village Housing along the A2 PANORAMA 3. View to the south of the site Tonge Mill Wet Woodland Bapchild Village PANORAMA 4. View of the wet woodland to the east of the site from the public footpath Figure 3: Site photos and panoramas (locations indicated on figure 4) APRIL 2011 Development Brief Stones Farm, Sittingbourne 7

10 for the proposed housing although neither the open space allocation nor the Country Park is identified by the PPG17 Assessment. Amenity green space this would be provided within the proposed housing area. The Assessment shows some local provision but again does not take account of the 15 ha allocation. Provision within the proposed housing area should be made in accordance with Policy C3 (part 1) to provide locations for play equipment for children. Formal outdoor sport the Assessment shows the Stones Farm site well served by existing facilities within an 800m catchment. Consequently, there does not appear to be a requirement to provide land for playingfields but the provision of an equivalent area to be used in lieu as informal open space within the housing area may be appropriate. Provision for young children and young people the Assessment shows an absence of existing provision although a fully equipped LEAP within the grounds of the Lansdowne Primary School abuts the proposed housing area. An appropriate area will be required to accommodate equipped and casual play space within the amenity green space identified under Policy C3 (part 1).. Allotments most of the Stones Farm site is served by existing allotment provision Generally the PPG17 Assessment finds qualitative, rather than quantitative deficiencies in open space in the Sittingbourne area, borne out by the assessment of the Stones Farm site as set out above Kent Design provides established design guidance for new development in Kent whilst the Swale Landscape Character Assessment & Guidelines are currently under review and, it is understood, are likely to be the subject of relatively limited evolutionary changes. The Development Brief should take account of the guidance set out in the above adopted documents Swale Borough Council s Developer Contributions SPD was adopted by the Council in November Broadly a compendium of established procedures, the document relies substantially on the guidance set out in Kent County Council s document Guide to Development Contributions and the Provision of Community Infrastructure. These established procedures for developer contributions should be taken into account in preparing this draft Development Brief From all the above policies and their reasoned justification, the following requirements of the Development Brief can be identified: Q 600 dwelling capacity is an approximation to be tested via preparation of the Development Brief. Q At least 30% of dwellings should be provided as affordable housing incorporating a reasonable mix and balance of house types and sizes to cater for a range of housing needs. Q All affordable housing and at least 20% of market units should be built to Lifetime Homes standard. Q Efforts should be made to secure at least 10% of energy needs from decentralised and renewable or low carbon sources. Q Within the housing allocation, at least 10% of the net site area should be provided as public open space on which equipped children s play areas should be located. Q The 15 ha (minimum) allocation for informal public open space should ensure that an open countryside gap between Sittingbourne and Bapchild is maintained and the open setting of the Tonge Conservation Area is protected. Q The precise boundary between new built development and the proposed open space having regard to topography etc, should to be considered in the Brief. Q A significant landscape buffer is required to provide a firm edge to the town; to limit impact on the landscape and to enhance biodiversity. Q The layout and arrangement of the site should contribute to the Council s Green Grid Strategy. Q Issues raised by the Local Plan s various development control policies should be considered. Access to the site should be obtained from the A2. Q The need for new or improved community facilities should be considered. Q The impact of site development traffic through the village of Bapchild should be considered. Q Public access to the allocated public open space, arrangements for its retention and management in perpetuity (via a Management Plan) via a legal agreement together with necessary financial support should be considered. Stones Farm, Sittingbourne Development Brief APRIL

11 Relationship between the Stones Farm and the SNRR proposals The Stones Farm development has full Development Plan status whereas the County Council s current proposals (2010) for the SNRR do not have such status and will probably need to survive several public inquiries in order to proceed. A lso, the Stones Farm development is likely to take place over the next 10 years whereas it is considered extremely unlikely that the SNRR proposals will be delivered over that period. Consequently, it is not for this Development Brief to resolve either the principle or detailed issues surrounding the current SNRR proposals. None of the various alternative routes suggested for the SNRR affect the developable part of Stones Farm and the allocations are not dependant on the prior provision of the Relief Road and can proceed with access from the A2. SITTINGBOURNE Gladstone Drive Peel Drive Lomas Road SITE OF FORMER STONES FARM Chatham and Dover Railway Church Road MILL POND Because of the different status of the two schemes; their different timing and their differing prospects for implementation, the Stones Farm Development Brief need not and indeed should not take on board the current (2010) SNRR details. However, appropriate flexibility is required and, as in this Development Brief, developers at Stones Farm should take due account of emerging proposals for the SNRR in formulating their final scheme. It is certain that the Stones Farm development will not prejudice the SNRR and if and when the road is constructed it will be for KCC to mitigate any impact the road may have on either or both the housing or the open space at Stones Farm. However, the Stones Farm Development Brief seeks to minimise that potential impact (thereby minimising the potential for any future mitigation that may be required) within reasonable, practical and financial constraints. A2 Fox Hill BAPCHILD VILLAGE Hempstead Lane A2 Figure 4: Aerial photo of site (also showing location of panorama photos in figure 3) APRIL 2011 Development Brief Stones Farm, Sittingbourne 9

12 3.22. A particular concern expressed by some respondents at Consultation Draft stage was that the suggested link between the A2 and the SNRR should not become the SNRR itself, ie joining the SNRR to the A2 to the west rather than to the east of Bapchild with the loop north of the village deleted. Whilst it is not the role of this Development Brief to determine the route of the SNRR or any link between it and the A2, it is not considered appropriate for the SNRR to join to the A2 at Fox Hill and the development of Stones Farm need not take account of that possibility. 4. Analysis of Site & Context 4.1. Analysis of the Stones Farm site and its eastern Sittingbourne context has included consideration of a broad range of issues including: Q land uses and the location of local services and facilities such as schools, football pitches, shops and bus stops; Q access and movement issues, including the location of bus provision serving the site and the wider preliminary SNRR proposals; Q landscape features on the site and in the surrounding area; Q urban design issues and the potential relationship of the development with the conservation area, the countryside gap between Sittingbourne and Bapchild/Tonge and surrounding development generally. Figure 3 includes photographs of the site and context, and figure 4 is an aerial photograph of the site. Site History 4.2. Analysis of Ordnance Survey Mapping over the past 300 years shows little change on the Stones Farm site itself and the gradual build up of development in the immediate surrounding area. Figures 5,6,7 and 8 are extracts of historic maps of the site dated 1798, 1872, 1938 and 1980 respectively The site itself is reasonably unchanged and has been primarily used for farming and fruit growing. The buildings of Stones Farm itself were located in the centre of the site until recent years and are clearly visible on plans from 1872 onwards. During the 19th and early 20th Century part of the north and western areas of the site were excavated for brickearth and this resulted in lower ground levels on these parts of the site than would previously have been the case The area around the site has been the focus of gradual development of the countryside for at least the past 200 years with much of this development taking place during the 20th Century when the area changed from one that was mostly rural to one that was mostly urbanised. Maps from the late 1700s show the area around the site as being largely rural farmland, with some woodland to the south, and development strung along much of Watling Street which is now the A2 Canterbury Road. Tonge Mill is clearly identified on maps throughout this time. The largest town nearby is Milton, to the north west of Sittingbourne, which appears as a smaller ribbon town along the principal road. A key change to the site area was the arrival of the railway along the northern boundary of the site in From the late 1800 s onwards the area to the west of the site becomes developed for primarily housing uses as a series of small parcels of land associated with the growth of Sittingbourne. This growth includes the integration of several small villages and hamlets around the town. The last parcel of development immediately adjacent to the site was completed in the mid 1980 s. Development was also taking place along the southern edge of the A2 during this period and around Bapchild, with the village expanding to its current size fairly recently. Land Use 4.6. The site adjoins the eastern edge of the urban area of Sittingbourne. Within this residential area to the south-west are two schools, the Lansdowne County Primary School (which is directly adjacent to the site) and Sittingbourne Community College and Meadowfield School to the south of the A2. The land uses and facilities around the site are shown in figures 9 and To the north of the site (north of the railway) is another allocated residential development site East Hall Farm where housing is under construction To the east of the site is generally open land, the hamlet of Tonge focused on its mill, mill stream and pond and the village of Bapchild, with a few small scale nonresidential uses such as a pub, school and petrol station A ribbon of residential development (Fox Hill) runs along the south side of the A2, the car park serving the Bapchild fruit stall being the only break in the frontage. On the north side of the A2 a finger of housing on Canterbury Road extends east from Lansdowne School and, in effect, is part of the frontage to the Stones Farm site Stones Farm, Sittingbourne Development Brief APRIL

13 Figure 5: Historical OS map extract 1798 Figure 7: Historical OS map extract 1938 Figure 6: Historical OS map extract 1872 Figure 8: Historical OS map extract 1980 APRIL 2011 Development Brief Stones Farm, Sittingbourne 11

14 Swale Way Church Road Great Easthill Way Lomas Road Chatham and Dover Railway SITTINGBOURNE STONES FARM SITE Site Boundary Golf Course Fox Hill Hempstead Lane Residential Area Housing Allocation Site Generally Agricultural Land Employment Area Schools Retail P P P P Parks and Hotel Figure 9: Land Use Plan Recreation Grounds School Lane BAPCHILD VILLAGE A2 to FAVERSHAM Stones Farm, Sittingbourne Development Brief APRIL

15 Reproduce from the Ordinance survey Mapping with the permission of the Controller of Her Majesty s Stationary Offi ce Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution of civil proceedings. End- user Licence v1.0 3 October 2006 Crown copyright LOOO9_M_IBU STONES FARM SITE Figure 10: Local facilities plan APRIL 2011 Development Brief Stones Farm, Sittingbourne 13

16 Access and Movement Located on the east side of Sittingbourne and north west of Bapchild, Stones Farm is some 2km from Sittingbourne town centre. The site is bounded to the south by the A2 Fox Hill/Canterbury Road and to the west by the Lansdown Road residential area. The London to Dover and Ramsgate railway line runs along the northern boundary. The location of the site in relation to these main movement corridors is shown on figure Stones Farm has a frontage of some 250m on to the A2. The A2 continues eastwards via Faversham to Junction 7 of the M2, Canterbury and Dover. Peel Drive, accessed from Lansdown Road, links to the western boundary of the site The primary access to the development at Stones Farm, at least initially, is expected to be from the A2. Peel Drive offers the opportunity for a secondary access to the west Two public footpaths cross the Stones Farm site. Footpath ZR121 follows the fence line and valley bottom towards the east of the site and leads on to Church Road, Tonge. Footpath ZR205 links Fox Hill with Peel Drive. From Peel Drive there is an underpass beneath the railway to Footpath ZU18 and Lomas Road. Otherwise the railway is a significant barrier to connections to the north There are three pedestrian crossings of the A2 in the vicinity of Stones Farm: an uncontrolled crossing at Bapchild Fruit Stall, and signaled crossings near to School Lane in Bapchild and at Vincent Road near Sittingbourne Community College There is a length of on-street cycle route along both sides of the A2 from the western side of the Stones Farm site to Sittingbourne Community College. The National Cycle Network Route 1 passes to the north of the railway line a short distance from the site The walking and cycling network in the vicinity of Stones Farm is shown on Figure Figure 13 illustrates bus services and stops in the Stones Farm area. The nearest bus stops are located on Fox Hill adjacent to the site frontage and approximately 290m from the centre of the site. Shelters and service information are provided at the stops on both sides of the road. Several services call here, offering approximately 20 buses per day each way between the site and Sittingbourne, calling at the Community College. The majority of the site is therefore within 400 m of an existing bus stop. Service 344 also stops once per day in Beaconsfield Road within the residential area to the west of Stones Farm. However services are more limited on Saturdays, with generally no service on Sundays Sittingbourne rail station is located some 2km from the site within easy cycling distance and on a bus route. It lies on the London to Dover and Ramsgate line which operates daytime services at a frequency of 4 per hour in each direction. Teynham rail station is some 2.8km to the east and offers regular services to London, some requiring a change at Sittingbourne Existing local facilities are indicated on Figure 10. There are two primary schools, a secondary school and a doctor s surgery within 1km of the site, together with a number of small local shops including Peel Drive Stores on Peel Drive. Limited existing facilities are found at Bapchild. A neighbourhood centre and school provision are planned at East Hall Farm although they are unlikely to be accessible from Stones Farm until the SNRR is complete As discussed in Sections 2 and 3, Policy T8 of Swale Borough Local Plan 2008 identifies an alignment for the provision of a new Northern Relief Road for Sittingbourne (SNRR). Kent County Council is considering the final section of the SNRR between East Hall Farm and the A2, which (as currently suggested) would pass east of the housing part of the Stones Farm site. Because of the scale and capacity of this road, any connection between the SNRR and Stones Farm or link between the A2 and the SNRR may have an impact on the design of the development A Transport Assessment and Travel Plan, to be approved by the County Highway Authority, will be required in support of an application for outline planning permission. In particular, the former should address the issue of impact on air quality on the relevant part of the A2. Both the A249, which is 4.5km to the west of Stones Farm, and the M2 to the south form part of the Trunk Road Network and are the responsibility of the Highways Agency. It is likely that the Highways Agency will wish to see an assessment of the impact of the development on these routes. Stones Farm, Sittingbourne Development Brief APRIL

17 Church Road Chatham and Dover Railway Lomas Road Hempstead Lane Fox Hill A2 to FAVERSHAM Site Boundary Footpath School Lane Reproduce from the Ordinance survey Mapping with the permission of the Controller of Her Majesty s Stationary Offi ce Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution of civil proceedings. End- user Licence v1.0 3 October 2006 Crown copyright LOOO9_M_IBU Urban Built Area Potential Ped/Cycle Link A Roads Minor Roads Railway Line Potential Vehicular Access Bus Stop (close to the site) 400m Walking Distance to SITTINGBOURNE TOWN CENTRE P P P P Great Easthill Way Figure 11: Movement plan showing location of nearby roads, rail and bus stops STONES FARM SITE BAPCHILD VILLAGE APRIL 2011 Development Brief Stones Farm, Sittingbourne 15

18 STONES FARM SITE Reproduce from the Ordinance survey Mapping with the permission of the Controller of Her Majesty s Stationary Offi ce Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution of civil proceedings. End- user Licence v1.0 3 October 2006 Crown copyright LOOO9_M_IBU Figure 12: Walking and Cycling plan Stones Farm, Sittingbourne Development Brief APRIL

19 Development Brief Stones Farm, Sittingbourne 17 Reproduce from the Ordinance survey Mapping with the permission of the Controller of Her Majesty s Stationary Offi ce Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution of civil proceedings. End- user Licence v1.0 3 October 2006 Crown copyright LOOO9_M_IBU APRIL 2011 Figure 13: Regular bus services near to the site STONES FARM SITE

20 Landscape & Open Space The Stones Farm site lies on the eastern edge of Sittingbourne with the Tonge Conservation Area, Bapchild and open farmland to the east. Figure 14 illustrates the landscape character and topography of the site and its context Directly to the east of the site is an area of wet woodland related to the mill pond and the Conservation Area around Tonge Mill and its stream. The encroachment of standing water infiltrating from the spring fed Tonge stream gives this woodland its distinctive character. This area lies at the bottom of a shallow valley running north-south Within the site itself there are few landscape features. The site is generally open and in agricultural use mainly arable. Near to the western boundaries of the site is a lower area of land formed by the removal of brickearth. This area is around 2-3 metres lower than land to the south and east and is contained by a hedgerow on its southern and eastern sides. This lower area of land slopes up gradually to the north, meeting the general ground level of the rest of the site across its northern edge. A small area of former commercial pear orchard is found in the south west corner of the site. Other site boundaries contain elements of boundary planting, generally in the form of overgrown hedges The topography of the main site is more gently sloping with a high point in the south west corner. A flat ridge runs across from this point to the railway while the lowest parts of the site are in the valley along the eastern boundary The northern boundary of the site is formed by the London to Dover and Margate railway line which runs mainly in cutting. Stones Farm, Sittingbourne Development Brief 18 Local Countryside Gap & Views The Local Plan allocations divide the Stones Farm site roughly in two; housing to the west and the Local Countryside Gap to the east, and are shown on figure 15. This gap establishes the principle of continued separation between Sittingbourne and Bapchild village. The precise alignment of the western boundary of the gap is to be defined by this Development Brief The wider landscape context is formed by a series of shallow north-south valleys and ridges and as such the visibility of the site is greatest from the south and north. Typically it is seen at some distance and as part of a much wider context. Some properties on the northern edge of Bapchild overlook the site. The most visible part of the site is in the centre of the site, broadly in the location of the former Stones Farm buildings From within the site there are key views out to the east over the Conservation Area and the valley around Tonge Mill. Noise & Vibration An assessment of existing and potential noise and vibration affects on the site and the proposed development has been undertaken by Sharps Acoustics. This has considered impacts from existing sources the railway and the A2; and from potential sources the SNRR and the SNRR-A2 link (as proposed in 2010). No part of the site is found to lie within Noise Exposure Category D ie where planning permission should normally be refused. Archaeology An archaeological desk based assessment and walkover survey of the Stones Farm site by CGMS Consulting has informed the preparation of the Brief. Brickearth extraction will have destroyed much potential material. However, the site is considered to be of high potential for Iron Age and Roman settlement, funery and agricultural activity in areas of intact brickearth in the central, southern and eastern parts of the site. Of course on its south, the site partly fronts a known Roman road. The development framework will need to be mindful of this potential but the Assessment indicates that this issue can be covered by the normal procedures set out in PPS5. Ecology An extended Phase 1 Habitat Survey of the site, was undertaken by Ecosulis Ltd in 2006 An updated survey was undertaken in 2010 together with a Wintering Birds Survey and a Scoping and Screening Report for a Habitat Regulations Assessment. A ll have informed the preparation of the Brief The 2006 survey found the site to be of low ecological value, the only small patch of high quality semi-natural habitat being the wet woodland next to Tonge stream. The railway embankment provides some habitat linkage to adjacent habitats and existing orchard trees some limited diversity. The presence of a badger sett (2006) near the centre of the site was the only notable wildlife presence. The updated Survey (2010) confirmed that this was probably an outlier, there now being no evidence of badger. Habitats generally are considered to be of Local to District Value only and the potential for enhancement of biodiversity is clear The Wintering Birds Survey (2009/10) has shown that the site is not used by overwintering birds from the Swale SPA and the Scoping and Screening Report for a Habitat Regulations Assessment found that a full Assessment is not necessary. APRIL 2011

21 Lomas Road Church Road Peel Drive Chatham and Dover Railway Site Boundary Gladstone Drive WET WOODLAND MILL POND Urban Built Area Agricultural Land SITTINGBOURNE 5-10 m m m 21 m $ Valley area Main Ridge line 1m Contour line Orchards Significant vegetation Environmental flood zone Fox Hill Hempstead Lane Stream and pond Significant change of level BAPCHILD VILLAGE $ Ditch Footpath Railway Line P P P P Figure 14: Landscape and Topography Plan APRIL 2011 Development Brief Stones Farm, Sittingbourne 19

22 4.35. However, as a cautionary approach, and acknowledging the uncertainties concerning recreational impacts on the SPA, in addition to enhancing the biodiversity of the proposed open space via Natural England s Natural Development Project, the Assessment report recommends development of the area as a Suitable Alternative Natural Greenspace (SANG), ie as an alternative destination to recreation within the protected area. The Development Brief takes account of these recommendations although the emerging LDF Core Strategy will address in-combination effects arising from the development. Flood Risk Advice from the Environment Agency indicates that whilst the majority of the site lies within Flood Zone 1 (low risk), a small area to the north east around Tonge Stream lies within Flood Zone 3a (high risk). A Flood Risk Assessment/ Drainage Strategy should therefore be carried out with respect to both the proposed drainage of the site and the likely impact of climate change to ensure that the site will not be subject to fluvial or tidal flooding, and that the risk of flooding off-site is not increased. Drainage The site is currently divided by a ridge which runs broadly north to south. Water falling on the east of the site discharges to the Tonge Stream situated on the eastern edge of the site. The west of the site has no clear discharge point with no surface water drainage being present and also no visible watercourses or ditches to which water can discharge The western part of the site lies within Groundwater Source Protection Zone The existing foul drainage network in the vicinity of the site is divided into two separate systems. The first is situated to the west of the site within the existing Lansdown Road housing area. It is possible that the west side of the site could utilise a gravity connection to the existing network located to the west. However, the receiving system is only 150mm diameter so that extensive reinforcement would be required The second system is within the A2, which incorporates a pumping station located to the rear of the Fox and Goose PH and gravity sewers. Public consultation revealed that the pumping station/sewers appear to surcharge during periods of heavy rainfall. One of the drainage options for the Stones Farm development could include gravity drainage to the existing pumping station with an appropriate upgrade of that facility. Water Supply Southern Water has confirmed that there is insufficient capacity in the existing water distribution network to serve the proposed development (although that company s trunk main serving the East Hall Farm development crosses Stones Farm). It is important that this on-site infrastructure is not damaged during construction. The layout of the development must ensure that the main is not built over and that future access is secured for purposes of maintenance and upsizing. It will be necessary to co-ordinate development with provision of the appropriate capacity. Infrastructure EDF Energy have commented that they have a major substation within a few hundred metres of the site [believed to be located at Salisbury Close to the west] and is therefore in a strong position to provide electricity to the site in a fairly economical manner EDF have some overhead lines at 11,000 volts crossing the site which they expect to require diverting underground. EDF has expressed particular concern about overhead lines crossing informal public space where sporting activities, including kite flying, may occur Southern Gas Networks have both low and medium pressure gas mains running along the A2, together with a gas governor towards the south east corner of the site. Character Sittingbourne generally and the areas around the site contain a broad variety of development character generally related to their land use at the time they were built. Within these areas there is usually a good degree of consistency but often little direct similarity between them. A plan setting out an assessment of the different character areas is included as figure To the north of the site and the railway line and east of East Hall Farm is open countryside some with high landscape value. In the main this area is visually separate from the site area The eastern part of the site contains one of the more distinctive areas within the locality ie the stronger landscape character around Tonge Mill and its Conservation Area. However, the allocated public open space serves to protect the setting and character of this area To the south of the site is a particular character of development running along this section of A2, comprising Stones Farm, Sittingbourne Development Brief APRIL

23 Swale Way Church Road Lomas Road Chatham and Dover Railway Site Boundary Urban Built Area Hempstead Lane Conservation Area Fox Hill Local Countryside Gap (from Local Plan February 2008) Area of High Landscape Value (from Local Plan February 2008) A2 to FAVERSHAM Primary Roads School Lane Reproduce from the Ordinance survey Mapping with the permission of the Controller of Her Majesty s Stationary Offi ce Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution of civil proceedings. End- user Licence v1.0 3 October 2006 Crown copyright LOOO9_M_IBU Secondary Roads Railway Line Views Into the Site SITTINGBOURNE View Out P P P P Great Easthill Way STONES FARM SITE BAPCHILD VILLAGE Tonge Mill (Grade II Listed) Figure 15: Local Countryside Gap and Views Plan APRIL 2011 Development Brief Stones Farm, Sittingbourne 21

24 mostly detached houses set back from the road. This linear development relates to the historic and very straight character of this former Roman road. Further to the east is Bapchild which forms a reasonably consistent residential village character with open and more rolling countryside beyond To the west of the site are areas of mid to low density housing associated with the eastern edge of Sittingbourne. This is mostly postwar housing in the Lansdown Road and Peel Drive areas Within the site itself are three broad types of character. Most of the centre of the site is open and generally rolling arable land with few distinct characteristics or landscape. Near the western boundary is a contained lower area of land more closely related to the existing adjacent residential development. The character of the eastern part of the site, the shallow valley running down to Tonge Mill, is discussed in para 4.23 above. Urban Design & Townscape Urban design considerations around the periphery of the site relate primarily to the relationship with adjacent development and the relationship between Sittingbourne and Bapchild village. This is set out in figure A key urban design issue is that of the connection or potential for coalescence between Sittingbourne and Bapchild village. Whilst on a plan these appear quite separate, on the ground when travelling along the A2, the separation of the two settlements is hard to read. The Bapchild fruit stall to the south of the A2 provides a direct link between the two developed areas although this does feel temporary in nature Around the periphery of the site there is a need to respond to a number of different edge conditions, including: Q backs of houses and rear gardens along the western boundary, this also includes the links into Peel Drive and Gladstone Drive; Q the boundary of the school site in the south-western corner; Q the railway line and part embankment to the north; Q the open areas, Tonge Mill and Tonge Mill stream areas to the east; Q the northern edge of Bapchild in the south east; and Q the rear of properties along Canterbury Road to the south and the pattern of frontage development facing onto this road A further urban design influence is the topography of the site and the views out, generally to the east. Summary of Constraints & Opportunities As set out above the site is relatively free of constraints. Most of those that exist will influence the form and arrangement of development on the site and include: Q the need to respond appropriately to the surrounding development; Q the need to consider the impact of views from and to the Conservation Area to the east of the site; Q the need to underground overhead lines; Q the need to integrate existing footpath routes that cross the site; Q the need to provide the 15 hectares of open space to the east of the site and to reinforce the sense of separateness between Sittingbourne and Bapchild/Tonge as far as possible; Q the need for an appropriately designed buffer along the eastern edge of the new development that breaks up the form and scale of it in long views and from the allocated public open space; Q the need to not prejudice a route for the SNRR and to safeguard a potential link to it from the A2; Q the need to ensure no unacceptable impact on the wet woodland; to enhance biodiversity generally and to enhance the allocated open space as a SANG; Q the need for the development to respond appropriately to the noise and vibration impacts; Q the need for development to sit appropriately on the ridgeline in long views of the site from the north, east and south; Q the need to explore the opportunity of resolving drainage issues near the Fox and Goose; Q the need to integrate the new housing with existing housing to the west. A summary of these constraints and opportunities is set out in figure In addition a number of development influences arising from Planning Policy, as set out in paragraph 3.19, need to be taken into account in formulating an appropriate Development Framework. Stones Farm, Sittingbourne Development Brief APRIL

25 Site Boundary Reproduce from the Ordinance survey Mapping with the permission of the Controller of Her Majesty s Stationary Office Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution of civil proceedings. End- user Licence v1.0 3 October 2006 Crown copyright LOOO9_M_IBU Employment Area characterized by a simple orthogonal grid and big sheds Residential area to the north of Railway line with terraces along Tonge Road, a 60 s low rise development to the north with cul-desac layout and a more recent development on Great Easthill Way Great Easthall Development area Open land to the north of Railway Line,some of which is identified as having high landscape value This area is characterized by Victorian terraces The residential area between the railway line and the A2 is mainly of post-war age, with the eastern low rise section dating from from the 1960 s Small area previously worked for brickearth enclosed by a tall hedge and secluded from the rest of the site by a significant change in level Green field, gently sloping, characterized mainly by arable use with some orchard in the south west corner Area of shallow valley influenced by the historic setting of Tonge Mill, its Country Park with the mill pond and the wet woodland along the stream Hempstead Farm (mainly) generally flat land with orchards Linear Development along the A2 with a mixture of older terraced and newer detached or semi-detached houses Bapchild village is a well defined predominantly residential area to the south of the A2 with a separated identity and some historic buildings This area is characterized by the presence of three schools and functions as a transition zone between the Sittingbourne urban area and the countryside This residential area to the south of the A2 is mainly from the postwar period STONES FARM SITE Residential area related to schools and playing fields, located to the south of the A2 P P P P Open land to the south of the A2 characterised by a rolling landscape trending north-east - south-west Figure 16: Character Areas Plan APRIL 2011 Development Brief Stones Farm, Sittingbourne 23

26 Peel Drive Lomas Road EMBANKMENT WITH BRICK WALL Church Road Chatham and Dover Railway Site Boundary Linear frontage of A detached housing Urban Built Area B Open Land Tonge Mill Significant vegetation Stream and Pond SITTINGBOURNE Gladstone Drive RIDGE LINE SITE OF FORMER STONES FARM Different Ownership but no physical boundary WET WOODLAND MILL POND A B C D Area with a strong sense of enclosure Area with outward open view Area related to the A2 and Bapchild edge Area related to the shallow valley A2 Consistent frontage of detached housing C D Frontages Significant change of level Goose&Fox No active frontage Consistent frontage Pub Footpath of detached housing Varied frontage of detached Railway Line Fruit Stall and grouped housing Potential new pedestrian /cycle link Potential vehicular access Long distance view Fox Hill Varied frontage of detached and grouped housing Hempstead Lane A2 Local view BAPCHILD VILLAGE School Lane Green link P P P P Figure 17: Urban Design Analysis Plan Stones Farm, Sittingbourne Development Brief APRIL

27 Lomas Road Church Road Chatham and Dover Railway SITTINGBOURNE Peel Drive Site Boundary Urban Built Area Open Land Gladstone Drive SITE OF FORMER STONES FARM WET WOODLAND MILL POND Tonge Mill and conservation area Orchards Significant vegetation Stream and Pond Significant change of level Footpath A2 Railway Line Potential new pedestrian /cycle link Potential vehicular access Long distance view Fox Hill Hempstead Lane Sensitive view BAPCHILD VILLAGE A2 School Lane Noise form traffic on the A2 and railway SNRR-A2 link safeguarding line 15m contour Figure 18: Constraints and Opportunities plan P P P P APRIL 2011 Development Brief Stones Farm, Sittingbourne 25

28 5. Design Approach 5.1. Starting from the basis of the policy context set out in section 3 and the site and context analysis set out in section 4 there are three principal issues to resolve before any detailed design can be considered, as follows: Q the location of access points to the site and a potential link between the A2 and the SNRR; Q the alignment of the boundary of the development proposals in relation to the Local Countryside Gap, considering site topography and visual impact on the surrounding area to ensure a good level of separation between the development and Bapchild/Tonge; and Q the provision of the 15ha of open space required on the eastern part of the site and the approach to the location and grouping of open space within the housing part. Approach To Access 5.2. The principle point of access will be from Fox Hill and is likely to be in the form of a new traffic signal controlled junction situated as far west on the A2 as highway geometry allows. The location of the junction means that the perceived gap between the development and Bapchild is maximised The junction would be aligned north of the existing A2 to take it away from the houses on the opposite side of Fox Hill, leaving a service road for access and parking for these properties. The layout would make provision for pedestrians and cyclists, and introduce a further signal controlled crossing of the A Public consultation on the Consultation Draft Brief highlighted the concerns of residents on Fox Hill about the effects of the proposed junction on access to their houses, intrusive headlights, screening, landscaping, parking, access on to and off the A2, traffic movements on the A2 and interim access arrangements during the construction period. As a result, to aid understanding and remove uncertainty, any outline planning application should also include detailed proposals for the access junction to Fox Hill Within the site, a key issue is to relate the access road to site topography so that it is close to existing ground level Housing development at Stones Farm is likely to take place well before construction of the SNRR. Another issue therefore is to accommodate the potential to connect the A2 to the SNRR via Stones Farm in due course. Two alternative alignments for this link informed the initial option testing in the Consultation Draft Brief. Option 1 was for a route passing through the housing development; Option 2 with a link road skirting the eastern edge of the housing development. Also, in response to requests from KCC, the access junction was to be designed initially to serve Stones Farm and later (and without major reconstruction) to facilitate an A2-SNRR link The Option testing showed that an A2-SNRR link through the housing development would be inappropriate; that a link skirting the east side of the proposed housing is the only reasonable alternative; that the futureproofed design aspirations for the junction on the A2 were overambitious and that, as a consequence, it would not be appropriate for the development to physically provide any part of the A2 SNRR link. 5.8 As a result of the option testing, public consultation process and further discussion between Swale BC and KCC it was agreed that the potential alignment of the SNRR and potential A2-SNRR link (currently proposed by KCC) should not be shown on the drawings to be included in the Brief. Instead, a safeguarding line is shown for possible future highway improvements at the proposed site access junction on Fox Hill. This line, together with the fixed alignment of the landscape buffer, will appropriately safeguard land reasonably required for strategic highway improvements The potential for a secondary vehicular access onto Peel Drive has been resolved via the public consultation process. Pedestrian, cycle and emergency vehicle access only should be provided via Peel Drive but the internal road layout at Stones Farm should be designed to accommodate a bus route Existing footpaths and cycle routes in the area should be integrated into the development, including the link to National Cycle Network Route 1 on the north side of the railway. Via Peel Drive and the underpass connection to Lomas Road a cycling route to the significant employment areas at Murston and Eurolink may be available. Potential future connection to East Hall Farm via the SNRR footway/ cycleway should also be accommodated Traffic management measures on the A2 within Bapchild, mitigating the effect of traffic from Stones Farm, will need to be assessed in order to keep traffic speeds low. Alignment of The Urban Edge The final alignment of the boundary between the new housing development on the west of the site and the countryside gap and public open space on the eastern part will depend on a range of factors, including: Q the impact of development on views of the site and how it might be appropriate to see development sitting on the Stones Farm, Sittingbourne Development Brief APRIL

29 higher ground and the ridge from both closer and more distant views; and Q the most appropriate distribution of open space, planting and development within the housing part of the site to ensure they are both coherent and work effectively Whatever the alignment of the boundary between housing and the public open space the minimum area of the Countryside Gap will remain at a minimum of 15 hectares, as set out in Local Plan policy. At Consultation Draft stage a number of alternatives for the alignment of the urban edge were put forward namely (a) broadly following the contours with the largest gap fronting the A2; (b) keeping development off the ridge as much as possible and therefore with the largest gap at the top of the site towards the railway and (c) a middle approach with development away from Bapchild but also off part of the ridge. In addition some options colocated part of the open space requirement for the site next to the 15 ha open space thus maximising the Countryside Gap. However, the public consultation did not reveal any particular sensitivity about this issue at this detailed scale. Rather, provision of 15 ha of open space and a continuous 10-15m landscape buffer between the railway and the A2 were of primary concern. Open Space Distribution within the Site Another key design issue, related to both of the above issues, is how the open space that is needed within the proposed development is located in relation to the countryside gap/public open space, roads, topography, adjacent residents and views A key objective is to attempt to ensure that the open space on the site works for the benefit of the new residents; APRIL 2011 can also be of benefit to the surrounding area and can be a contributing component of the Council s Green Grid Strategy The assumption in terms of open space provision, as set out in section 3 of this document, is that a larger area of open space will be provided that could be used for formal playingfields but may be more usefully provided as informal space. In addition an area for informal space will be provided that includes children s play areas and kickabout areas The key question is whether the open space within the development can be designed to work together with the open space to the east to minimise the visual impact of the proposals to provide access to open space for existing residents to the west and to reinforce the separation between Sittingbourne and Bapchild/Tonge. Drainage & Servicing Issues 5.18 Provision of water supply will require a contribution to the Sittingbourne strategic water main through the requisition procedures of the Water Industry Act Given the absence of visible watercourses or ditches in the western part of the site, and the fact that the site is in a soil class 2 area, it is possible that the site is suitable for soakaways. Infiltration tests will need to be carried out to confirm the suitability of soakaway use and SUDS bearing in mind that the site lies within Source Protection Zone If soakaways are not suitable, alternative means of disposal of surface water will need to be explored. The Flood and Water Management Act 2010 creates a presumption in favour of the use of Sustainble Drainage Systems (SUDS) and Southern Water has commented that surface water disposal to local watercourses could be made in this way. Ample space is available to provide water storage (together with the necessary filtration and pollution control measures) within the public open space area (further enhancing biodiversity) with discharge to Tonge Mill Stream at a rate set by the drainage authority These features will need to be carefully planned and designed in order to protect the natural state of Tonge Stream; prevent pollution; appropriately control the level of water in the mill pond; prevent down stream flooding; co-ordinate with any similar surface water discharge arrangements for the SNRR; protect the integrity of the wet woodland and preserve the setting of the Tonge Conservation Area. It is anticipated that the SUDS facilities will be adopted and maintained by the Lead Local Flood Authority (perhaps KCC) or alternative arrangements will be required for long term maintenance Southern Water has confirmed that there is insufficient capacity in the existing sewerage network to serve the proposed development and that it wil be necessary to upgrade the existing local sewerage infrastructure before the development can connect into it It is likely that Southern Water s preferred method of discharge from the site would be a single pumping station serving both halves of the site which discharges to the connection point on the A2. The gravity sewer from this point would need to be upsized as necessary to accommodate the extra flows, based on a capacity check by Southern Water. Ground Contamination Notwithstanding that there are no buildings present or any known or potential source of contamination the Development Brief Stones Farm, Sittingbourne 27

30 Environment Agency requires a contamination report. Consequently, an appropriate land contamination report prepared in accordance with the Agency s Risk Management Framework should accompany any outline planning application. Noise & Vibration The Assessment by Sharps Acoustics shows that any potential layout is not particularly constrained by noise and vibration matters save for that section of road that might link the A2 and SNRR through the housing (now discounted). Mitigation by layout design and orientation and attenuation to buildings (rather than set backs or noise bunds/walls) would be required for development in close proximity to any A2/SNRR link road. For vibration reasons, dwellings should not be constructed within 10m of the railway. Archaeology As brickearth extraction has obliterated any remains in the north west part of the site and with limited development fronting the A2 and the eastern part of the site designated as informal open space and countryside gap with no built development, archaeology does not constrain layout options. Ecology The earlier presence of badger towards the centre of the site has not been confirmed by recent surveys and therefore does not constrain layout or layout options. Maintaining the ecological integrity of the wet woodland on the eastern boundary of the site and enhancing biodiversity generally (including within the proposed housing area) will need to be facilitated by any layout options. Prospective developers should be aware of the need to complete outstanding surveys identified in the Phase I Report ie for bats, reptiles, mammals and great crested newts perhaps on a phase by phase basis. Affordable housing 5.28 Affordable housing should be catered for strategically in order to ensure mixed community provision in accordance with local needs set out in the Strategic Housing Market Assessment and the guidance in the Council s Developer Contributions SPD A minimum of 30% of units should be provided as affordable units on-site preferably by one of the Council s Joint Commissioning Preferred Partners so that these houses remain affordable in perpetuity. Each phase of development should be self sufficient in affordable housing ie 30% of units in each phase should be affordable. A mix of unit, types and sizes should be proportionate to market provision, and as a guide, some 70% should be for rent and 30% for intermediate housing. However it is acknowledged that the availability of public subsidy, finance generally and any other potential developer contributions that may be requested will be a material influence on affordable housing delivery. Urban Design Approach 5.30 Another key issue for the site will be the urban design approach to the development and the way that it relates and connects to its surroundings in built form terms. The development will need to create a good practice urban design that follows the principles of Building for Life including the use of perimeter blocks as an objective set of criteria for establishing good places. Initial Conclusions and Development Concept 5.31 As set out above the preparation of this Brief has involved consideration of all of these issues and has tested a number of options for the location and broad arrangement of development on the site. The conclusions of this work and further option testing indicate that the impact of the development on Bapchild, including the risk of coalescence; and visual impact on the surrounding countryside will be minimised if: Q The development edge follows a varied alignment across the contours and introduces variety in the way the development sits on the sloping eastern boundary ; Q The new road junction onto the A2 should be located as far to the west as possible; Q The 15 hectares of open space should run alongside the A2 in part and allow open views across it wherever possible, this will also minimise the extent of additional built development along the A2 frontage; Q Open space and playing field areas within the site should be located to break up the urban form and urban edge when viewed from the wider countryside; and Q The eastern edge of the development should be designed to create a new eastern edge to Sittingbourne These ideas are illustrated together on the development concept plan set out in figure 19. This diagram shows how the development could be arranged to take account of these issues and to accommodate the development proposals set out in the Local Plan and related planning policy. Stones Farm, Sittingbourne Development Brief APRIL

31 Play and green space as focus of Eastern Quarter Public space focal points Primary links between focal points Pedestrian/ cycle / emergency access only Key pedestrian routes Retained boundary Proposed Urban Edge and landscape buffer Pocket Park as focus for Southern residential district New green as focus for urban development Urban square at connection to existing Potential footpath/cycle housing and site link to potential SNRR crossing of railway Open space Formal tree planting Urban square/ retail location Larger open space on higher ground Reproduce from the Ordinance survey Mapping with the permission of the Controller of Her Majesty s Stationary Offi ce Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution of civil proceedings. End- user Licence v1.0 3 October 2006 Crown copyright LOOO9_M_IBU Play area Urban square/ retail location Sports pitches within park setting Formal urban square Developable area Retained hedge Figure 19: Concept Diagram Preferred Option APRIL 2011 Development Brief Stones Farm, Sittingbourne 29

32 6. Development Framework 6.1. This section of the report sets out a framework for the arrangement of the site in relation to the principal issues of movement, landscape and open space, land use and density and urban design. Key principles for the layout and organisation of the site are set out as a series of diagrams. These cover the main issues for the site and establish the main site requirements, areas and likely content of the development. These diagrams or framework layers cover: Q movement and access; Q landscape and open space; Q land use and density; Q urban design; and Q sustainability Because the timing of the production of a Development Brief is early in the process of bringing a site forward for development, this framework leaves some flexibility for interpretation by future developers. Each layer is intended to work separately and to set the relationships between different aspects and elements of the development, rather than provide detailed and fixed locations on the site. However, in response to public consultation, in order to help remove uncertainty at the earliest opportunity, at outline planning application stage, detailed proposals must be submitted for both the access junction at Fox Hill and for the 15ha of public open space. That application must also incorporate detailed proposals for the proposed landscape buffer. Movement & Access 6.3. General requirements: Q a new principal point of access from Fox Hill. Q the retention and integration of existing footpaths across the site. Q limited connection to Peel Drive i.e. for pedestrians, cyclists and emergency vehicles only. Q internal road layout designed to accommodate a bus route. Q new pedestrian connections into and through the eastern public open space. Q safeguarded potential footpath/cycle link to possible SNRR crossing of railway Q good pedestrian access to the development from Sittingbourne, Bapchild and the countryside open space. Q where possible, new cycle connections to the National Cycle Network to the north of the railway line. Q safeguard a potential connection between the A2 and SNRR skirting the eastern edge of the proposed housing 6.4. Access will be taken from a point on Fox Hill broadly as shown in Fig 22. The detailed design of this junction should be included within any outline planning application and should take due account of concerns expressed by residents in consultation regarding screening, intrusive headlights, landscaping, access in-to and out-of the closed section of Fox Hill, the sufficiently of car parking, the impact of any footpath link through the cul de sac and interim access arrangements to the affected Fox Hill properties during construction This access will serve the Stones Farm development alone; a looped arrangement to the internal road layout should facilitate bus route provision. Figure 20 shows a typical section through the main street showing how development frontages relate to the road. There should be limited access to Peel Drive i.e. for pedestrians, cycles and emergency vehicles only, the latter to be provided (subject to the agreement of the emergency services) by occupation of the 300th dwelling The combination of the safeguarding line at the Fox Hill Junction (Fig 22) and the fixed alignment of the landscape buffer, together, provide an appropriate safeguard for land reasonably required for any A2-SNRR link road and for the future SNRR itself. Consequently it may be necessary for the Highway Authority to adapt the Fox Hill junction (and itself construct the A2-SNRR link) if and when the SNRR and link road are to be progressed The A2-SNRR link could be a busy route but it should not be assumed that this link could (with deletion of the loop to the north of Bapchild) become the SNRR (proper) route to the A2. The timing of construction is unknown,consequently, the proposed housing development could face east, fronting on to the link road if and when it is built, but as far as reasonably possible the layout should take account of the potential adverse affects of a link road. Careful planning of potential pedestrian routes, crossing points, the landscape buffer and surface water attenuation ponds will be required in order to avoid, as far as reasonably possible, the destruction or unnecessary reprovision of features. Stones Farm, Sittingbourne Development Brief APRIL

33 2-3 storey housing Planted front gardens Shared footway cycleway Grass verge Carriageway Footway 2-3 storey housing EXISTING LEVELS 1-4m 3m 2m m 2m 1-4m m Figure 20: Section A-A through the main street within the development showing development frontages relating to the highway. Planted Footway Carriageway Semi-mature mixed Understorey and nursery planting Occasional 2 storey front woodland planting of mixed shrubs (Hawthorn, Elder, Dogrose- Oak or housing gardens (Oak, Ash, Birch, Wild to be thinned as tree planting matures) Beech Cherry) allowed to develop as standards EXISTING LEVELS 1-4m 1.8m m 1.8m 10-15m Note: Bund to be minimum of 10.0m wide and minimum 1.0m high m Figure 21: Section B-B through the development and landscape buffer next to the countryside open space APRIL 2011 Development Brief Stones Farm, Sittingbourne 31

34 Lomas Road Peel Drive Existing Footpath Pedestrian routes through the public spaces enhancing links Pedestrian/cycle/ Consistent buffer emergency access screening to the only development Reproduce from the Ordinance survey Mapping with the permission of the Controller of Her Majesty s Stationary Offi ce Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution of civil proceedings. All rights reserved. Licence number Secondary vehicular routes SQUARE to adjacent community Pedestrian and cycle links through the site linking existing and new communities to open space Site boundary Proposed urban edge and landscape buffer Principal vehicular routes SQUARE SQUARE Proposed pedestrian link Main access into the site Existing bus stop Proposed square * A A * B B Pedestrian routes (indicative) within Countryside Gap Bus Stop Fox Hill Proposed public open space within new development Bus Stop * For sections please see Figs 20 and 21 Allocated new public open space as Countryside Gap Possible SNRR -A2 link safeguarding line P P P Figure 22: Movement framework layer showing how the development could be arranged to respond to the site requirements Stones Farm, Sittingbourne Development Brief APRIL

35 6.8. Several options for the SNRR connection to the A2 east of Bapchild suggest the need for a bridge crossing of the London-Margate railway in the vicinity of Stones Farm. In anticipation of this, pedestrian/cycle linkage between the Stones Farm housing development and any such bridge crossing should be made at the nearest point. Consequently, to facilitate connection to the 15 ha of informal public open space; in due course a potential connection to the SNRR pedestrian/cycleway and thereby linkage to the East Hall Farm development, provision should be made within the housing layout for a pedestrian/cycleway through the landscape buffer towards its northern end. Landscape & Open Space 6.9. General requirements: Q integration of the broader green grid approach into the layout and organisation of the site. Q at least 15 hectares of public open space in the eastern part of the site, landscaped appropriately with full public access; with enhanced biodiversity in accordance with Natural England s Natural Development Project and as a Suitable Alternative Natural Greenspace to the Swale protected area; incorporating a community orchard. Q 10% of the net development area of the site for informal open space (including children s play, kickabout areas and amenity space). This is to be provided within the developed part of the site in a form that makes it accessible to the new residents and forms the focus of the development. A minimum of two equipped children s play areas, with informal kickabout areas, are to be provided in appropriate and accessible locations on the informal open space, to be within 400m of all of the new residential areas. APRIL 2011 Q 1.2 hectares of land per 1000 of new population for formal recreation e.g. sports pitches or (if it is agreed that there is sufficient existing sports provision in the locality) the same area provided as informal areas or parks within the development. Q location of open space, play areas, affordable housing and tall buildings away from the site boundaries bordering existing residential development. Consideration should be given to the association of tall buildings with open space within the development. Q buffer planting of around 10-15m in width along and within the eastern edge of the housing development continuously from the railway line to the A2. Bunding within the buffer should have a minimum width of 10.0m and a minimum height of 1.0m. A clear strategy for managing the visual impact of the development will need to be provided; this is likely to incorporate, in parts, bunding and the planting of semi mature trees in order to enhance the visual impact of the landscape buffer in how it relates to the landscape context of the site and in breaking up the built edge as seen from the east. Although land for the buffer is to be taken from the housing allocation it should be designed so that, in due course, it forms an integral part of the public open space to the east extending the total area beyond 15 ha. Q appropriate landscape treatments and tree planting within the development of the whole (within and to the east of the housing element) contributing various components to the Council s Green Grid Strategy Open space requirements can be summarised as follows: Q Minimum 15 ha informal public open space as countryside gap Q Approx 1.7 ha playingfields & sports pitches (or informal open space*) Q Approx 1.24 ha informal open space (10% of net site area) upon which play equipment is to be located* * based on current Framework Plan. Precise areas will depend on final dwelling capacity and net site area Figure 21 illustrates design guidance on the potential sectional arrangement through the buffer planting along the urban edge at the boundary between the development and the adjacent open space. This shows a buffer that varies in width and treatment, incorporating bunding in parts (with a minimum width of 10.0m and a minimum height of 1.0m), and groups planting, including semi-mature trees in parts, to help break up the visual impact of the development on the skyline and in longer views. It also demonstrates the need to set the new development away from the buffer by an appropriate distance to avoid the potential overshadowing of dwellings and impact of roots. Care will be needed in designing the bunding to ensure that it does not appear as an alien feature in the landscape. Its main function is to enhance the visual impact of the landscaping. As shown development should, where possible, overlook this buffer (with the fronts of buildings)and make the best of the potential longer views to the east. Development on this part of the site is to be lower than in other areas e.g. maximum two storeys The approach to the treatment of the main area of informal public open space to the east of the development is that it should be treated in a largely naturalistic fashion,in Development Brief Stones Farm, Sittingbourne 33

36 Site boundary Tree planting locations Proposed Urban Edge and landscape buffer Proposed square 400m distance from play area Proposed play area Proposed public open space within new development Allocated new public open space as Countryside Gap Retained and enhanced vegetation Community orchard Balancing pond Reproduce from the Ordinance survey Mapping with the permission of the Controller of Her Majesty s Stationary Offi ce Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution of civil proceedings. All rights reserved. Licence number Playground and small local park Pedestrian link to adjacent neighbourhood Pocket park as focus of Southern Quarter Peel Drive Retained Buffer Gateway open space as setting for development entrance Fox Hill Crescent green space as focus of the Northern District SQUARE P P P SQUARE SQUARE Railway Line PLAY Lomas Road 10-15m Landscape buffer (min. 10.0m wide and min. 1.0m high) to establish firm urban edge, minimise visual impact and screen potential SNRR Open Space located on higher ground Avenue tree planting along main route in principal locations New public open space as Countryside Gap Existing Footpath Figure 23: Open space and landscape framework layer showing how the development could be arranged to respond to the site requirements Swale Heritage Trail Tonge Mill & Pond Country Park Stones Farm, Sittingbourne Development Brief APRIL

37 accordance with its allocation for informal uses. Key principles include the need to: Q maintain a perception of openness between the development and Bapchild/Tonge; Q protect the setting of the conservation area; Q facilitate visual links with the country park; Q enhance biodiversity incorporating the principles of the Natural Development Project (Natural England) with a view to enhancement as a Suitable Alternative Natural Greenspace, ie as an alternative destination to the Swale protected area. Q protect and complement the existing wet woodland; Q screen the rear of properties along the A2 in Bapchild; Q selectively screen the edge of the development; Q integrate the landscape buffer located within the allocated housing area; Q accommodate a stormwater balancing pond(s); Q incorporate a community orchard of limited extent (about 0.75 ha); and Q provide for informal recreational needs eg dog walking A framework of woodland planting is proposed to the rear of the properties on the A2 in Bapchild and along the edge of the development (the landscape buffer). The northern edge of the open space should be kept open in order to enhance the perception of gap between the new development and Bapchild/Tonge. This woodland would comprise mixed native species, predominantly oak, ash, beech, birch and wild cherry, with more beech on the higher parts of the site and alder/willow in the valley. APRIL 2011 Some semi mature planting and bunding (both in parts of the buffer) would enhance its impact as a visual screen. Nursery planting of shrubs (hawthorn, elder, dogrose etc) would be thinned as the trees mature. Selected trees (probably oak and beech) would be allowed to develop as individual standards. Grassland would be variously managed, combining amenity meadow with areas of rough grassland. A community orchard of 0.75 ha in extent should be included. Species will have to be carefully selected and the extent of the orchard limited in order not to create a reservoir of disease for the commercial orchards further east In response to the concerns expressed by Bapchild Parish Council (and others) in order to remove uncertainty regarding the public open space as soon as possible, any outline planning application should include detailed proposals for the 15 ha of open space (and the landscape buffer). These detailed proposals, setting standards for biodiversity enhancement beyond the objectives of PPS9, will provide a benchmark against which development on the western part of the site, capitalising on limited peripheral habitat features and remnant internal field boundaries, can aspire to deliver an exceptional contribution by ecology and landscape to place making Within the housing area the main formal open space is located on the western part of the site on the lower area previously worked for brickearth. This approach works best if formal sports pitches are required but the open space should not immediately adjoin the Gladstone Drive properties. Other informal open spaces or local parks are provided as the focus for the new development, and perhaps the taller 3 storey buildings, in several locations within the site. Land Use & Density General requirements: Q around 600 new residential dwellings. This will need to include a range of unit types and sizes appropriate to the scale and location of the development. Q 30% affordable housing, to be distributed throughout the development. Q all affordable houses and at least 20% of market units to be to Lifetime Homes standards. Q local shopping facilities. Q an appropriate range of densities. Q appropriate scale and massing It is important that affordable housing is well distributed through the development in order to encourage mixed and balanced communities avoiding areas of social exclusion. Accordingly, a minimum of 30% of units in each phase should be affordable reflecting the general mix of market housing types and sizes The local shopping facilities will comprise small-scale facilities for top up shopping for local residents and may perhaps include a small convenience store and no more than one or two retail/service units (about 650m2 (gross) of floorspace). This will need to be located in a visible part of the site (likely to be near to the A2) that is accessible to new residents and to others that may use the site. These units could provide accommodation for a GP/dentist/pharmacy As part of the production of this Brief the potential for the site to accommodate approximately 600 dwellings on the developable part of the site has been tested. Taking Development Brief Stones Farm, Sittingbourne 35

38 Lomas Road Peel Drive Medium Density within Lower Density at the edge of the core of the site to development to minimise visual impact deliver a high quality urban development Higher Density near local shops Reproduce from the Ordinance survey Mapping with the permission of the Controller of Her Majesty s Stationary Offi ce Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution of civil proceedings. All rights reserved. Licence number Local shops Site boundary Proposed urban edge Higher density Medium density Fox Hill Lower density Local shops P P P Figure 24: Land use and density framework layer showing how the development could be arranged to respond to the site requirements Stones Farm, Sittingbourne Development Brief APRIL

39 account of other site requirements such as a landscape buffer, open space, access and roads a capacity of 600 dwellings is considered to be at the upper end of the deliverable range of dwellings. The development proposals will need to include a range of densities across the site, appropriate to the form and tenure of housing being provided and in order to respond to the urban design strategy. Densities are likely to be in the region of dwellings per hectare but rising selectively possibly to 55 dph in order to achieve urban design objectives. Figure 24 shows how land use and density could be arranged to respond to site requirements In response to and related to the issue of density the proposals will also need to include a range of scales of development appropriate to the surrounding area and to the new development itself. Lower rise, lower density development will need to be located on the periphery of the site with taller buildings of medium density associated with the core of the site. Higher density could perhaps be associated with the open space within the site or near the proposed shops or where localised urban design objectives require. Most development will be of two stories, with some three storey development (or two storey plus attic storey) in appropriate less visually intrusive parts of the site e.g. around key open spaces. Within the development taller buildings should avoid the higher ground particularly near the entrance to the site off Fox Hill. The massing and roof forms of the housing will need to relate appropriately to the context and to urban design good practice. Urban Design General requirements Q The proposals will need to be of high quality urban design and follow a clear and legible design approach that provides some sense of consistency throughout the site, whilst allowing different parts of the site to have varied and distinct characters appropriate for the edge of Sittingbourne in accordance with agreed design codes. As well as local and national urban design policy and good practice, the principal design requirements for the site will be assessed against: Q CABE s Building for Life Criteria, which form a nationally recognised set of design and good practice criteria for new development; layouts should achieve a high score; Q the Kent Design Guide; and Q Secure By Design criteria and guidance The urban design framework for the site, to be agreed before the first submission of reserved matters, will include: Q a new pattern of streets with frontage development onto all key streets and where a perimeter block approach is encouraged Q a network of useable open spaces that are the focus of surrounding development and that become the focus of the different areas within the site Q good quality building design that considers the composition of groups of buildings and street frontages as well as each individual building. Q a network of memorable and legible streets that create a consistent townscape which responds appropriately to the agreed urban design approach e.g. formal planning will need more formal buildings and less formal planning will require less formal buildings. Q open spaces and greens would be an appropriate focus for creating different and distinct parts of the development. Q an appropriate and robust relationship to the existing surrounding housing. This is likely to include rear gardens bordering onto rear gardens, and appropriately overlooked connections and routes connecting to existing features. Q an appropriate response to density, scale and massing as set out in the previous section The framework plan A broad framework plan that sets out the arrangement of development in relation to key routes and spaces is set out on figure 25 This diagram sets out a way of arranging development around a series of nodes and spaces within the development and that gives variety and character to the different parts of the site The framework plan sets out a hierarchy of streets and spaces that is arranged around the broad access loop within the site that is necessary for efficient movement and future bus access. This loop is shown as part of the townscape of the new development, as a series of links between the spaces, squares and other events. It is not intended that this should feel in any way like a distributor road and it should not follow a simplistic curvilinear shape, APRIL 2011 Development Brief Stones Farm, Sittingbourne 37

40 Public Urban Squares to provide variety of open spaces for residents and nodes within the townscape. Pedestrian and cycle routes into existing development overlooked by housing Site boundary Proposed Urban Edge and landscape buffer Gardens of new development back on to existing gardens to minimise impact New gardens backing on to existing gardens Continuous building frontages of perimeter blocks Building frontage of well composed pavilion buildings Lower density districts next to existing communities with green amenity space Internal courtyard or mews Building frontage onto green open space Primary road Key views Open space Main pedestrian routes Local shops / square Pinch Points to increase sense of arrival in public squares. Reproduce from the Ordinance survey Mapping with the permission of the Controller of Her Majesty s Stationary Offi ce Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution of civil proceedings. All rights reserved. Licence number Pedestrian/cycle/ emergency access Square Main access to new development Formal urban square/ crescent Less formal playing fields and park Parkside district with views into countryside gap Local shops and public square contained by strong urban frontages Regular pavilion frontage with a strong rhythm and more relaxed development edge. Key views from development into open space Community orchard Balancing pond Possible SNRR -A2 link safeguarding line P P P Figure 25: Framework Plan - urban design framework layer show ing how the development could be arranged to respond to the site requirements Stones Farm, Sittingbourne Development Brief APRIL

41 instead being shaped and formed by the frontages of buildings, front gardens and spaces on either side of the road The entrance to the site is defined by a pinch point on the new access road that marks a strong sense of arrival into the development. This is closely related to a new urban square that forms the main focus of activity for the proposed local shops and is well located to serve other nearby residents Within the site a number of strategies are identified for creating distinctive public realm and arrangements of buildings around open space, squares and play. These include greens, street tree planting, retention of the existing hedgerow belt and reinforcing existing links The consistency of built frontages within the development will vary according to location and should ensure variety within the site. This may include more consistent frontages within the central areas of the site, around squares and at key locations, and more broken up frontages of pavillion buildings in other locations and along the edges of large open spaces The external edges of the development will need careful urban design consideration in order to respond appropriately to the surroundings. The western edge of the site and part of the southern edge will need to relate mostly to rear gardens of existing housing, probably with further rear gardens. The northern edge will need to respond to the railway line, with an appropriate offset where required. The eastern and part of the southern edges will need to relate carefully to the 10-15m buffer, the open space and then to the countryside beyond, and form a permanent edge to the settlement of Sittingbourne in this location. Careful assessment of the design of housing along and near these edges of the site will be required as part of any outline planning application. Sustainable design and construction Planning is charged with reducing carbon emissions generally and helping to stabilise climate change. Swale BC s Sustainable Design & Construction guidelines seek to achieve this Policy E21 of the Swale Local Plan 2008 seeks generally to encourage sustainable construction and the Council s Sustainable Design & Construction Guidelines provide a comprehensive check list for major development sites such as Stones Farm. Developers are encouraged to use the checklist and seek to deliver as many of its guidelines as reasonably possible It is not necessary or appropriate to assess how each of these guidelines might apply to the development of the Stones Farm site. However a number are considered, selectively, as follows Guidance 01 and E3 relate to the Code for Sustainable Homes and C02 reduction. With mandatory achievement of Code Level 6 by 2016, it seems likely that about half of the dwellings to be constructed at Stones Farm will be built to this standard. Superficially therefore, accelerating this requirement (as sought by the Guidelines) does not appear to be particularly onerous but the proportion of C02 reduction required to achieve the acceleration sought is significant and the achievement of Code Level 5 by 2013 would accelerate delivery by more than one year, as illustrated below: Code for Sustainable Homes Code Level CO2 reduction required CL3 25% 2010 Building Regulations SBC Guidance CL4 44% CL5 100% 2013 CL6 Zero Clearly in terms of CO2 reduction the progression from Code Level 4 to Level 5 is significant and it is by no means proven that building technology and techniques have, and will, be sufficiently advanced to deliver these levels on a mass market basis. However, developers are encouraged to pursue accelerated Code Level targets as far as mass technological and viability constraints allow. Developers will need to demonstrate in Design & Access Statements the Code Level to be achieved Guidance E2 : Decentralised Energy Generation, advises a sequential approach to selecting heating and cooling systems. In the Consultation Draft Brief the efforts undertaken by G H Dean & Co to explore the prospect of biomass CHP possibly utilising locally sourced chestnut coppice was assessed and, unfortunately, discounted. Fundamentally, because the development will be exclusively residential in character (probably with few flats and not even APRIL 2011 Development Brief Stones Farm, Sittingbourne 39

42 mixed use) then, it is inherently unsuitable for CHP. A lso the inflexibility of the pipework infrastructure (effectively precluding a developer s ability to respond to short term market changes); the need for a sinking fund for replacement boilers and pipework and the lack of incentive for behavioural change in attitudes to energy usage compared with other technologies, further militates against biomass CHP However, for a period, changing circumstances may provide an opportunity for localised energy production linked to nearby schools (Lansdowne Primary School, Meadowfield School and Sittingbourne Community College). Developers will need to demonstrate at outline application stage that this possibility has been explored appropriately A range of alternative technologies is available to attempt to provide at least 10% of energy requirements from renewable sources, ie technologies at varying stages of application and acceptance by the development industry The Government has introduced a feed-in tariff whereby the major energy supply companies are obliged to purchase surplus electricity generated by individual households at a market price. In due course, domestic boiler manufacturers will supply the market with micro CHP products, ie gas fired boilers generating electricity and using heat produced for space heating purposes within the home. Surplus electricity would then be sold to the major generators via the Grid. In this way, the responsibility for energy efficiency and the financial incentive rests with the individual householder, ie to use energy efficiently, minimise energy use, reduce CO2 emissions and at the same time reduce net household costs Combined heat and power produced in this way, whilst perhaps not using a renewable fuel source, nevertheless by using a low carbon source (gas) would reduce overall energy usage as well as CO2 emissions. The literature indicates that energy use would be reduced by 10-16% with a proportionate reduction in CO2 and other emissions. If domestic energy needs for the houses at Stones Farm were to be generated in this way and excess electricity exported to the Grid then overall energy and CO2 reduction should far exceed 10% Micro CHP would therefore provide individual householders with the ability to manage their own energy costs in terms of inputs and outputs and would help to stimulate behavioral change in responding to climate change. Developers are encouraged to use this option as a means of reducing CO2 emissions at Stones Farm Ground source heat pump technology exploits seasonal temperature differences between ground and air temperatures to provide heating in the winter and, potentially, air conditioning in the summer. However, because much of the site lies within a Groundwater Source Protection Zone neither the closed nor the more efficient open loop systems is likely to be acceptable to the Environment Agency Wind turbines (in this case potentially micro turbines) have become a symbol of the potential to harness energy from renewable sources. However, the DTI Wind Speed Database indicates that the predicted wind speed at the Stones Farm postcode would be unlikely to satisfy the minimum requirement for viable wind speed installations Potential contributions to energy requirements from solar sources could be provided in two ways solar PV or solar hot water. Photovoltaic (PV) cell technology involves the conversion of the sun s energy into electricity and PV panels could be installed in roofs, windows, skylights etc. However, very large areas would be required and simply, this technology is not yet proved in terms of making a meaningful contribution to domestic requirements Solar hot water systems on the other hand use the sun s energy to heat fluid passing through a collector in an active process and, as an extension of the domestic plumbing system, contractors are increasingly familiar with their installation and maintenance requirements. Some 50-60% of annual domestic hot water needs could be generated in this way Clearly a range of possible technologies could contribute to the 10% energy requirement at Stones Farm with micro CHP and/or solar hot water being perhaps the more likely possibilities. However, these technologies continue to evolve at a rapid pace as does the regulatory framework for energy. It is important therefore not to be too prescriptive at this stage. Ultimately, it will be for the market to determine the most suitable technology (or combination of technologies) for delivering 10% of the Stones Farm energy requirement when construction begins Use of such technologies at Stones Farm would put the development at the forefront of limiting carbon dioxide emissions in Swale in seeking to reduce the effect of climate change in accordance with the advice in PPS1 and its Supplement and the Swale Borough Local Plan. Developers should commit to minimising CO2 emissions from all their activities at Stones Farm at the earliest opportunity. Stones Farm, Sittingbourne Development Brief APRIL

43 6.47. In selecting construction materials, in order to minimise greenhouse gas emissions, developers should refer to the Green Guide to Housing Specifications published by BRE with preference given to materials with the lowest ecological impact over their projected lifetime. During construction building material waste should be minimised and contractors should aspire to participate in one or more local schemes aimed at reducing construction waste Within the development energy efficiency should be achieved through design, firstly minimising energy requirements then maximising efficient use. Orientation of dwellings should be optimized to make maximum use of passive solar gain for heating together with high quality insulation, draft proofing and double glazing. Telephone, other cabling and pipework service infrastructure should be provided underground. possible, due account should be taken of features that may form part of any approved SNRR proposals crossing Stones Farm. Other SUDS features may be required within the development but if designed together with the scheme as a whole should be well integrated into the proposals Guidance T1 : Cycle Storage suggests cycle storage standards for residential development. Proposals at Stones Farm should seek to accommodate such provision Water meters should be installed in all homes and (for those with gardens) external taps should not be provided in order to discourage hosepipe use. A ll dwellings should be fitted with dual flush wc s and those units with a garden should be provided with a water butt and with a composting bin, both installed by the developer. In this way overall water consumption and waste generation should be reduced In terms of the impact that this may have on the physical layout and arrangement of the site the most likely impact will relate to the potential for SUDS. Because of the site s topography any attenuation or balancing features associated with this proposal will need to be located in the east of the site, towards its lowest point. This will need to be carefully designed in order to minimise any impacts on the usability of and access to the informal open space. As far as APRIL 2011 Development Brief Stones Farm, Sittingbourne 41

44 7. Phasing and Developer Contributions 7.1. Local Plan Policy H10 restricts the commencement of development at Stones Farm until 2011 unless, beforehand, monitoring shows that the housing target set in the Local Plan for the Thames Gateway Growth Area is not being met. The Plan imposes no phasing restriction post Clearly development will not now commence before 2011 but appropriate flexibility needs to be incorporated within the Development Brief to enable the ultimate developer to respond to changing circumstances. Consequently, whilst it is appropriate and necessary to provide certainty with regard to certain key aspects of the development, some matters are instead set out in terms of the sequencing of implementation or their timing relative to the number of houses to be built Current funding indications suggest that housing development at Stones Farm will precede construction of the final section of the SNRR by a considerable margin. Efforts to design an access junction to Stones Farm off the A2 capable of operating (without major reconstruction) as a potential link to the SNRR at some time in the future have proved overambitious. Instead, a dedicated junction for Stones Farm should be provided with appropriate land safeguarded for future provision of an A2/SNRR link by KCC Construction of the main access to the site from the A2 at Fox Hill largely dictates the direction of housing development northward away from this junction. Construction access should not be obtained from Peel Drive but connection for pedestrians, cyclists and emergency vehicles should (subject to the agreement of the emergency services) be provided by the 300th dwelling. Based on the housing districts identified on the Framework Plan and the schedule at para 7.7, Figure 26 provides Indicative Phasing for the overall site development Discussions with Bapchild Parish Council and others identified a strong preference for implementation of the public open space at the earliest stage possible. The Brief now requires full detailed proposals for the open space ie involving biodiversity enhancement, undergrounding of overhead wires, community orchard, balancing ponds etc at outline application stage. At the same time developers are required to include full details of the landscape buffer integrating the buffer with the open space. Inclusion of bunding and some semi mature planting should significantly enhance the effectiveness of the buffer. Consequently, construction is likely to begin with the access junction on Fox Hill; then construction of 100 dwellings with surplus spoil arising used to create bunds within the landscape buffer and the buffer and the public open space would be laid out and practically completed by the time the 100th dwelling is occupied The need for, and viability of, local retail and other community facilities such as GP/dentist surgery, pharmacy and/or community centre for the Stones Farm site is questionable. There may be demand for 2 or 3 shops, perhaps a convenience store and one or two lock-up units. A location should be identified for such a use near the Fox Hill entrance and a broad location is identified on the Framework Plan at Figure 25. If not provided contemporaneously with the surrounding development an appropriate area (to accommodate c650m2 (gross) of floorspace) should be safeguarded until the 500th dwelling is occupied. This facility is therefore likely to involve two or three units with flats above. Market conditions should dictate the timing of provision but if not provided by the 500th dwelling any requirement will then fall away. Stones Farm, Sittingbourne Development Brief APRIL

45 Reproduce from the Ordinance survey Mapping with the permission of the Controller of Her Majesty s Stationary Offi ce Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution of civil proceedings. All rights reserved. Licence number Phase 1a Phase 1b Elements within phase Phase 2 Phase 3 Phase 4 Pedestrian/cycle/ emergency link via Peel Drive by 300 dwellings Phase 3: Approximately 115 dwellings delivered Phase 2: Approximately 135 dwellings delivered P P P Figure 26: Indicative Phasing Plan Phase 4: Approximately 200 dwellings delivered Phase 1a: Junction at Fox Hill Phase 1a: Landscape buffer (including partial bunding) Phase 1b: Approximately 150 dwellings delivered Phase 1a: Public Open Space (countryside gap) APRIL 2011 Development Brief Stones Farm, Sittingbourne 43

46 7.7. Suggested Indicative Phasing Developer Contributions Housing and on-site open space Access off Fox Hill Undergrounding of overhead lines Landscape buffer (Including partial bunding) Pedestrian/cycle/emergency vehicle link to Peel Drive Before any development Before any development Advanced planting (including some semi mature planting) before 100 dwellings are occupied By 300 dwellings (subject to agreement of the emergency services) 30% affordable housing Prorata with individual phases 10% informal open space & play equipment Pro-rata with adjacent development Local shopping/community facilities (c 650m2 (gross) floorspace) Playing & changing facilities As market conditions require, safeguarded until 500 dwellings By 450 dwellings (if required) Contribution to SNRR By 450 dwellings * Traffic management in Bapchild By 450 dwellings (if required) * Public Open Space (countryside gap) Undergrounding of overhead lines Landscape planting/biodiversity enhancement via NDP & SANG; 0.75 ha community orchard Same time as those crossing housing land Before 100 dwellings are occupied * timing of (a) contribution to other transport infrastructure to relieve congestion in Sittingbourne town centre and (b) traffic management in Bapchild, to be Informed by Transport Assessment Swale BC s Developer Contributions SPD adopted in November 2009 is essentially a compendium of established procedures and practices employed by KCC and SBC for assessing developer contributions. Developers will need to take account of its requirements when formulating development proposals for the Stones Farm site At this stage, it is not possible to be precise about the complete range of developer contributions that may be required in order to make the development proposals acceptable in planning terms and sufficient flexibility will be required to ensure project viability when all reasonable calls for contributions are known Education and social care - development of the site for circa houses will inevitably have an impact on services provided by KCC and Swale BC. Whilst KCC has confirmed that no land is required at the site for education purposes, instead, financial contributions will be sought to enable the County Council to provide appropriate services for primary and secondary education. No indication has been given as to how or where those services would be delivered. Also, the County Council has indicated that contributions per dwelling will be sought for adult education, libraries and youth communities and adult social services Sittingbourne Northern Relief Road - although development at Stones Farm is not dependant on the prior provision of the SNRR, Policies T2 and H10 of the Swale Borough Local Plan require the development to make financial contribution towards the provision of the remaining section of the road between East Hall Farm and the A2 to the Stones Farm, Sittingbourne Development Brief APRIL

47 east of Bapchild and to other transport infrastructure aimed at alleviating town centre congestion. Any contribution to the latter will be informed (in terms of timing and amount) by the Transport Assessment to accompany any outline planning application. Construction of the SNRR however is not likely to take place until after the Stones Farm development is complete. Consequently, that contribution can be deferred until the latter stages of on-site development, eg by the construction of 450 dwellings Initial suggestions involving a site access junction on Fox Hill capable of adaptation (without major reconstruction) to facilitate the connection of a link between the A2 and the SNRR and construction of part of that link by the development have proved over ambitious. Instead, the junction should be designed to serve the Stones Farm development and land will be safeguarded in order to facilitate, if required, the reconstruction of the junction and construction of a link road. The S106 Agreement will need to include provisions for this safeguarding Financial contribution by the Stones Farm landowners to the SNRR will be made contingent upon completion of that road (over whatever route) between East Hall Farm and the A2 to the east of Bapchild. In response to concerns expressed by local residents on Fox Hill and to protect the environment of prospective residents at Stones Farm, it is important that the Fox Hill junction does not become the point of connection of the SNRR proper to the A2. These provisions will also need to be incorporated within the S106 Agreement Affordable housing development by one of Swale BC s Joint Commissioning Preferred Partners or built and sold outright to be managed by them, is the preferred means of affordable housing delivery. Whether or not provided in this way the developer will be required to enter into a S106 Agreement to cover matters such as the proportion of rented/shared ownerships; distribution and pepper potting; timing of delivery; design standards including Lifetime Homes and Code for Sustainable Homes Code Level; nomination rights etc. Additional guidance can be found in the Council s Developer Contributions SPD Sustainable Urban Drainage System (SUDS) - use of SUDS at Stones Farm, endorsed by Southern Water, is now confirmed as the preferred means of surface water disposal by the Flood & Water Management Act Further regulations are yet to be issued, eg regarding the approval process etc but, in future, any approved system will be adopted by the Lead Local Flood Authority (LLFA) and maintained thereafter by that Authority. It is likely that provisions will need to be included in the S106 Agreement (with the LLFA being a party to the Agreement) regarding adoption of SUDS etc Public Open Space/Countryside Gap/Landscape Buffer - detailed proposals for the 15 ha (minimum) of informal public open space (balancing ponds, community orchard, tree planting, wild meadow planting, footpaths and dog walks) and a landscaped buffer (the later taken from the housing land allocation) together with bunding (in parts) and semi mature tree planting (in parts) all designed for enhanced biodiversity and public access, are to be submitted at outline planning application stage. Bapchild Parish Council has indicated a wish to receive a transfer of the above land but with maintenance provided by Swale BC. Future ownership will be a matter for negotiation between the parties but a Management Plan will be required for the public open space/buffer which will need to include periodic monitoring of its design function as a SANG and the evolving understanding of the mitigation of recreational pressures on the Swale SPA Preparation of detailed proposals for the public open space/buffer at outline application stage will facilitate the drafting of an appropriate S106 Agreement which will need also to include a Management Plan for the management and upkeep of the public open space/buffer On site open space and play areas - informal open spaces with play equipment located within them, possibly larger areas as parks, possibly playingfields will all be included within the housing area at Stones Farm. It is anticipated that these areas will be adopted by Swale BC. If not, appropriate arrangements will need to be made by the developers for their future maintenance. These arrangements for the future maintenance and upkeep of open space and play areas will need to be incorporated within the S106 Agreement Considerate Constructors Scheme - if not managed appropriately, construction of the development proposed at Stones Farm has the potential to cause disruption and disturbance to existing residents on Fox Hill, on Canterbury Road, on the Lansdown Estate and in Bapchild. However, with modern construction techniques, if appropriately managed, development should be possible without undue disturbance and disruption. To help ensure this, developers and their immediate subcontractors will be required to participate in the Considerate Constructors Scheme (or an equivalent scheme) and this requirement will be included within the S106 Agreement. APRIL 2011 Development Brief Stones Farm, Sittingbourne 45

48 7.20. Delivery Trigger Points - Bapchild Parish outline planning application. Agreements will be expected Council s wish to achieve the delivery of the countryside to include obligations by the developer to notify the Borough gap and landscape buffer at the earliest opportunity is Council and relevant parties in advance when contributions understandable. However, a successful S106 Agreement is are to be made and to pay relevant parties directly thus one which allows the developer sufficient flexibility to create avoiding the need for unnecessary administrative and the funds to provide these sorts of features and deliver other monitoring charges. planning obligations without the need to constantly review and amend the document. It is important therefore that care is given to establishing appropriate trigger points at which actions are to be taken/features are to be delivered, balancing the needs of the developer, the local planning authority, the Parish Councils, local residents, the Highway Authority and other service providers and, for some features, mother nature. Appropriate trigger points will be the subject of negotiation and subsequent incorporation within the S106 Agreement Bapchild Parish Council - a S106 Agreement is a legal contract between the developer, the Planning Authority and relevant participant authorities, all of whom take on obligations or counter obligations of some sort. At this stage, it is not anticipated that Bapchild Parish Council will be a party to any agreement at Stones Farm but the landowners acknowledge the Parish Council s inevitable involvement in the future policing of the Agreement s provisions and thereafter. Accordingly, the landowners have committed to consult Bapchild Parish Council on the form and content of the S106 Agreement prior to its engrossment and developers will be expected to honour this commitment Draft Heads of Terms based on its Developer Contribution SPD, the Borough Council will require draft Heads of Terms for a S106 Agreement to accompany any Stones Farm, Sittingbourne Development Brief APRIL

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