Tunbridge Wells Borough Local Plan

Transcription

1 Tunbridge Wells Borough Local Plan Adopted March 2006 Tunbridge Wells Borough Council Town Hall, Royal Tunbridge Wells, Kent TN1 1RS Printed on environmentally friendly paper

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3 Contents Chapter Page 1 Introduction 1-1 What is a Local Plan? 1-1 The Local Plan Process 1-1 The Area Covered by the Local Plan 1-1 Why is a New Local Plan Needed? 1-1 The Kent Structure Plan 1-2 The Planning and Compulsory Purchase Act The Plan Period 1-3 The Format of the Local Plan Planning Strategy 2-1 Introduction 2-1 A Vision for the Plan Area 2-1 Strategic Objectives 2-5 Monitoring and Review Green Belt, Rural Fringe and Limits to Built Development 3-1 Introduction 3-1 Aims 3-1 Boundary Definition 3-2 Metropolitan Green Belt 3-2 Major Developed Sites within the Metropolitan Green Belt 3-4 Rural Fringe 3-6 Limits to Built Development 3-8 Implementation Environment 4-1 Introduction 4-1 Aims 4-1 General Policies 4-2 Design and Other Development Control Criteria 4-2 Listed Buildings 4-7 Conservation Areas 4-8 Shop Fronts 4-10 Advertisements 4-12 Outdoor Lighting 4-14 Archaeology 4-15 Scheduled Ancient Monuments 4-15 Other Sites of Archaeological Interest 4-16 Historic Parks and Gardens 4-17 Skylines 4-18 Tree and Woodland Protection 4-18 Nature Conservation 4-19 Water 4-23 Contaminated Land 4-26 Renewable Energy 4-27 Telecommunication Equipment 4-27 The Environment Within the Limits to Built Development 4-29 Landscape Within the Built Environment 4-29 Areas of Important Open Space 4-30 Areas of Landscape Importance 4-31

4 Important Landscape Approaches 4-33 Arcadian Areas 4-33 The Rural Landscape of the Borough 4-35 Agricultural Land 4-39 Implementation Town, Neighbourhood and Village Centres (incorporating Retail Development) 5-1 Introduction 5-1 Definitions 5-1 Aims 5-1 Potential Demand for Town, Neighbourhood and Village Centre Uses 5-2 Retail (A1 Use) 5-2 Financial and Professional Services and Places to Eat and Drink (A2, A3, A4 and A5 Uses) 5-2 Commercial or Public Offices (B1 Use) 5-2 Entertainment and Leisure Uses (D2 Use) 5-2 Hotels (C1 Use) 5-2 Housing (C Use) 5-3 Community Uses (D1 Use) 5-3 Hierarchy of Centres 5-3 Royal Tunbridge Wells Town Centre 5-3 Other Town Centres 5-4 Neighbourhood and Village Centres 5-5 Sequential Approach to Development Proposals 5-5 Royal Tunbridge Wells Town Centre 5-8 Mixed Use Provision 5-8 Site Allocations 5-10 Royal Tunbridge Wells Town Centre Primary Shopping Area 5-15 Southborough Town Centre 5-19 Mixed Use Allocation 5-21 Southborough Primary Shopping Area 5-22 Paddock Wood Town Centre 5-22 Mixed Use Allocation 5-23 Paddock Wood Primary Shopping Area 5-24 Cranbrook Town Centre 5-24 Mixed Use Allocation 5-25 Cranbrook Primary Shopping Area 5-26 Hawkhurst Town Centre 5-27 Hawkhurst Primary Shopping Area 5-27 Neighbourhood and Village Centres 5-27 Implementation Housing 6-1 Introduction 6-1 Aims 6-1 General Policies 6-2 The Retention of the Existing Housing Stock 6-2 Small and Intermediate-Sized Dwellings 6-3 Affordable Housing Within Development Schemes 6-5 Gypsy Sites 6-8 Housing Development 6-10 Housing Provision 6-10 Hierarchy of Settlements 6-12 Royal Tunbridge Wells and Southborough 6-12 Paddock Wood, Cranbrook and Hawkhurst 6-12 Villages 6-13 Countryside 6-13

5 Making the Best Use of Land and Buildings Within Limits to Built Development 6-13 Unidentified Sites 6-13 Housing Allocations on Previously-Developed Sites 6-16 Housing Allocation at the Kent and Sussex Hospital Site 6-22 Housing Development Outside the Limits to Built Development 6-23 Affordable Housing for Local Needs Outside the Defined Limits to Built Development 6-23 Key Workers Dwellings in Association with Rural Employment 6-26 Replacement Dwellings Outside the Defined Limits to Built 6-27 Development Extensions to Dwellings Outside the Defined Limits to Built 6-27 Development Extensions to Curtilages Outside the Defined Limits to Built 6-29 Development Conversions of Rural Buildings to Residential Use Outside the Defined Limits to Built Development 6-30 Implementation Economic Development 7-1 Introduction 7-1 Aims 7-1 Economic Development 7-2 Economic Development Provision 7-2 Hierarchy of Settlements 7-4 Making the Best Use of Land and Buildings Within Limits to Built Development 7-6 Allocation of Land for Economic Development 7-9 Abattoir 7-15 Economic Development Outside the Limits to Built Development 7-16 Extension of Businesses Outside the Limits to Built Development 7-17 Implementation Tourism 8-1 Introduction 8-1 Aims 8-1 Tourism Development 8-1 Tourist Accommodation 8-2 Provision of Tourist Accommodation 8-3 Serviced Accommodation 8-3 Non-Serviced Accommodation 8-4 Retention of Existing Tourist Accommodation 8-4 Implementation Recreation 9-1 Introduction 9-1 Aims 9-1 Recreation Development 9-1 General Policies 9-2 Recreation Open Space 9-2 Provision of Recreation Open Space in New Residential Development 9-3 Recreation Provision Within the Defined Limits to Built Development 9-7 Open Space for Youth and Adult Use, including Sports Pitches 9-7 Children s Playspace 9-10 Informal Open Space 9-13 Allotments 9-14 Indoor Sports Facilities 9-16

6 Recreation Provision Outside the Defined Limits to Built Development 9-17 Golf Courses 9-17 Equestrian Development 9-18 Implementation Community Services 10-1 Introduction 10-1 Health Services 10-1 Aims 10-1 Hospital Provision 10-1 Doctors, Dentists and Complementary Health Practitioner Surgeries 10-3 Education 10-4 Aims 10-4 School Provision 10-4 Development Contributions to Local Education Authority School Provision 10-7 The Dual Use of Schools 10-8 Redundant Schools 10-8 Community Buildings 10-9 Aims 10-9 Provision of Community Buildings 10-9 Places of Worship Libraries Police, Fire and Ambulance Services Cemeteries Waste Disposal Utilities Waste Recycling Implementation Transport and Parking 11-1 Introduction 11-1 Aims 11-2 Transport Provision with New Development 11-2 Access to New Development 11-2 Parking Provision with New Development 11-7 Strategic Transport Proposals The A21 Trunk Road A228 Colts Hill Strategic Link Rail Services Royal Tunbridge Wells Transport and Parking Provision Transport Strategy Park and Ride Cycle Provision Traffic Management Neighbourhood Centres Southborough Transport and Parking Provision Transport Strategy Cycle Provision Parking Proposals Neighbourhood Centres Paddock Wood Parking Provision Cranbrook Parking Provision Hawkhurst Parking Provision Rural Transport and Parking Provision Transport Strategy Parking Proposals Implementation 11-28

7 Tables Page 1 County Council Owned/Borough Council Operated Gypsy Sites at October Housing Requirement for Tunbridge Wells Borough Local Plan Economic Development Land Provision Existing Open Space Provision Tunbridge Wells Borough Local Plan Allotment Provision Tunbridge Wells Borough Local Plan Area Existing Hospital Provision April Requirement for Transport Assessment and Travel Plan Public Car Parks Paddock Wood Public Car Parks Cranbrook Public Car Parks Hawkhurst Appendices 1 Kent College, Pembury Major Developed Site within the A-1 Metropolitan Green Belt 2 Areas of Special Control for Advertisements A-2 3 Scheduled Ancient Monuments A-3 4 Nature Conservation Areas/Historic Parks and Gardens A-4 5 Royal Tunbridge Wells Primary Shopping Area Character Areas A-6 6 Road Hierarchy and Inter Urban Primary and Secondary Route A-16 Network 7 Land Reserved for Car Parking at Ashurst Station, Ashurst, A-20 Speldhurst 8 Highway Improvements Loading/Short Stay Parking Bays and A-21 Cycle/Pedestrian Crossing Facilities, London Road, Southborough 9 Highway Improvements Bus Lane, London Road, St John s A Highway Improvements Junction London Road/Vale Road, A-23 Royal Tunbridge Wells 11 Highway Improvements Junction Langton Road/Coach Road, A-24 Langton Green 12(a) Highway Improvements Loading/Short Stay Parking Bays, A-25 Langton Road, Langton Green 12(b) Highway Improvements Loading/Short Stay Parking Bays, Langton Road, Langton Green A-26 Proposals Map See separate wallet

8 Index of Policies Chapter Page 3 GREEN BELT, RURAL FRINGE AND LIMITS TO BUILT DEVELOPMENT MGB1 Metropolitan Green Belt 3-4 MGB2 Major Developed Sites in Green Belt 3-5 RF1 Sites designated as Rural Fringe 3-6 RF2 Rural Fringe Policy 3-8 LBD1 Development outside the Limits to Built Development ENVIRONMENT EN1 Development Control Criteria 4-3 EN2 Demolition of Buildings of Architectural and Historic Interest 4-7 EN3 Alterations to Buildings of Architectural and Historic Interest 4-8 EN4 Demolition in Conservation Areas 4-9 EN5 Development within, or affecting the character of, a Conservation Area 4-10 EN6 Shop Fronts 4-12 EN7 Advertisements 4-14 EN8 Outdoor Lighting 4-15 EN9 Scheduled Ancient Monuments 4-16 EN10 Archaeological Sites 4-17 EN11 Historic Parks and Gardens 4-18 EN12 Skyline Protection 4-18 EN13 Tree and Woodland Protection 4-19 EN14 Sites of Special Scientific Interest 4-21 EN15 Statutory Local Nature Reserves and other non-statutory Nature Conservation Sites 4-23 EN16 Protection of groundwater and other watercourses 4-24 EN17 Capacity of sewerage and water supply services 4-25 EN18 Flood Risk 4-26 EN19 Development on contaminated land 4-27 EN20 Telecommunications 4-29 EN21 Areas of Important Open Space 4-31 EN22 Areas of Landscape Importance 4-33 EN23 Important Landscape Approaches 4-33 EN24 Arcadian Areas 4-35 EN25 Development control criteria for all development proposals affecting the rural landscape 4-37 EN26 High Weald Area of Outstanding Natural Beauty 4-38 EN27 Special Landscape Areas 4-39 EN28 Agricultural Land TOWN, NEIGHBOURHOOD AND VILLAGE CENTRE (INCORPORATING RETAIL DEVELOPMENT) CR1 Location of large-scale (500 sq metres or greater gross floorspace) A1, A2, A3, A4, A5, B1, C1, D1 and D2 Uses within defined Primary Shopping Areas CR2 Location of large-scale (500 sq metres or greater gross floorspace) A1, A2, A3, A4, A5, B1, C1, D1 and D2 Uses outside defined Primary Shopping CR3 Areas 5-7 Location of proposals for small-scale (less than 500 sq metres gross floorspace) A1, A2, A3, A4, A5, B1, C1, D1 and D2 Uses within defined Primary Shopping Areas, Neighbourhood Centres and Village Centres 5-8 CR4 Allocations for town centre uses in Royal Tunbridge Wells 5-13 CR5 Royal Tunbridge Wells Primary Shopping Area 5-19 CR6 Allocation for supermarket at Central Southborough 5-21 CR7 Southborough Primary Shopping Area 5-22 CR8 Paddock Wood allocation for A1, C and D1 Uses

9 CR9 Paddock Wood Primary Shopping Area 5-24 CR10 Cranbrook allocation for A1, B1 and C Uses 5-25 CR11 Cranbrook Primary Shopping Area 5-26 CR12 Hawkhurst Primary Shopping Area 5-27 CR13 Retention of community facilities in neighbourhood centres or villages HOUSING H1 Retention of the existing stock 6-3 H2 Small and intermediate sized dwellings 6-5 H3 Affordable Housing within Development Schemes 6-8 H4 Gypsy Sites 6-10 H5 Residential development within Limits to Built Development 6-15 H6 Allocations for residential development on previously-developed sites 6-18 H7 Housing Allocation at the Kent and Sussex Hospital Site 6-23 H8 Affordable housing outside the Limits to Built Development 6-24 H9 Key workers dwellings in association with Rural Employment 6-26 H10 Replacement dwellings outside the Limits to Built Development 6-27 H11 Extensions to dwellings outside the Limits to Built Development 6-28 H12 Extensions to curtilages outside the Limits to Built Development 6-29 H13 Conversion of rural buildings to residential use outside the Limits to Built Development ECONOMIC DEVELOPMENT ED1 Location of large-scale (500 sq metres or greater gross floorspace) or greater proposals for B1 light industrial development within Economic Development Areas 7-8 ED2 Location of small-scale (less than 500 sq metres gross floorspace) B1 development 7-8 ED3 Location of B2 and B8 Uses within Economic Development Areas 7-9 ED4 Allocations for Economic Development 7-13 ED5 Conversion of rural buildings to Economic Development Use outside Limits to Built Development TOURISM T1 Location for small-scale new or extended tourism accommodation 8-4 T2 Retention of tourist accommodation 8-5 T3 Tourism accommodation outside the Limits to Built Development RECREATION R1 Retention of existing recreation open space 9-3 R2 Recreation open space in development of more than 15 bedspaces 9-6 R3 Allocations for sports pitches and other outdoor recreation 9-10 R4 Allocations for children s playspaces 9-13 R5 Allocations for informal open space 9-14 R6 Retention of allotments 9-16 R7 Allocations for allotment land 9-16 R8 Golf courses 9-18 R9 Equestrian development COMMUNITY SERVICES CS1 Allocation for new District General Hospital 10-3 CS2 Allocations for new primary school provision 10-5 CS3 Location for new school provision 10-6 CS4 Development contributions to school provision for developments over 15 bedspaces 10-8 CS5 Redundant school premises 10-9 CS6 Retention of community buildings 10-12

10 11 TRANSPORT AND PARKING TP1 Major development requiring Transport Assessments and a Travel Plan 11-4 TP2 Multi-modal access for smaller-scale non-residential development 11-5 TP3 Multi-modal access for large-scale residential developments 11-6 TP4 Access to the road network 11-7 TP5 Vehicle Parking Standards 11-8 TP6 Tunbridge Wells Central Access Zone (residential) Vehicle Parking Standards 11-9 TP7 Tunbridge Wells Central Parking Zone (commercial) TP8 Vehicle parking for small-scale changes of use to non-residential and development affecting Listed Buildings and Conservation Areas TP9 Cycle Parking TP10 A21: Tonbridge to Pembury Bypass TP11 A21: Other Improvements TP12 A228: Colts Hill Bypass TP13 Tunbridge Wells (Central) to Eridge Railway Line TP14 Allocation for car park extension Paddock Wood railway station TP15 Allocation for bus/rail interchange at Paddock Wood TP16 Allocation for car park extension, Ashurst railway station TP17 Allocations for Park and Ride sites TP18 Cycle route network in Royal Tunbridge Wells TP19 Highway improvements, Main Transport Routes, Royal Tunbridge Wells TP20 Retention of public car parks in Royal Tunbridge Wells TP21 Provision of segregated cycle route at the Ridgewaye site, Southborough TP22 Retention of Yew Tree Road public car park, Southborough TP23 Retention of the Pennington Road car park, Southborough TP24 Retention of Commercial Road public car parks, Paddock Wood TP25 Retention of public car parks in Cranbrook TP26 Retention of public car parks in Hawkhurst TP27 Retention of public car parks in villages 11-28

11 2 Planning Strategy Introduction 2.1 The Planning Strategy for this Local Plan is consistent with, and developed from, the strategy of the adopted Tunbridge Wells Borough Local Plan (1996), which has been successful in protecting the Borough s best environmental features and its Green Belt, and in focussing development in existing towns and villages and on the conversion of suitable rural buildings. The adopted Local Plan (1996) has also ensured that sufficient land has come forward for new housing to meet strategic requirements, while encouraging high-quality development and meeting local aspirations by enabling the provision of affordable housing, new community halls, sports centres, recreation grounds and play areas. 2.2 The Borough s strategic planning role within the South East Region in general, and Kent in particular, remains the same. The high-quality environment is also a constant consideration. For these reasons it is appropriate to maintain very similar guiding principles to those contained in the adopted Local Plan (1996). However, to remain relevant, and to reflect recent national and regional policy guidance, the Council s Corporate Plan and other strategies, and changing community aspirations, the principles need to evolve. There remains close interdependence between this Local Plan, the Borough Community Plan and the Borough Council s Strategies for Environment, Housing, Economic Development, Tourism, Sport and Recreation, and Transport. 2.3 This Chapter sets out a vision for the Borough s main settlements and countryside in relation to land use changes that are likely to occur as a result of this Local Plan. These key strategic objectives are set, each with measurable targets. Finally, the monitoring and review arrangements for this Local Plan are set out. A Vision for the Plan Area 2.4 Achieving the Planning Strategy relies on locating development appropriately within a hierarchy of settlements. The sections below set out the Local Planning Authority s vision for the main settlements within this hierarchy and the countryside as far as this may be affected by this Local Plan. A VISION FOR THE URBAN AREA: ROYAL TUNBRIDGE WELLS AND SOUTHBOROUGH 2.5 Government and Regional Planning Guidance state that urban areas should be the prime focus for new development within the Borough. Consistent with the approved Structure Plan, the urban area of Royal Tunbridge Wells and Southborough will be the focus for major development. Edge-of-town development is restricted by the Green Belt, the High Weald Area of Outstanding Natural Beauty and other landscape character areas. Royal Tunbridge Wells 2.6 The historic importance of Royal Tunbridge Wells, and the need to preserve and enhance the character and appearance of its Conservation Areas, will be important factors in determining the form and appearance of new development. By the end of the Plan period the high environmental quality of the town will have been retained and, in some cases, enhanced. Whilst the town will be the focus for new development, new buildings will respect their context. Regeneration of some of the least attractive parts of town through new, high-quality development will make a positive contribution to the character of the town s environment. 2.7 The thriving town centre will continue to attract people from the sub-region. The centre will be enhanced by new shopping, services, entertainment and hotel development, together with a more pedestrian and cycle-friendly environment. March 2006 Tunbridge Wells Borough Local Plan 2-1

12 2 Planning Strategy 2.8 The town centre and local neighbourhoods will remain the focus for local communities. They will be strengthened, in some cases, by new housing development which will support town centre and neighbourhood facilities. As greater protection is afforded to these facilities, there should be no decline in the importance of neighbourhood centres. 2.9 The increasing number of smaller households, and those in need of affordable housing, will find a range of suitable new homes provided Further large-scale employment and out-of-town retail provision will be concentrated in Longfield Road. This area, in particular, will benefit from the construction of the proposed A21 dual carriageway to link the Tonbridge and Pembury Bypasses New development will be located close to the town or neighbourhood centres and will be served by a range of transport provision. This should reduce the impact of the car on an already congested road network Some traffic congestion is likely to remain an issue in the town although, by planned improvements to the network (for example, improved footways, cycleways, Park and Ride, road improvements and other non-land use initiatives), the aim is to reduce the number and length of car journeys in the town The outward expansion of the town will be limited. No greenfield allocations are proposed for this Plan period, with the exception of two recreation grounds, economic development allocations and two Park and Ride sites which are proposed at the edge of Royal Tunbridge Wells. Southborough 2.14 Southborough lies within the urban area but contains its own, smaller, town centre. The Plan s vision is to add to the heart of the town by making the centre the focus of regeneration, including a new supermarket, a limited amount of new housing, a primary school, recreation and children s playspace, a modernised community facility and associated car parking Apart from the development in the town centre, only small-scale change is anticipated in Southborough As well as the town centre, local neighbourhood centres will continue to be the focus of the community, and the loss of day-to-day facilities and amenities such as neighbourhood shops, pubs, surgeries, recreation grounds and children s playspace will be resisted Southborough straddles the A26, one of the principal access routes into Royal Tunbridge Wells, and the impact of traffic will continue to be felt. The impact should be reduced through better pedestrian crossing facilities linking both sides of the town centre, improved bus and cycle provision, and other non-land use transport measures such as traffic calming. A VISION FOR SMALL RURAL TOWNS: PADDOCK WOOD, CRANBROOK AND HAWKHURST 2.18 These towns will continue to serve a wider rural hinterland with a range of local services. Further development is limited by the strategy to concentrate sufficient housing development in the urban area of Royal Tunbridge Wells/Southborough. The town centres will remain the focus of the community and their vitality and viability will be enhanced by new development opportunities. 2-2 Tunbridge Wells Borough Local Plan March 2006

13 2 Planning Strategy Paddock Wood 2.19 Paddock Wood has expanded considerably in the last few decades. Edge-of-town development at Paddock Wood is restricted to the west by the Green Belt and more generally by the River Medway floodplain. There are opportunities within the recentlyenhanced town centre for mixed use development, including housing and a new community hall Little change is expected in the number of new houses in Paddock Wood as no new housing allocations are made and there are only limited opportunities for small-scale housing (such as infill, development or conversion) to come forward By the end of the Plan period, land for economic development off Maidstone Road to the north of the railway line should be developed The town is served by bus connections and has a railway station, where an improved bus/rail interchange should be available along with new cycleways and an extension to the railway car park. Cranbrook and Hawkhurst 2.23 These towns are located within the High Weald Area of Outstanding Natural Beauty and the Plan s strategy is to protect the unique character of the setting of the towns and the character of the central conservation areas The centres of Cranbrook and Hawkhurst should continue to thrive with the addition of new retail floorspace and car parking. Hawkhurst will retain much more local trade as a result of a new supermarket, and the vitality and viability of the centre will be significantly enhanced Traffic will continue to be an issue at the centre of Hawkhurst, but a number of initiatives, including those funded by development proposals (such as an additional pedestrian crossing linking the new supermarket and the Colonnade, and traffic calming measures) should assist pedestrian and cyclist safety Population change is likely to be limited as no new housing allocations are made at Cranbrook, whilst one brownfield site is allocated within walking distance of the centre of Hawkhurst By the end of the Plan period new economic development opportunities should be provided on a brownfield site between Cranbrook and Hawkhurst on the A229. A VISION FOR VILLAGES 2.28 There are a number of villages within the Borough that all have some facilities such as a primary school, shop, public house and church, together with basic recreational facilities such as a village/community hall, recreation ground and children s play area: Benenden Bidborough Brenchley Five Oak Green Frittenden Goudhurst Hawkhurst (The Moor) Horsmonden Iden Green Kilndown Lamberhurst Langton Green March 2006 Tunbridge Wells Borough Local Plan 2-3

14 2 Planning Strategy Matfield Pembury Sandhurst Sissinghurst Speldhurst 2.29 The approved Kent Structure Plan 1996 classifies such settlements within Policy RS2 and the Kent & Medway Structure Plan (2006) Policy SS1(d) Most villages are located within the Green Belt and/or the Area of Outstanding Natural Beauty or Special Landscape Area. In addition, only a limited range of local facilities and transport options are available. Villages will remain suitable for only minor development such as infilling or redevelopment Only limited change is anticipated with the character of the designated conservation areas preserved and enhanced and key open spaces and areas of landscape importance protected Outward expansion will not occur except on sites required to meet the needs of the local community (for example, primary schools, recreation grounds, community halls and affordable housing) The Planning Strategy aims to prevent the loss of a range of essential village services (including shops, pubs, community halls and recreation grounds). A VISION FOR THE COUNTRYSIDE 2.34 Landscape character is one of the most important assets of the Borough and the Plan aims to protect the area outside the principal settlements from the encroachment of development. Nevertheless, by the end of the Plan period there is likely to have been some change Considerable non-agricultural job opportunities will be generated through the conversion of certain rural buildings, the expansion of existing firms or institutions and tourist development. Some new housing will arise through the conversion of appropriate rural buildings, whilst the limited extension to existing homes may be allowed. A very limited number of new homes may also be permitted for key workers for whom it is essential to live on-site Development restraint in the countryside applies also to small hamlets and dispersed groups of buildings. For the purposes of the Kent Structure Plan 1996 the following are classified within Policy RS5 and the corresponding policy covering development in the countryside is Policy SS7 of the Kent & Medway Structure Plan (2006): Ashurst Castle Hill, Brenchley Cranbrook Common Colliers Green Curtisden Green Four Throws, Hawkhurst Groombridge (that part in Kent) Hartley The Down, Lamberhurst Petteridge Sandhurst Cross Sawyers Green Tudeley Wilsley Green Wilsley Pound Other small hamlets and dispersed groups of buildings 2-4 Tunbridge Wells Borough Local Plan March 2006

15 2 Planning Strategy Strategic Objectives 2.37 Since the adopted Local Plan (1996) was prepared, sustainable development has become established as the key theme of international, national and local policymaking. Sustainable development is often defined as development which meets the needs of the present without compromising the ability of future generations to meet their own needs. The Government now requires Local Plans to be subject to an environmental appraisal which is published with this Plan. Although the scope of this Plan is not wide enough to cover all the changes and new policy directions required to achieve sustainable development, it can make a substantial contribution The overall aim of this Local Plan is to promote sustainable development and for that reason the Planning Strategy is guided by three strategic objectives: 1. To protect the unique, high-quality environmental character of the area and to promote enhancement by encouraging excellence in the quality of all development; 2. To conserve finite, non-renewable resources such as land, energy, water, soil and air quality; and 3. To retain and provide an appropriate level and distribution of development to meet identified housing, economic and community needs Each of the strategic objectives will be achieved through the combined effect of a range of Local Plan policies. The achievement of each strategic objective will be monitored through a number of targets. STRATEGIC OBJECTIVE 1 To protect the unique, high-quality environmental character of the area and to promote enhancement by encouraging excellence in the quality of all development 2.40 The number and extent of areas and buildings designated for their environmental importance shown in Appendices 3 and 4 (such as conservation areas, listed buildings, Sites of Special Scientific Interest, Ancient Monuments and the Area of Outstanding Natural Beauty) reflects the quality of the local built and natural environment. It is important that these features are conserved and enhanced and that policies remain in place to achieve this aim. The roles of the Metropolitan Green Belt and the High Weald Area of Outstanding Natural Beauty remain essential to checking the unrestricted sprawl of Royal Tunbridge Wells and Southborough and the safeguarding of countryside from encroachment. The landscape of national importance, which provides the setting to the area s towns and villages, must be protected. More generally, the impact of development on the landscape, including noise and light pollution, should be minimised when considering development proposals. Within the towns and villages, important open spaces and areas of landscape importance contribute much to the history, character and amenity of the built up areas and should not be sacrificed for unsympathetic development which is harmful to their conservation. In all locations, sites valuable for nature conservation should be protected from detrimental impact The emphasis of this Local Plan is not merely to conserve and enhance features of importance, but is to foster high-quality development throughout the Plan area. Both larger scale urban renewal and incremental change bring the opportunity to extend the environmental quality of the Borough to new, sometimes degraded, areas. As opportunities arise to regenerate parts of the towns and villages through the development of sites allocated in this Local Plan, or in other unidentified locations, good design will be expected which respects the site context and local distinctiveness and creates new memorable townscapes. Consequently, detailed design requirements for new development are an integral part of this Plan. March 2006 Tunbridge Wells Borough Local Plan 2-5

16 2 Planning Strategy 2.42 Targets for the Plan Period There will be no loss of Scheduled Ancient Monuments or Sites of Special Scientific Interest designated of national importance; No development within the Metropolitan Green Belt will be permitted other than that which is in accordance with PPG2 and this Local Plan; and No development, the design of which is incongruous within its context will be permitted. STRATEGIC OBJECTIVE 2 To conserve finite non-renewable resources such as land, energy, water, soil and air quality 2.43 The quality of the Borough s landscape and the extent of river floodplains in certain parts of the Plan area reinforce the national policy to safeguard the countryside for its own sake. The Planning Strategy aims to minimise the loss of greenfield sites to irreversible development, whilst maximising the development potential of previouslydeveloped (brownfield) sites within existing built up areas through new, high-quality development. Restraint of development in the countryside through Green Belt, Limits to Built Development and landscape policies is essential to the regeneration of the Borough s brownfield sites Brownfield sites within, or close to, town, neighbourhood or village centres, or with good public transport links, bring exceptional opportunities for a more sustainable pattern of development. The density of development should be maximised on such sites without compromising environmental quality Concentrating development within existing centres, at urban areas and places where a range of transport options are available, can also have an important influence on energy conservation. In addition, the Plan aims to reduce energy consumption through the layout, orientation, design and materials of buildings In relation to water conservation, the Plan aims to protect the quality and the quantity of ground water resources, protect surface water features, control aquatic pollution and protect floodplains Similarly, the Plan aims to protect the best and most versatile agricultural land Although the scope of the Plan cannot influence all aspects of air quality, the Planning Strategy aims to control the location of, and carefully assess the impact of, potentially polluting uses. In addition, the provision of a wider choice of travel options is aimed at reducing the impact of the car on air quality Targets for the Plan Period No development within the Metropolitan Green Belt will be permitted other than that which is in accordance with PPG2 and this Local Plan; 90% of new dwellings will be developed on previously-developed land; 80% of housing development built on sites allocated in the Plan will be within the Royal Tunbridge Wells Central Access Zone defined in the Plan or within 400 metres of the defined Primary Shopping Areas of Southborough, Paddock Wood, Cranbrook and Hawkhurst; 15% of housing development built on sites allocated in the Plan will be within 400 metres of a defined Neighbourhood Centre in Royal Tunbridge Wells/Southborough; 2-6 Tunbridge Wells Borough Local Plan March 2006

17 2 Planning Strategy 45% of new economic floorspace gains will be constructed on previously-developed land or through converted buildings; Densities of dwellings per hectare or greater will be achieved on all housing allocations; Travel plans will be secured for appropriate development schemes in accordance with PPG13 (2001); No development which would have an unacceptable effect on the quality or potential yield of groundwater, the quality within, or supply to, surface water features will be permitted; and No development in areas at high risk from flooding will be permitted without measures to protect it and prevent the increased risk of flooding elsewhere. STRATEGIC OBJECTIVE 3 To retain and provide an appropriate level and distribution of development to meet identified housing, economic and community needs 2.50 The Planning Strategy is to meet the strategic housing requirement for the Borough set out in the approved Structure Plan. The need for more, smaller dwellings and affordable housing is recognised and such development is to be integrated into all larger schemes. Affordable and key worker housing may be allowed as an exception to normal planning policy outside the Limits to Built Development within rural areas to meet a clearly-identified local need The Planning Strategy is to enable a diverse range of job opportunities without economic overheating resulting in an unsustainable demand for labour and consequent skill shortages. Economic development will be brought forward through the allocations of sites to serve the urban area of Royal Tunbridge Wells and Southborough and the rural towns of Paddock Wood, Cranbrook and Hawkhurst. In addition, the allocation of land, and enabling policies, for other employment-generating uses such as new retail, education, health and tourism development are contained in the Plan. The needs of the rural area are recognised by allowing the conversion of certain existing rural buildings and through policies which aim to retain key village services Sites are allocated for new community facilities (including a district general hospital, primary schools, recreation grounds, children s playspace and community halls) where a need has been identified. Development which would have an increased demand on such facilities will be expected to contribute towards their provision. Well-distributed facilities which are close to the population they serve will reduce the length of journey and increase the likelihood of using more sustainable forms of transport. The Planning Strategy aims to protect existing neighbourhood and village services Targets for the Plan Period 2,900 additional dwellings will be built; Housing developments will provide a mix of new dwellings including on larger sites around 75% of small and intermediate dwellings (up to 60 square metres and square metres respectively); The provision of affordable housing will be maximised, particularly through negotiation on larger sites, where a maximum of 30% affordable housing will be sought; Up to 85,000 square metres of new business floorspace (B1, B2 and B8 Uses) and 23,500 square metres of retail floorspace (A1 Use Class) will be permitted; Wherever possible, community facilities, including primary schools, shops and community halls, will be retained. When a need has been identified, the provision of new community facilities will be encouraged when suitable opportunities arise; and March 2006 Tunbridge Wells Borough Local Plan 2-7

18 2 Planning Strategy Recreational open space will be retained where it is required to meet an identified need. In areas of open space deficiency, new facilities will be sought in connection with new residential development, or where other suitable opportunities arise. Monitoring and Review 2.54 The Local Planning Authority will monitor all targets set out in this Local Plan Planning decisions will be monitored in order to determine the location of development, particularly in relation to areas of constraint such as the Metropolitan Green Belt, areas of nature conservation value and other areas of environmental importance identified in this Plan In the case of housing development, progress on the implementation of housing allocations and the contribution of unidentified sites will be annually monitored. Particular attention will be paid to monitoring the density of housing development and the provision of small and intermediate-sized dwellings, and affordable homes In the case of economic development, progress on the implementation of allocations and other consents will be monitored annually in the context of data on the local labour market, notably levels of unemployment and skills shortages and the availability of vacant premises Whether housing or economic development is permitted on previously-developed land will be monitored annually by the Local Planning Authority In the case of transport and parking, targets are contained in the Local Transport Plan and the Borough s Transport Strategy In the case of town centres, the Local Planning Authority will continue its series of surveys which will be updated annually to assess vitality and viability. In the case of neighbourhood and village centres, the provision of the small-scale day-to-day facilities referred to in Chapter 5 will be monitored This monitoring work, together with reviews of the impact of new development proposals outside the Plan area and an assessment of evolving strategic and Government advice, will provide the basis for the Local Development Framework. 2-8 Tunbridge Wells Borough Local Plan March 2006

19 3 Green Belt, Rural Fringe and Limits to Built Development Introduction 3.1 Countryside cannot be easily replaced or restored and there are well-established national and county-based policies for protecting it. The aim of this Plan is to protect the countryside by restricting the spread of towns and villages. 3.2 Outside the main urban area and small rural towns and villages, the Borough is predominantly rural in character. The Metropolitan Green Belt covers the western extent of the Plan area, with its outer boundary situated broadly to the west of Paddock Wood and at the interface between Pembury, and part of Brenchley and Lamberhurst Parishes. 3.3 Within the Metropolitan Green Belt, there will be firm restraint against development in accordance with Government advice (PPG2) other than limited development for the purpose set out in the guidance. However, redevelopment or infill development within Major Developed Sites such as hospital and educational establishments within the Metropolitan Green Belt may be acceptable provided this would not compromise its openness or visual amenity and the surrounding countryside. 3.4 The Metropolitan Green Belt boundary should be drawn with the long-term future of towns and villages in mind, with a view to safeguarding land between the built up area and countryside which may be required to meet longer term development needs. For this purpose, this Local Plan designates areas of Rural Fringe. 3.5 A Limit to Built Development clearly defines the limit to growth around all urban areas and villages in accordance with the approved Kent Structure Plan (1996) and the Kent & Medway Structure Plan (2006) policy. Aims 1. To prevent the unrestricted sprawl of towns, villages and hamlets into the surrounding countryside. 2. To maintain the separate identity and character of settlements and prevent their coalescence and the erosion of largely undeveloped gaps: (i) (ii) between settlements with defined Limits to Built Development including: Royal Tunbridge Wells and Southborough Royal Tunbridge Wells and Pembury Royal Tunbridge Wells and Rusthall Southborough and Bidborough Rusthall and Langton Green Brenchley and Matfield Goudhurst and The Chequers area Hawkhurst and The Moor between settlements with defined Limits to Built Development and settlements without defined boundaries including: Cranbrook and Wilsley Green Cranbrook and Hartley Sissinghurst and Cranbrook Common Hawkhurst and Gills Green Hawkhurst and Four Throws Hawkhurst and Sawyers Green Lamberhurst and The Down Sandhurst and Sandhurst Cross Sissinghurst and Wilsley Pound March 2006 Tunbridge Wells Borough Local Plan 3-1

20 3 Green Belt, Rural Fringe and Limits to Built Development 3. To assist in the renewal and regeneration of parts of the Borough s towns and villages by restricting outward expansion and encouraging the recycling of previously-used land and buildings. Boundary Definition 3.6 A defined boundary has been drawn for the Limits to Built Development, Metropolitan Green Belt and Major Developed Sites within the Metropolitan Green Belt to ensure that the boundaries will endure and that there are clear indications of where the Borough Council will seek to concentrate new development. The boundaries are based on those contained in the adopted Tunbridge Wells Borough Local Plan (1996), which in turn had reviewed the boundaries in the previous area-based Local Plans for Royal Tunbridge Wells, Southborough and Paddock Wood. 3.7 The Limits to Built Development and Metropolitan Green Belt boundaries for each settlement have been defined where the character of the area changes from being built up or urban and therefore belonging to the character of the built up area, to being rural, loose-knit and more akin to the countryside. In some cases there is an abrupt change of character, where the built up area may abut, for example, dense woodland or open countryside. In other cases a change of character occurs at a break in development, marked by undeveloped land, between the more compact, densely developed built up area and loose-knit groups of buildings or isolated dwellings which lie beyond this break. This change in character is the point at which boundaries have been defined. 3.8 Wherever possible, Limits to Built Development, Metropolitan Green Belt and Major Developed Site boundaries have been drawn close to the built up area along the inner boundary of readily recognisable features such as roads, watercourses, hedge or tree lines. However, where by following such a boundary this would enclose a substantial area of largely undeveloped land that is visible from, or visually related to, the countryside, or a smaller area at a sensitive location such as the entrance to a town or village or in an exposed location, the boundary has been drawn a reasonable distance (generally 10 metres) from the back edge of the existing principal building. This approach has also been followed where there is no strong boundary at the edge of a settlement. 3.9 Careful consideration has been given to the possible policy implications of including marginal areas within the built up area for example, on the purposes of the Metropolitan Green Belt and the possible visual impact of harmful outward expansion which might otherwise be permissible under policies for the built up area (such as residential infill development). Consistent with the Kent Structure Plan 1996 and the Kent & Medway Structure Plan 2006, the Limits to Built Development, Metropolitan Green Belt and Major Developed Site boundaries have been defined with the aim of preserving the character of settlements and the countryside beyond This Local Plan allocates sites for development, some of which are at the periphery of settlements. Boundaries are specifically drawn to include such allocations within the Limits to Built Development. This signifies clearly that the Borough Council accepts that such development within the area allocated should take place. Exceptions have been made for the allocation of land for village primary schools and Park and Ride sites. Such sites remain outside the Limits to Built Development to indicate the lack of support for any other type of development. In any event, such exceptional development will remain primarily open in character with limited built form. Metropolitan Green Belt 3.11 The Metropolitan Green Belt is a long-standing instrument of national and regional planning policy to which the Government attaches great importance. National guidance states that the fundamental aim of Green Belt is to prevent urban sprawl by keeping land permanently open; and that the most important characteristic of Green Belt is its 3-2 Tunbridge Wells Borough Local Plan March 2006

21 3 Green Belt, Rural Fringe and Limits to Built Development openness. The general purposes of the Metropolitan Green Belt as defined in PPG2 are: to check the unrestricted sprawl of large built up areas; to prevent neighbouring towns merging into one another; to assist in safeguarding the countryside from encroachment; to preserve the setting and special character of historic towns; and to assist in urban regeneration, by encouraging the recycling of derelict and other urban land The outer boundary to the Metropolitan Green Belt was defined by the Kent Countryside Plan (1983) The Tunbridge Wells Borough Local Plan (1996) reviewed the Metropolitan Green Belt boundaries of the previous area-based Local Plans for Royal Tunbridge Wells, Southborough and Paddock Wood, which defined the Metropolitan Green Belt boundary adjoining these settlements. The 1996 Local Plan also defined, for the first time, the inner boundaries for the remainder of the settlements within the Plan area covered by the Metropolitan Green Belt. National guidance states that the essential characteristic of the Green Belt is its permanence. Green Belt protection must be maintained as far as can be seen ahead and, where detailed Green Belt boundaries have been adopted in local plans, they should only be altered in exceptional circumstances Regional Planning Guidance for the South East (RPG 9) confirms that Metropolitan Green Belt designations still have an important role in preventing urban sprawl and the coalescence of settlements and in protecting the countryside. Furthermore, the Green Belt policy concentrates development in existing urban areas and is an essential tool in promoting urban regeneration and renewal. The emerging South East Regional Spatial Strategy does not propose any change to the general extent and/or function of the Metropolitan Green Belt RPG 9 states that the outcome of urban capacity studies and the review of all other alternative locations for development will determine whether exceptional circumstances have arisen to suggest the need to review Green Belt boundaries. The Tunbridge Wells Borough Urban Capacity Study (2001) and the allocation of sites outside the designated Metropolitan Green Belt indicate that the Borough can accommodate all necessary development without the need to modify the Metropolitan Green Belt boundaries. Tunbridge Wells Borough is located within an area of strategic development restraint in West Kent. A large proportion of the Green Belt within Tunbridge Wells Borough is designated as the High Weald Area of Outstanding Natural Beauty, the protection of which remains a priority, under national and Regional Planning Guidance. It is regional planning policy in RPG 9 to safeguard the setting of historic towns and villages. In addition, the conservation of the setting of Royal Tunbridge Wells is a strategic planning policy. The purposes of the Green Belt remain relevant for the Plan period. There are no exceptional circumstances arising in this Plan period which justify the amendment of the existing Metropolitan Green Belt boundary and for these reasons no releases of land from the Metropolitan Green Belt are proposed in this Local Plan The Metropolitan Green Belt inner boundaries are defined around the principal towns and villages and are shown on the Proposals Map. Where a boundary is not drawn around the edge of a small hamlet or group of buildings, the area is included entirely within the Green Belt Within the Metropolitan Green Belt there will be a presumption against permitting new development, or changes of use of land or buildings, or engineering operations, other than those in accordance with PPG2, the Kent Structure Plan 1996 and the Kent & Medway Structure Plan 2006 (and the South East Regional Spatial Strategy which will succeed it) and other relevant policies contained within this Local Plan. March 2006 Tunbridge Wells Borough Local Plan 3-3

22 3 Green Belt, Rural Fringe and Limits to Built Development POLICY MGB1 The openness of the Metropolitan Green Belt, as defined on the Proposals Map, will be preserved and no development which would conflict with the purposes of including land within it will be permitted. Within the Metropolitan Green Belt, planning permission will not be granted other than for: (1) The construction of a new building or buildings for one of the following purposes: (a) agriculture or forestry; (b) essential facilities for outdoor sport or recreation, for cemeteries or other uses of land which preserve the openness of the Metropolitan Green Belt and do not conflict with its purposes; (c) limited affordable housing to meet local needs in accordance with POLICY H8; (d) development within a Major Developed Site, as defined on the Proposals Map, and provided that any proposal is in accordance with POLICY MGB2; (2) Extension, alteration or replacement of a dwelling, provided it is in accordance with POLICIES H10 and H11; (3) The re-use of a building, provided any proposal is in accordance with POLICIES H13 and ED5 and does not include any associated uses of land around the building which might conflict with the openness of the Metropolitan Green Belt or the purposes of including land in it; and (4) The carrying out of an engineering or other operation or the making of any material change in the use of land, provided that it maintains the openness of the Metropolitan Green Belt and does not conflict with its purposes. Major Developed Sites within the Metropolitan Green Belt 3.18 Whilst there is a general presumption against development in the Metropolitan Green Belt, PPG2 makes specific provision for the identification of sites of substantial scale (such as hospital and educational establishments) as Major Developed Sites within the Metropolitan Green Belt. Within such areas limited infilling or complete or partial redevelopment may be acceptable In accordance with national guidance, the Borough Council defines Major Developed Sites as sites which have: an identifiable and substantial development core of permanent buildings (above 7,500 square metres floorspace); and some capacity to accept development without adversely affecting the openness; visual amenity or purposes of the Metropolitan Green Belt or other environmental designations Often, the operational sites are extensive. However, in order that the surrounding countryside is protected from the encroachment of development and the openness and visual amenity of the Metropolitan Green Belt is not compromised, the Major Developed Site boundaries are defined around the core of permanent buildings. 3-4 Tunbridge Wells Borough Local Plan March 2006

23 3 Green Belt, Rural Fringe and Limits to Built Development 3.21 There are three sites which meet the above criteria and are designated as a Major Developed Site on the Proposals Map: Holmewood House School, Langton Green Kent College, Pembury Pembury Hospital, Pembury (7,800 square metres) (8,200 square metres) (25,000 square metres) 3.22 On the deposit date of the Tunbridge Wells Borough Local Plan Review (May 2001), each Major Developed Site had a measured footprint of permanent buildings which is shown in rounded figures in brackets above. This footprint will be used as the basis for interpreting whether new infill development would represent a major increase in the developed proportion of the site, or, if redevelopment is proposed, that a footprint would not exceed that of the existing buildings Where a site contains a mixture of building heights, the maximum height of any new buildings should not exceed the maximum height of any of the existing buildings. As to the amount of the new development reaching the same previously maximum height, this will be judged against the impact that the development would have on the openness of the Metropolitan Green Belt and the overall visual impact, including reference to the impact of the previous buildings. The scale, form and location of any proposal will be significant in judging such impact The designation of a Major Developed Site does not set aside other planning considerations such as the access implications and the environmental impact of additional development Given the restricted capacity of the identified sites, and the requirement of national planning guidance not to create a major increase in the developed proportion of a Major Developed Site, the Borough Council encourages the formulation of a site masterplan to ensure that any new development is comprehensively planned and makes efficient use of the available land The designation of Major Developed Sites offers the opportunity for environmental enhancement in addition to meeting the longer-term needs of the sites identified. This may be achieved through the rationalisation of buildings. POLICY MGB2 Infill development and redevelopment proposals within the designated Major Developed Sites at Holmewood House School, Langton Green; Kent College, Pembury; and Pembury Hospital, as defined on the Proposals Map, will only be permitted if all of the following criteria are satisfied: 1 Development would not have an adverse impact on the openness or visual amenity of the Metropolitan Green Belt; 2 Development would not exceed the height of any of the existing buildings; 3 Where infill development is proposed, development would not lead to a major increase in the developed proportion of the defined Major Developed Site; and 4 Where redevelopment is proposed, development would not occupy a footprint which exceeds that of the buildings to be replaced unless this would achieve a reduction in height which would benefit visual amenity. March 2006 Tunbridge Wells Borough Local Plan 3-5

24 3 Green Belt, Rural Fringe and Limits to Built Development 3.27 At Holmewood House School, Langton Green there is potential to develop the site comprehensively whilst providing environmental enhancement to the character of the buildings and spaces within the identified boundary, including the preservation or enhancement of the setting of the Grade II listed building. Redevelopment of some of the buildings may enable this to be achieved. The site may absorb limited infill development, in the form of extensions to the existing buildings or development of additional buildings of an appropriate scale for this site At Kent College there is potential to provide for further limited infill or redevelopment within the confines of the identified boundary (shown in Appendix 1) The Pembury Hospital site is proposed as the new District General Hospital in this Local Plan (POLICY CS1). This is likely to result in the redevelopment of the site within the Plan period. Rural Fringe 3.30 In order to ensure that the Green Belt boundaries endure over successive reviews of the Local Plan, the Green Belt has been carefully drawn, with a view to safeguarding, where appropriate, land between built up areas and the Green Belt which may be required to meet longer-term development needs The adopted Local Plan (1996) identified six Rural Fringe sites. Since adoption, an outof-town entertainment development has been permitted and constructed on part of the Home Farm Rural Fringe site, Royal Tunbridge Wells The Home Farm Rural Fringe site has been extended to include the Sherwood Park and Greggs Wood area. The extension area was originally designated as a fringe site within the Royal Tunbridge Wells and Southborough Local Plan (1988). However, the adopted Local Plan (1996) allocated the site for informal outdoor recreation or a low-key tourist use. As this development has not come forward and is not required prior to 2011, the site is re-designated as Rural Fringe land In accordance with PPG 2 and 3, Rural Fringe areas have been identified at six locations. All sites abut the defined built up area. The sites are located close to the urban area of Royal Tunbridge Wells and Southborough, and they may provide a valuable contribution to meeting long-term development needs whilst achieving a sustainable pattern of development. POLICY RF1 Land is designated as Rural Fringe at the following locations, as defined on the Proposals Map: 1 Culverden Down, Royal Tunbridge Wells; 2 Grange Road Allotments, Rusthall, Royal Tunbridge Wells; 3 North Farm Tip, Royal Tunbridge Wells; 4 Home Farm, Sherwood Park and Greggs Wood, Royal Tunbridge Wells; 5 Speldhurst Road Allotments, Royal Tunbridge Wells; and 6 Hawkenbury Farm, Hawkenbury Road, Royal Tunbridge Wells. 3-6 Tunbridge Wells Borough Local Plan March 2006

25 3 Green Belt, Rural Fringe and Limits to Built Development 3.34 Government advice indicates that the essential characteristic of the Green Belt is its permanence. The achievement of this objective and the fulfilment of the functions of the Green Belt are closely related to the control of development within the land designated as Rural Fringe. Early release of land designated as Rural Fringe in this Local Plan would increase pressure for an early review of the Green Belt boundary and pressure for encroachment into the surrounding countryside, which in most cases is designated of national or strategic importance It should be stressed that even in the longer term it is not expected that every part of the designated Rural Fringe sites will be suitable for built development. Whilst some of the Rural Fringe sites are visible from within the built up area, many of the large designations around Royal Tunbridge Wells are also highly visible from the surrounding countryside and form an important part of the setting of the built up area. Additionally, some sites encompass wildlife habitats of importance, contain important landscape features, or form amenity space serving local residential areas. The pattern of hedgerows and tree cover may be an important element of these landscapes The designated areas of Rural Fringe have varying degrees of constraint, and detailed appraisals of constraints and features for retention will be undertaken. However, the main constraints associated with each site are readily identifiable as follows: (i) Culverden Down, Royal Tunbridge Wells This site, particularly the central part, forms an important part of the setting of Royal Tunbridge Wells. There are extensive views into and out of the site, particularly to the north and west to David Salomon s House and Speldhurst Road, which are situated on higher ground. The Bennett Memorial School buildings are set in a prominent position and have the character of a large institutional building in a parkland setting. It is important to retain the character of this part of the site. Other parts of the site are subject to nature conservation policies and landscape protection policies. Retention of the extensive tree group at the centre of the site, together with associated tree belts, as defined on the Proposals Map, is regarded as essential to protect the character and visual amenity of the site. (ii) Grange Road Allotments, Rusthall, Royal Tunbridge Wells This site is situated on the ridge overlooking Hurst Wood Valley, with long views across to Culverden Down and Speldhurst. The north eastern boundary of the site is bounded by a hedgerow which should be protected and enhanced. (iii) North Farm Tip, Royal Tunbridge Wells This site has been landscaped, following completion of the refuse tip, and forms a prominent artificial knoll in the landscape. The site is important to the setting of the town and is visible from Sherwood, the Longfield Road and railway approaches to the town. Ground conditions and environmental constraints dictate that only open uses are likely to be suitable for at least 25 years. The prominence of the site makes much of the area unsuited to development which would be visually intrusive on the setting of Royal Tunbridge Wells from the wider countryside. (iv) Home Farm, Sherwood Park and Greggs Wood, Royal Tunbridge Wells This site is important to the setting of Royal Tunbridge Wells. There are extensive views into the site from High Brooms, Southborough, Bidborough Ridge and the railway line. The site comprises woodland and an area of open pasture. Greggs Wood and part of the pastures of Home Farm are designated as a site of Nature Conservation Interest. The open part of the site contains a prominent, north-south running ridge which is highly visible and is particularly important to the character of the setting of this part of the town. The topography and surrounding woodland make a positive contribution to the intrinsic character of the locality, providing a strong landscape structure within which the pasture is set and a visual link with the adjacent landscape. Retention of the tree cover and the undeveloped north-south orientated ridge are essential to protect the character and visual significance of the site. March 2006 Tunbridge Wells Borough Local Plan 3-7

26 3 Green Belt, Rural Fringe and Limits to Built Development (v) Speldhurst Road Allotments, Royal Tunbridge Wells This ridgeline site has a backdrop of modern, fairly high-density residential development to the north and east and is occupied by allotments. (vi) Hawkenbury Farm, Hawkenbury Road, Royal Tunbridge Wells The patchwork character of the site formed by hedgerows enclosing open spaces is important to the setting of this part of Royal Tunbridge Wells. The northern part of the site is situated on a prominent ridge running east-west across the allotments and forms an important part of long views from the south and allows views out across the site to open countryside. Part of the site has been subject to landfill in the past and this may constrain the nature and extent of development. There are a number of free-standing trees which contribute to the character of the site and should be protected. In addition, the southern edge is an important buffer zone which should be retained in order to protect the ecological interest of the Site of Nature Conservation Interest to the south Rural Fringe land is a constrained and finite resource which is not allocated for development. In the future the release of some parts of Rural Fringe land to meet longterm development needs will only be made by means of reviews of this Local Plan. In accordance with PPG2 it is intended that its release will be carried out in an orderly and controlled manner, extending over successive reviews of the Plan It is not the aim of the Rural Fringe designations to preclude existing uses from continuing to occupy the site and adapt to current needs. Development which would meet the needs of an established use such as a school on a Rural Fringe site or temporary development, particularly that which would assist in ensuring that the land is properly looked after, may be appropriate on sites designated under POLICY RF1, provided it would not prejudice later development. Such development should respect the special characteristics and constraints of each site. POLICY RF2 Land within the Rural Fringe, as defined on the Proposals Map, will be safeguarded from development as a reserve of land to meet longer-term development needs beyond the Plan period unless the proposals: 1 Would meet the needs of an established use on the site, or 2 Would be for temporary development. Proposals should not prejudice the longer-term comprehensive development of the Rural Fringe land and should respect the special characteristics and constraints of the site. Limits to Built Development 3.39 There are long-established, nationally-recognised and county-based policies for protecting the countryside of the Plan area because of Metropolitan Green Belt, Area of Outstanding Natural Beauty and Special Landscape designations, and for its own sake. Once taken for built development, the countryside cannot be easily replaced or restored. Clear Limits to Built Development will direct development to the appropriate locations within the Borough. Consequently, this Local Plan defines the Limits to Built Development around all the principal settlements and Local Plan allocations, in order to restrict the encroachment of built form into the surrounding area and to meet the strategic objectives within the Plan to ensure sustainable development patterns. The Plan s strategy is to concentrate most development within the built up area whilst 3-8 Tunbridge Wells Borough Local Plan March 2006

27 3 Green Belt, Rural Fringe and Limits to Built Development limiting development in the surrounding countryside. The Limits to Built Development are shown on the Proposals Map Under policies of the adopted Local Plan (1996), a number of sites outside the Limits to Built Development have been developed for affordable housing to meet local needs. These sites remain outside the Limits to Built Development, indicating a lack of support for either a relaxation of planning conditions attached to the permission granted or further development pursued on the basis of the exceptions permission. These sites are designated on the Proposals Map as Rural Exception sites. POLICY LBD1 Outside the Limits to Built Development, as defined on the Proposals Map, development will only be permitted where it would be in accordance with all relevant policies contained in this Local Plan and the Kent Structure Plan 1996 and the Kent & Medway Structure Plan 2006 rural settlement and countryside policies. Implementation 3.41 The policies and paragraphs in this Chapter will be applied by the Local Planning Authority to guide development to the appropriate location in accordance with the sustainable objectives of this Plan. March 2006 Tunbridge Wells Borough Local Plan 3-9

28 3 Green Belt, Rural Fringe and Limits to Built Development 3-10 Tunbridge Wells Borough Local Plan March 2006

29 4 Environment Introduction 4.1 The environment, and our interaction with it, has a major impact on the quality of life both now and in the future. Within the Borough, the exceptional combination of buildings, open space and landscape contributes significantly to the quality of life for those living and working here, and also attracts visitors and tourists alike. 4.2 This Plan aims to ensure that the unique character and appearance of the Borough s towns, villages and countryside is maintained and enhanced for future generations. 4.3 Balancing development needs and aspirations of the local community with the protection of the environment and natural resources is the essence of sustainable development. The strategy therefore sets out to encourage development which is sustainable at the local level, whilst also contributing to wider national and global targets of combating climatic change, pollution, resource depletion and loss of biodiversity. 4.4 The environmental strategy has been divided into three sub-sections. The first section sets out general policies which seek to encourage quality, locally distinctive designs that are efficient in their use of natural resources as well as establishing a range of criteria against which all new development proposals will be assessed. The second section concentrates on policies relating to the built up areas of the towns and villages, whilst the third section relates to the rural landscape of the Borough, establishing criteria against which any potential impact on the intrinsic landscape character and other features of the countryside will be assessed. 4.5 The principles of sustainable development established within this strategy are reflected in all the policies and proposals throughout the Plan. They are designed to provide a framework within which natural assets and environmental resources of all types are effectively protected and prudently managed through the mix, scale and spatial pattern of all development proposals. Aims 1. To promote the regeneration, renewal and enhancement of parts of the built fabric. 2. To minimise the loss of greenfield sites to irreversible development, and to maximise the development potential of previously-developed sites within existing built up areas. 3. To protect and enhance the designated buildings and areas of historic or environmental importance. 4. To protect the overall populations and ranges of native species, and the quality and range of habitats. 5. To protect the quality and potential yield of groundwater resources and surface water features, and minimise aquatic pollution. 6. To prevent or minimise development within active floodplains. 7. To ensure that effective measures are taken to treat, contain or remove any contamination from potential development sites. 8. To protect individual trees, groups of trees (particularly ancient woodland) and other vegetation which are important to the character of the towns, villages and countryside. 9. To conserve or enhance the character and appearance of the countryside for its own sake, particularly within the High Weald Area of Outstanding Natural Beauty and the High and Low Weald Special Landscape Areas. March 2006 Tunbridge Wells Borough Local Plan 4-1

30 4 Environment 10. To protect the best and most versatile agricultural land and to recognise the unique High Weald horticultural area. 11. Where development is acceptable, to encourage the creation of high quality, accessible, safe and locally distinctive new environments, and to ensure that all new development is well designed and respects the architectural, historic and landscape quality of the towns, villages and countryside. 12. To ensure that development is compatible with neighbouring uses and to protect residential amenity. 13. To encourage energy efficiency and the conservation of finite or non-renewable energy resources, and reduce the emission of greenhouse gases through the location, layout, materials and design of development. General Policies DESIGN AND OTHER DEVELOPMENT CONTROL CRITERIA 4.6 The Plan area contains a unique heritage of high-quality buildings, townscapes and countryside and it is essential that new proposals respect the immediate context of the site. Control of external appearance is of great importance in this environmentally sensitive area and strong emphasis will be placed on the design of all development. In the case of major or sensitive sites, it will be appropriate for the Local Planning Authority to approve a development brief based on the policies and objectives contained in this Plan as they would apply to the development site in order to provide detailed guidance. Where a brief has not been approved, applicants should provide a written statement setting out the design principles adopted including reference to the wider context of the site beyond the immediately adjacent buildings and spaces. 4.7 Government guidance indicates that design and the potential impact that a proposal may have on its surroundings, in terms of visual amenity and the amenity of adjoining occupiers, are material planning considerations. Supplementary Planning Guidance, Kent Design a guide to sustainable development (2000), gives advice on this aspect of design. 4.8 All proposals for development will be considered in relation to their setting and against a range of other criteria, as well as specific policies which apply to the particular proposal. POLICY EN1 will apply throughout the Plan area. 4-2 Tunbridge Wells Borough Local Plan March 2006

31 4 Environment POLICY EN1 All proposals for development within the Plan area will be required to satisfy all of the following criteria: 1 The nature and intensity of the proposed use would be compatible with neighbouring uses and would not cause significant harm to the amenities or character of the area in terms of noise, vibration, smell, safety or health impacts, or excessive traffic generation; 2 The proposal would not cause significant harm to the residential amenities of adjoining occupiers, and would provide adequate residential amenities for future occupiers of the development, when assessed in terms of daylight, sunlight and privacy; 3 The design of the proposal, encompassing scale, layout and orientation of buildings, site coverage by buildings, external appearance, roofscape, materials and landscaping, would respect the context of the site and take account of the efficient use of energy; 4 The proposal would not result in the loss of significant buildings, related spaces, trees, shrubs, hedges, or other features important to the character of the built up area or landscape; 5 There would be no significant adverse effect on any features of nature conservation importance which could not be prevented by conditions or agreements; 6 The design, layout and landscaping of all development should take account of the security of people and property and incorporate measures to reduce or eliminate crime; and 7 The design of public spaces and pedestrian routes to all new development proposals should provide safe and easy access for people with disabilities and people with particular access requirements. Notes for Guidance on the Implementation of POLICY EN1 Suitability of Use and Effect on Amenity 4.9 The nature and type of a proposed use, currently defined within the 1987 Town and Country Planning (Use Classes) Order (as amended), will be an important determining factor when assessing its suitability in a given location. A proposal that would not be compatible with either existing or planned neighbouring uses will not be acceptable in that location. Particular regard will be given to certain proposals, such as housing, hospitals and schools, regarding their proximity to existing or proposed noisegenerating locations and vice versa. The impact of noise, vibration and other forms of pollution associated with a given use will be carefully assessed, including the potential for attenuation and control In the main town centres, the Planning Strategy requires the retention and addition of housing as well as making provision for leisure and entertainment uses. In the case of proposals for Restaurants and Cafes (A3), Drinking Establishments (A4), Hot Food Takeaways (A5), Entertainment and Leisure (D2) and comparable use, particular regard will be given to the possible individual and cumulative impact of a development March 2006 Tunbridge Wells Borough Local Plan 4-3

32 4 Environment proposal on the amenities of local residents and others using the town centre, and the potential impact on crime, security and the character of the area by day and night The extent to which the intensity of the proposed development would impact on the character or amenities of the area and the amenity of nearby occupiers will be taken into consideration. Particular attention will be paid to the effects of increased vehicular, cyclist and pedestrian movements in relation to the existing highway usage and the effect on residential amenity of additional parking Development will not be permitted if it would result in a significant loss of privacy or would have an otherwise unreasonable impact on the amenity of adjoining or future occupiers. In considering the amenity of existing or future occupiers, privacy, daylight and sunlight will be important considerations. In judging privacy the overlooking of principal rooms or of private garden areas will be a particularly important consideration. Imaginative and innovative design solutions can overcome concerns with regard to overlooking, through, for example, the positioning of windows and the careful use of boundary treatments. Applicants will wish to take advice from the Supplementary Planning Document to be adopted by the Local Planning Authority concerning Alterations and Extensions, and Kent Design a guide to sustainable development (2000). Design, encompassing scale, layout and orientation of buildings, site coverage by buildings, external appearance, roofscape, and materials in relation to site context and energy efficiency 4.13 Government guidance in PPG1 emphasises the importance of achieving good design through the development process. Good design can help promote sustainable development, improve the quality of the existing environment, attract business and investment and reinforce civic pride and a sense of place The Borough has an exceptional combination of built form, open space and landscape. Consequently the Local Planning Authority will expect development to be of a highquality design which contributes to the character of the surrounding environment and will reject poor designs The scale of development, site coverage by buildings and roofscape should respect the context of the site having regard to the character and function of the surrounding townscape. Particular attention will be paid to the proportion of site coverage by buildings. In built up locations, where there is no conflict with the character of the locality, or where a conservation area can be preserved or enhanced, the planning strategy is to maximise the use of development sites. However, proposals which are substantially taller or bulkier than existing development in the locality will not be acceptable other than where this would be desirable for reasons of townscape, or where it would contribute to local distinctiveness and character, for example, through the introduction of a landmark building in an appropriate location. Building styles and materials should also respect the local context The Local Planning Authority will seek to ensure that larger development proposals are well designed and make a positive contribution to the surrounding environment. Schemes should fit the context of the area by respecting the layout, scale and character of local street patterns. Innovative and original design solutions may be appropriate in certain situations One way of making a positive contribution to the character of development, particularly larger, visually prominent schemes or public buildings, is through the inclusion of an element of public art. Art becomes public when it is freely accessible within the public realm, being sited in the built or natural environment. Works of public art are unique features which can be integral to a place or building, such as a sculpture, mural or other design feature which forms part of the development, or provides a focal point. Examples can include the design and production of unique metalwork, stonework, 4-4 Tunbridge Wells Borough Local Plan March 2006

33 4 Environment signage, stained glass, tiling and paving, or could involve the inclusion of textiles, murals, photographs or sculpture within the development. Public art can: enhance the character, interest and local distinctiveness of new and existing development, and their related spaces; provide local landmarks and smaller features that can help residents and visitors orientate around, and identify with, towns and villages; and contribute towards regeneration through enhancement schemes and community involvement Reference is made to the inclusion of public art into large-scale, prominent developments allocated in this Local Plan It is important that public art is taken into account at an early stage in the preparation of a development proposal. Kent Design a guide to sustainable development (2000) provides guidance on incorporating detailed design features into a scheme ensuring it contributes to, or creates, a sense of place Wherever possible, the location, orientation, design and materials of buildings should seek to reduce energy consumption. This Local Plan aims to reduce energy demand for heating and lighting by orientating development schemes to maximise natural light and passive solar heat gain from the sun, and minimise heat loss caused by local wind conditions, through design and landscape features. Further detailed guidance on energy-efficient design and development is contained in Kent Design a guide to sustainable development (2000) Quality, energy-efficient designs can be distinctive and, in appropriate locations, can contribute to the visual interest and character of an area. However, in some situations it may not be possible to maximise energy efficiency through building design without compromising other aims of the Plan, such as ensuring that development proposals maintain the character and appearance of areas of special interest. Where such conflicts arise the Local Planning Authority will seek to conserve the local character and appearance and, as far as reasonably possible, maximise energy efficiency. Resourceefficient design will not in itself be regarded as a reason to override other planning objectives Paving is an important factor which influences the appearance of any street. When considering the type of paving materials to be used, attention needs to be given to both the appearance and safety aspects of the surface. The Borough Council is aware of the contribution that traditional brick paving and other non-standard materials can make to the attractiveness of towns and villages for residents and tourists. Landscaping 4.23 The location of a development proposal and the design of all associated surrounding spaces are regarded as an integral part of the acceptability of a scheme A poorly located or designed scheme will not be made acceptable through the inclusion of a high quality landscaping scheme Development proposals should ensure that existing site features, such as individual, or groups of, trees, hedges, shrubs, field patterns, ponds or watercourses, are not only retained as part of the overall landscaping scheme but are supplemented, where appropriate, by additional planting. This will offer opportunities for habitat creation, and will also add considerable value to the appearance of the development. The Local Planning Authority will have regard to the latest British Standards Advice on Trees in Relation to Construction when assessing the proximity of trees in relation to new buildings and surroundings, and their potential effect, including long-term impact, on March 2006 Tunbridge Wells Borough Local Plan 4-5

34 4 Environment future occupiers. The felling or lopping of trees following occupation of a new building will be strongly resisted Many settlements within the Plan area are well framed by dense landscape belts. Such landscaping provides a distinct framework to built development and softens its appearance when viewed from the countryside. It is the Local Planning Authority s intention to seek substantial planting of native tree and shrub species as part of all development proposals at the edge of the built up area, or in countryside locations, which have woodland as part of the established landscape character Landscape schemes are particularly important for economic development sites. Given the high quality of the general environment and the proximity of many sites to the countryside, it is important that every opportunity is taken to create attractive and substantial landscaping within and surrounding the development which will, over time, break up roof lines and reduce any visual impact Planting, in particular tree planting, has an additional beneficial role by filtering pollutants, including carbon dioxide (CO²), from the atmosphere thereby improving air quality. Trees also provide additional benefits such as shading and shelter from prevailing winds. Nature Conservation 4.29 Sites of national, county and local nature conservation importance are identified in this Local Plan in order to ensure that they are protected and enhanced. However, as the Kent Biodiversity Action Plan and Borough-wide Habitat Survey indicate, the natural wildlife of the Borough is not just confined to designated sites. Many other areas are also important in terms of their habitat and nature conservation interest. Furthermore, many designated and non-designated sites are dependent upon adjoining areas to supply, for example, groundwater as well as links to other open spaces, habitats and the countryside. Full account will be taken of nature conservation issues, including the wider impact of any development proposals, as part of the assessment of planning applications. Where required, the effective long-term management of a particular site will be secured by way of a planning condition or agreement. Crime Prevention 4.30 The Council has a duty, under the Crime and Disorder Act 1998, to ensure that appropriate and reasonable measures are taken within all development proposals to deter crime and provide a more secure and welcoming environment. Regard will be had to the design, layout and landscaping of new development proposals to reduce not only the likelihood of vandalism but also to reduce the risk of personal attack or damage to property through, for example, increased public surveillance and a clear definition of the areas to which the general public can have access. Accessibility 4.31 Government guidance indicates that the needs of people with particular access requirements, such as people with disabilities or people with pushchairs, should be considered at an early stage in the design process. Physical access into, and within, all new buildings, including dwellings, is dealt with under Part M of the Building Regulations (as amended). However, matters external to the building, including the provision of suitable pathways, ramps and car parking spaces, are material planning considerations. In addition, under the Disability Discrimination Act 1995, service providers have a duty to ensure that all people can make use of that service regardless of their access requirements. Measures which allow for safe and convenient access should be incorporated into all development proposals. 4-6 Tunbridge Wells Borough Local Plan March 2006

35 4 Environment LISTED BUILDINGS 4.32 The Plan area contains over 3,000 buildings of architectural or historic interest which make a significant contribution to the quality of the environment. They represent a finite resource and an irreplaceable asset. As listed buildings they are protected under the provisions contained in the Planning (Listed Buildings and Conservation Areas) Act This Local Planning Authority aims to preserve the character of buildings of architectural or historic interest, and their setting, and to actively encourage and promote their sensitive repair by giving grants also under the provision of the Planning (Listed Buildings and Conservation Areas) Act POLICY EN2 Proposals for the total or substantial demolition of a listed building will not be permitted unless an overriding case can be made against all of the following criteria: 1 The intrinsic importance of the building; 2 The impact on the particular features which give the building its special interest; 3 The condition of the building, the cost of repairing and maintaining it in relation to its importance and to the value derived from its continued use; 4 The adequacy of efforts made to retain the building in use, including efforts to find compatible alternative uses; 5 The merits of alternative proposals for the site; 6 Whether redevelopment would produce substantial planning benefits for the community, including economic regeneration or environmental enhancement; and 7 The building s setting and contribution to the local scene There is also a need to protect listed buildings from insensitive alterations which would be detrimental to their character. However, whilst slight changes are inappropriate for some listed buildings, many can sustain some degree of sensitive alteration to accommodate continuing or new uses. The quality of the built environment cannot be protected merely by the preservation of the best individual buildings. The area around the buildings is equally important and proposals for development should be considered in the light of the effect on the setting of such buildings Applicants for listed building consent must be able to justify their proposals. They should provide the Local Planning Authority with full information to enable them to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. The impact of a proposal on the particular physical features of the building (including its design, alignment, scale, mass, height, materials or location) will be an important consideration Generally the best way of securing the upkeep of historic buildings is to keep them in active use. This will often be the use for which the building was originally designed and continuation or reinstatement of that use should be the first option when the future of a building is considered. The Local Planning Authority recognises that this may not March 2006 Tunbridge Wells Borough Local Plan 4-7

36 4 Environment always be appropriate but, in principle, the aim should be to identify the optimum viable use that is compatible with the fabric, interior and setting of the historic building. POLICY EN3 Proposals for the conversion, alteration, extension or change of use of a listed building, or any development which affects its setting, will only be permitted where there would be no significant adverse impact on its architectural or historic character or its setting judged in accordance with the following criteria: 1 The impact upon those features which give the building its special architectural or historic interest; 2 The effect that the use would have upon its fabric; 3 The merits of alternative uses and whether these are more compatible with the building s special character; 4 The scale, height, mass, materials and alignment of any new building in relation to the listed building; 5 The impact on views of an historic skyline; and 6 Whether the proposals would produce substantial planning benefits for the community including economic regeneration, environmental enhancement or contributing to the upkeep of a historic building. CONSERVATION AREAS 4.36 Conservation areas are designated by the Local Planning Authority as areas of architectural or historic character which it is desirable to preserve or enhance. The Plan area contains 25 conservation areas within which the combination of the buildings, spaces and landscape is of great importance in creating the unique character of the area. The strong pressures for redevelopment within, or adjoining, conservation areas could, if not controlled sensitively, lead to an erosion of that character. Conservation area boundaries are indicated on the Proposals Map In designating or reviewing conservation area boundaries, the Local Planning Authority follows Government guidance in PPG15 and English Heritage guidance note Conservation Area Practice which set out the broad criteria for the designation of conservation areas. The principal concern is whether the area is, or remains, of special architectural or historic interest worthy of preservation or enhancement. The definition of an area s special interest derives from an assessment of the elements which contribute to, and detract from, its character. Such elements include its historical development; the topography; the quality and relationship of buildings in the area and also the trees, other vegetation and open spaces; the character and hierarchy of spaces; the prevalent building materials; the mix of uses and the quality of street furniture and hard and soft surfaces. The areas are reviewed periodically to consider whether further designation or extension of the areas is appropriate. However, it should be emphasised that new conservation areas cannot be established, neither can the boundaries of existing conservation areas be altered, by this Local Plan. This can only be done under separate procedures established under the Planning (Listed Buildings and Conservation Areas) Act The Local Planning Authority has published Conservation Area Appraisals for a number of conservation areas and intends to complete this coverage in accordance with the 4-8 Tunbridge Wells Borough Local Plan March 2006

37 4 Environment Local Development Scheme. The appraisals are prepared in consultation with relevant Parish or Town Councils, local residents and amenity groups and provide a detailed assessment of the special architectural and historic character of the individual areas. The key features which contribute to, or detract from, the character of the conservation area are described, providing a framework to guide development control decisions and develop enhancement proposals. Demolition in Conservation Areas 4.39 Conservation areas often contain buildings of architectural or historic importance which, when grouped with other buildings, walls, trees and other features create areas of distinct character worthy of conservation. Many such important features are identified within approved Conservation Area Appraisals. PPG15 establishes a general presumption in favour of retaining buildings which make a positive contribution to the character or appearance of a conservation area. The Local Planning Authority will therefore seek the retention of all such buildings, walls and other features within the designated conservation areas. Apart from certain exceptions laid down in directions made by the Secretary of State for the Environment, Transport and the Regions, Conservation Area Consent is required for the total or substantial demolition of buildings and of many walls in conservation areas When demolition of a building that makes a positive contribution to the character or appearance of the conservation area is proposed, the Local Planning Authority will require clear and convincing evidence of the condition of the building, the repair costs, and all efforts that have been made to sustain existing uses or find viable new uses, and will require evidence that these efforts have failed. Consent for demolition will not be given unless there are acceptable and detailed plans for any redevelopment Where the building makes little or no contribution to the area, the Local Planning Authority will need to have full information about what is proposed for the site after demolition with detailed and acceptable plans for any redevelopment. POLICY EN4 Development involving proposals for the total or substantial demolition of unlisted buildings which contribute positively to the character or appearance of a conservation area will not be permitted unless an overriding case can be made against the following criteria: 1 The condition of the building, and the cost of repairing and maintaining it in relation to its importance and to the value derived from its continued use; 2 The adequacy of efforts made to retain the building in use, including efforts to find compatible alternative uses; 3 The merits of alternative proposals for the site, and whether there are acceptable and detailed plans for any redevelopment; and 4 Whether redevelopment will produce substantial planning benefits for the community, including economic regeneration or environmental enhancement. March 2006 Tunbridge Wells Borough Local Plan 4-9

38 4 Environment Development in Conservation Areas 4.42 In determining the appropriateness of development it is essential that the proposal is not detrimental to the character or appearance of a conservation area. Should the designated area comprise several areas of distinct character, any proposal would be expected to accord with the character of that part of the conservation area within which it would be situated. Proposals for development must give a high priority to the objective of preserving or enhancing the character or appearance of the area A proposal outside a conservation area may affect its character by virtue of its visual or functional impact. The desirability of preserving or enhancing these areas will therefore be a material consideration when the Local Planning Authority considers any development proposals which lie outside the conservation area but would affect its setting, or views into, or out of, the area. POLICY EN5 Proposals for development within, or affecting the character of, a conservation area will only be permitted if all of the following criteria are satisfied: 1 The proposal would preserve or enhance the buildings, related spaces, vegetation and activities which combine to form the character and appearance of the area; 2 The siting of development would be similar to adjoining building frontage lines where this is important to the character of the conservation area; 3 The layout and arrangement of the building(s) would follow the pattern of existing development and spacing of adjoining plot widths where this is important to the character of the conservation area; 4 The scale, massing, roofscape, use of materials, detailing, boundary treatment and landscaping would preserve or enhance the character of that part of the conservation area in which the proposal would be situated; 5 The use, or intensity of use, would be in sympathy with the character and appearance of that part of the conservation area in which the proposal would be situated; 6 The proposal would not result in the loss of trees, shrubs, hedges or other features important to the character of that part of the conservation area in which the proposal would be situated; and 7 In meeting the car parking and access requirements, the character and amenity of the area would not be adversely affected. SHOP FRONTS 4.44 Shop fronts form an important element in the street scene, both individually and in terms of their collective impact. They can not only enhance the vitality of a place but also contribute to the local distinctiveness and character of the townscape. Without careful design, new shop fronts may be unsympathetic to the character of the individual building or the street scene. Although the Local Planning Authority would wish to see the retention of traditional shop fronts, new shop fronts, when allowed, can be successfully integrated into their setting through the use of quality materials and by 4-10 Tunbridge Wells Borough Local Plan March 2006

39 4 Environment respecting the proportions of the building and character of the street scene. Sympathetic contemporary designs can be as successful as more traditional designs. The Local Planning Authority has adopted Supplementary Planning Guidance on this topic All elements of the shop front are important including the shop width, the depth of stall riser and fascia and signage. Standard corporate images may need to be adapted to meet particular circumstances and to respect the character and appearance of the surrounding shopping area Proposals for solid external security shutters, which completely cover a shop front, will rarely be acceptable. When closed they have a detrimental impact on the character and visual amenity of the street scene, giving the frontage a dead appearance and contributing to the creation of a hostile environment. In certain circumstances, where it can be demonstrated that repeated criminal damage has occurred and there is no other reasonable and practicable alternative, external roller blinds or shutters of an open grille design may be acceptable subject to the housing being unobtrusive and unlikely to harm the character of the building or street frontage. Proposals should be incorporated into the shop front design. Conservation Areas 4.47 Shopping is not only a major activity in the central part of the Royal Tunbridge Wells Conservation Area, but is also to be found within many of the other conservation areas within the Plan area The Local Planning Authority will give priority to the retention of architecturally or historically interesting traditional shop fronts within conservation areas. Adapting new shop fronts to modern needs can be brought about by sensitive design. Proposals for replacing existing shop fronts will only be allowed where the existing shop front has no particular architectural or historic quality in itself or does not contribute to the character of the conservation area. Where replacement is allowed, the design should respect not only the building but also the overall character of the conservation area Proposals will be assessed against the criteria of the shop fronts policy and also against POLICY EN5 relating to development within conservation areas. Other Traditional Shop Fronts 4.50 The Local Planning Authority has identified the following key groupings of traditional shop fronts where priority will be given to retention rather than replacement. They are identified on the Proposals Map: Camden Road, Royal Tunbridge Wells 4.51 Part of Camden Road is located outside the conservation area but within one of the designated shopping areas of Royal Tunbridge Wells. Much of the character of the street is derived from the large number of traditional shop fronts still present. The Local Planning Authority is concerned to retain these. St John s Road, Royal Tunbridge Wells 4.52 St John s Road is located outside the conservation area and contains a small group of shops trading mainly in specialist antique furniture and fittings. Almost all of the original shop fronts have been retained. In view of the architectural and historic integrity of this group, the Local Planning Authority wishes to retain the traditional shop fronts. March 2006 Tunbridge Wells Borough Local Plan 4-11

40 4 Environment Silverdale Road, Royal Tunbridge Wells 4.53 Silverdale Road contains a parade of shops and other uses which provide a variety of goods and services. It is designated within this Local Plan as part of a Neighbourhood Centre, but is not within a conservation area. Most of the original shop fronts have been retained and, as a group, the parade contributes significantly to the local character of this part of the town. London Road, Southborough 4.54 London Road is a principal route through the town and is designated in the Plan as the Southborough Primary Shopping Area. Part of London Road, towards Southborough Common, is within the conservation area but the main commercial area of London Road is not. There are a number of shop fronts which, either wholly or partly, retain features of architectural interest which are important to the character of the area. The Local Planning Authority wishes to see these features retained. POLICY EN6 Proposals for new shop fronts, or alterations to existing shop fronts, will be permitted provided all of the following criteria are satisfied: 1 The proposal would be in sympathy with the architectural style, materials and form of the building(s) of which it would form part, except in cases where the building itself is architecturally incompatible with the character of the area; 2 The proposal would be in sympathy with the predominant architectural style and materials of the surrounding area; 3 The shop front would be related to the width of the property or a logical vertical sub-division created by the upper storey. Where a single unit of occupation has been formed by amalgamating shop units, shop front design should relate to the original unit widths; 4 Where a fascia is to be applied, it would be of an appropriate height which would be in scale with the overall height of the shop front and other elements of the building and would not intrude over the first floor level; and 5 In conservation areas and premises fronting Camden Road, St John s Road and Silverdale Road, Royal Tunbridge Wells, and London Road, Southborough, as defined on the Proposals Map, the proposal would not result in the loss of a traditional shop front or features and details of architectural or historic interest. ADVERTISEMENTS 4.55 Advertisements and signs, by their very nature, need to be visible in order to attract attention and convey information. However, if insensitively designed or positioned they can appear as overly dominant or incongruous features within the street scene or countryside and therefore require careful control. In exercising such control over advertisements the interests of amenity and public safety are the two principal tests which will be applied by the Local Planning Authority. These will be assessed within the 4-12 Tunbridge Wells Borough Local Plan March 2006

41 4 Environment context of the general characteristics of a particular area including any features of historic, architectural, cultural or other special interest In determining proposals for all illuminated advertisements the Local Planning Authority favours the use of restrained lighting from an indirect lighting source in order to ensure that the character of an area and the visual and residential amenities are preserved. Lighting should be constant and should not involve the use of open tube discharge lights. Lighting sources will be expected to be unobtrusively sited, within the context of the appearance of the building and its setting, and will be assessed against the criteria specified in POLICIES EN1 and EN A Supplementary Planning Document will be produced by the Local Planning Authority on Advertisements, to which applicants should refer In certain areas which are particularly sensitive to the visual impact of advertisements, the Local Planning Authority will operate policies aimed at closely controlling the degree and extent of advertising with particular regard to amenity and public safety. Areas of Special Control for Advertisements 4.59 Visually sensitive parts of the Borough have been designated as Areas of Special Control for Advertisements under the provisions of the 1992 Town and Country Planning (Control of Advertisements) Regulations (as amended), in order to restrict the level of advertising in that locality. These areas are identified in Appendix 2. Advertisements in Conservation Areas 4.60 Most of the conservation areas within the Borough contain some retail or related uses. In most cases, the level of advertising is restrained Proposals for large, dominant signs will in most cases be at variance with the character of the buildings and of the conservation area. Similarly, a box sign will usually be out of character due to its shape, lack of intricacy and detail, and use of unsympathetic materials. Standard corporate designs may need to be adapted to meet particular circumstances whilst the positioning of advertisements above ground floor level may not be acceptable as the majority of buildings in the conservation area have retained their domestic appearance at upper floor levels Excessive advertising defeats its own objective by creating a clutter of signs and destroying the common asset of an attractive, historic environment Given the sub-regional role of the Royal Tunbridge Wells shopping area, it is reasonable to permit some form of advertising, provided this can be incorporated without detriment to the visual amenities and character of the building or the area. Rural Areas 4.64 In rural areas, factors which will be assessed include the position of the proposed advertisement relative to the landform and quality of the immediate surroundings, and whether its design respects natural contours, landscape character and background features against which it will be seen. Off-site signs are not generally considered to be acceptable within the High Weald Area of Outstanding Natural Beauty. In addition to POLICY EN7, such proposals will be assessed against POLICIES EN25, EN26 and EN27. March 2006 Tunbridge Wells Borough Local Plan 4-13

42 4 Environment POLICY EN7 All advertisements will be required to satisfy all of the following criteria: 1 No advertisement would be obtrusive in appearance, cause visual clutter or lead to a proliferation of signs, appear dominant or overbearing in the street scene or landscape, or cause significant harm to the appearance of any building or site on which it would be displayed because of its size, design, construction or materials; 2 The level of illumination would cause no significant harm to residential amenity, having regard to the standards set out in the latest Institute of Lighting Engineers Technical Report; 3 No advertisement would be so distracting or confusing as to endanger highway or public safety; 4 In Areas of Special Control for Advertisements the advertisement would harmonise with the surrounding area and cause no harm to its character or appearance through size, location, design, materials or siting, and functional requirements would be balanced with the need to give special protection to the amenity of the designated area; and 5 In conservation areas the advertisement would be designed, constructed and sited so as to preserve or enhance the special character or appearance of the conservation area. OUTDOOR LIGHTING 4.65 Outdoor lighting can increase the safety of pedestrians and other road users and provide security for premises. Floodlighting permits evening use of sports and other facilities. It is used to provide internal and external illumination of advertisements, and external illumination of shops, public houses and other business premises The effectiveness and coverage of lighting is determined by the height, location and design of the light fitting. Poorly designed lighting schemes can cause glare and light spillage which may harm the character of the built up area or countryside, obscure views of the night sky, impact on the amenities of adjoining occupiers, or distract passing road users The impact of light pollution is particularly harmful in the open countryside where rural character is eroded and the distinction between town and country blurred. POLICIES EN25, EN26 and EN27 will apply to all proposals in the open countryside Furthermore, the architectural and historical character of conservation areas and listed buildings, or their settings, can also be compromised Excessive lighting which results in light pollution represents an inefficient use of energy The Local Planning Authority does not have control over the lighting of adopted highways. However, where lighting falls within the scope of planning control its design and appearance should be considered as an integral part of the development proposal. The type, number, height, intensity and focus of light fittings should be designed to achieve their purpose whilst minimising glare, overspill and energy consumption. In light-sensitive locations, such as the open countryside, a lighting impact assessment should also be undertaken Tunbridge Wells Borough Local Plan March 2006

43 4 Environment POLICY EN8 Proposals for outdoor lighting schemes will only be permitted where all of the following criteria are satisfied: 1 The minimum amount of lighting necessary to achieve its purpose is specified; 2 The means of lighting would be unobtrusively sited or well screened by landscaping or other site features; 3 The design and specification of the lighting would minimise glare and light spillage in relation to local character, the visibility of the night sky, the residential amenities of adjoining occupiers, and public safety; 4 Low energy lighting would be used; and 5 Where floodlighting of a landmark feature is proposed, the level and type of illumination would enhance the feature itself. ARCHAEOLOGY 4.71 The Plan area mainly embraces undulating high ground which rises from the clays of the Low Weald. The area, certainly until the growth of Royal Tunbridge Wells as a spa town in the seventeenth century, was never densely settled and in medieval times was still largely wooded as is evidenced by the -hurst and -den place names signifying woodland and woodland swine pasture respectively Prehistoric occupation is represented by a number of flint scatters and other finds of Mesolithic, Bronze Age and Neolithic date, and the earthworks of probable Iron Age hill forts survive at High Rocks, Royal Tunbridge Wells; Castle Wood, Brenchley; and Castle Hill, Capel Apart from some evidence of Roman iron-working there is currently little archaeological evidence of activity in the Roman and Saxon periods In the later medieval period Cranbrook developed as a medium-sized town based on the cloth industry which also flourished in a number of surrounding villages. Several medieval moated sites have been identified and various sites are known from earthworks and place name evidence to relate to the important Wealden iron industry which developed in the later Middle Ages and reached its peak in the sixteenth and seventeenth centuries Whilst limited in quantity, the archaeological remains make an important contribution to the understanding of the area s history. SCHEDULED ANCIENT MONUMENTS 4.76 There are currently ten Scheduled Ancient Monuments to be found in the Plan area and these are listed in Appendix 3. Bayham Abbey Ancient Monument is located outside the boundary, although part of the setting of the Monument is clearly located within the Plan area These sites are, by definition, of national importance and there will be a presumption against development proposals which would be likely to cause damage to the sites themselves or their settings. Developers should bear in mind that not all nationally March 2006 Tunbridge Wells Borough Local Plan 4-15

44 4 Environment important remains meriting protection will necessarily be scheduled. English Heritage has embarked on a survey programme which is expected to result in a significant number of additional sites being given this statutory protection. In assessing the archaeological importance of sites, the Local Planning Authority will take into account the non-statutory criteria of the Secretary of State for scheduling ancient monuments POLICY EN9 will apply to the Scheduled Ancient Monuments listed in Appendix 3 and to any other archaeological sites which are demonstrated to be of national importance The consent of the Secretary of State is required for any works affecting an Ancient Monument but planning permission for any accompanying development is granted by the Local Planning Authority. POLICY EN9 There is a presumption against development which would involve significant alteration, or be likely to cause damage, to a Scheduled Ancient Monument, as defined on the Proposals Map, and other nationally important archaeological remains, or which would be likely to have a significant impact on the setting of those remains which are visible. OTHER SITES OF ARCHAEOLOGICAL INTEREST 4.80 These areas are based on the Kent County Council Sites and Monument Record (SMR), a proportion of which have been identified as having archaeological potential and are marked on the Borough Council s constraints map In considering planning applications which may affect an archaeological site, prospective developers should consult the Local Planning Authority and the County Archaeologist at an early stage, ideally prior to submitting a formal planning application, in order to establish the possible archaeological implications of any proposals. Within areas of potential archaeological importance developers will need to demonstrate, prior to the determination of the application, that the archaeological implications of the development have been properly assessed. An appropriately detailed written archaeological assessment may be required as part of the documentation to complete a planning application and an archaeological evaluation may be requested to a specification and standard approved by the Local Planning Authority. Planning permission may be refused without adequate assessment of the archaeological implications The Local Planning Authority will generally seek to avoid development on archaeological sites, whether of national, regional or local importance, so as to preserve sites in situ. Where development is acceptable the Local Planning Authority will endeavour to mitigate damage to archaeological remains by seeking sympathetic foundation design and careful location of open space. Where preservation of archaeological remains in situ is not appropriate and development is permitted, an appropriate level of archaeological investigation will be required in advance of, or during, development so as to ensure preservation by record. This may be ensured through planning agreements or the use of conditions Wherever practicable, the Borough Council will encourage the enhancement of sites of archaeological interest and their settings and in judging the enhancement value of proposals the Council will pay particular regard to the likely benefits to education, leisure and tourism Tunbridge Wells Borough Local Plan March 2006

45 4 Environment POLICY EN10 Proposals for development affecting sites of archaeological interest, other than those covered by POLICY EN9, will be determined having regard to the desirability of preserving archaeological remains and the setting of visible remains and according to all of the following criteria: 1 The intrinsic archaeological and historical value of the remains; 2 The design, layout and opportunities to minimise damage to remains and their setting, preferably through preservation in their original location; 3 The need for the development; 4 The availability of suitable alternative sites; and 5 The potential benefits of the proposals, particularly to education, recreation or tourism. Where permission is to be granted for development resulting in the damage or destruction of archaeological remains and the developer has not entered into a planning agreement, or made equivalent arrangements, for the excavation and recording of the remains and the publication of the results, conditions will be attached to the permission to ensure that no development takes place until this work has been carried out. HISTORIC PARKS AND GARDENS 4.84 English Heritage has compiled a Register of Parks and Gardens of Special Historic Interest in England which includes fourteen sites within the Plan area. Each site is referenced in Appendix 4 and is defined on the Proposals Map. The aim of the register is to draw attention to important historic parklands, pleasure grounds and gardens laid out before 1939 and which are considered to be an essential part of the nation s heritage. Although no additional statutory controls on development are available, the Local Planning Authority considers that the Historic Parks and Gardens are an important part of the area s heritage and make a significant contribution to the character of the area in which they are located. New development may not be in the best interests of the conservation of the site and principal buildings. Any development must have careful regard to the important landscape architecture of the site, the setting of the historic buildings within the site and all other Local Plan objectives and policies. The Council will expect sufficient information to be submitted with all applications to enable the impact of development on a historic park or garden to be properly assessed. This may include the effect on existing trees and landscaping, or detailed landscaping proposals. As part of its wider objective of conserving features of importance, the Council may seek agreement to a management plan to conserve the historic park and garden, promote good land management practice and encourage best use of resources Kent County Council have also compiled an independent list of Historic Parklands and Gardens in Kent. The highest grade sites are also considered worthy of protection through this Local Plan. The sites are referred to in Appendix 4 and are defined on the Proposals Map. Where the Kent list coincides with the national list, only the site occurring on the national list is identified on the Proposals Map. March 2006 Tunbridge Wells Borough Local Plan 4-17

46 4 Environment POLICY EN11 Proposals which would be likely to affect a historic park or garden will only be permitted where no significant harm would be caused to its character, amenities or setting. SKYLINES 4.86 The topography and settlement pattern of the Plan area dictate the significance of skylines in establishing an important part of its character. Most of the settlements are built on, or enclosed by, prominent ridges which are visible from longer views from within, and outside, the built up areas. All the important radial routes into Royal Tunbridge Wells are located on ridgelines. Between these radial routes the topography undulates in a series of lower ridges. The majority of other towns and villages within the Plan area are located on hill top locations. The skylines are normally characterised by distinct outlines which play an important part in forming the character of a town or village, or the wider landscape. The relationship of buildings, roof lines, trees and related spaces play a key role in establishing this character Given the strategic importance of the skyline, and the contribution made to the wider character and settlements within the Plan area, proposals which would cause significant harm to important skyline features or the character of the skyline will not be acceptable. Where proposals would be located on a skyline the development should follow the characteristic features of the skyline. POLICY EN12 Proposals for development which would have an impact on a skyline will only be permitted where it would cause no significant harm to important skyline features or to the character of the skyline in terms of massing, height, the spacing of development or its landscaping. TREE AND WOODLAND PROTECTION 4.88 The Plan area supports extensive areas of woodland, a large number of which are of ancient origin, together with numerous small woodlands, copses, hedgerows and individual trees. The Borough was surveyed in 1993 as part of the Kent Habitat Survey. The survey identified that over 28% of the Borough is covered by woodland and scrub such as semi-natural woodland or plantation which includes orchards. It also identified that there are nearly 900km of hedgerows in the Borough Woodlands have proved a very stable element across the county as a whole, the total area of 11% in 1924 having altered little to the present day. According to English Nature s Inventory of Ancient Woodland (1994) some 77% of this woodland is thought to be ancient woodland, half of which is ancient and semi-natural woodland, (defined as being continuously wooded since 1600). The great danger is that its relative abundance will encourage a relaxed attitude towards good management and protection. Ancient semi-natural woodland is irreplaceable and requires special protection and careful management due primarily to its historic importance Trees and woodland contribute greatly to the appearance of the countryside, and the character of many of the towns and villages within the Plan area, as well as providing valuable wildlife habitats. The Local Planning Authority recognises the important 4-18 Tunbridge Wells Borough Local Plan March 2006

47 4 Environment amenity and recreational function that woodland makes and is committed to conserve and retain existing trees and to encourage new planting through policies contained throughout the Plan. For compatibility with the existing landscape and for ecological reasons it will be appropriate to plant native trees Tree Preservation Orders will be made to ensure the retention of individual trees, groups of trees, or woodland considered to be of amenity value and any person who cuts down or damages a tree protected by a Tree Preservation Order is guilty of an offence for which they may be prosecuted and fined. The Local Planning Authority recognises that the Plan area supports commercial woodland as an important element in the rural economy. Whilst it is possible to serve a Tree Preservation Order on commercial woodland which makes a significant contribution to the landscape, the Order will normally be applied not in order to prevent commercial practices, but to allow for the sensitive management of the land through, for example, thinning and continuous replacement or by retaining mature shelter belts around an area of felling. The Borough Council grant aids the High Weald Countryside Management Project which gives practical advice and assistance on woodland and hedgerow management. In addition, conditions or legally binding agreements will be sought where relevant in connection with the granting of planning permission. POLICY EN13 Development will not be permitted if it would damage or destroy one or more trees protected by a Tree Preservation Order, or identified as Ancient Woodland, or in a Conservation Area, unless: 1. The removal of one or more trees would be in the interests of good arboricultural practice; or 2. The desirability of the proposed development outweighs the amenity value of the protected tree In addition, proposals affecting trees and woodland will be considered through other policies in the Plan including POLICIES EN1, EN25, EN26 and EN27.. NATURE CONSERVATION 4.93 There is increasing public awareness of nature conservation interest and Government guidance confirms the national importance attached to the protection of wildlife habitats, emphasising the importance of both designated and undesignated areas for nature conservation. Consequently nature conservation is a material consideration in planning decisions The varied geology and topography of the Borough have produced a wide range of wildlife habitats, including those associated with woodland, hedgerows, river valleys and ponds. Wildlife habitats can be damaged as a result of development, or by land management practices beyond planning control The Borough has been surveyed as part of a county-wide habitat survey (County-wide Habitat Survey, 1994), providing valuable background to the identification and protection of important habitats. In addition, the Kent Biodiversity Action Plan, 1997 has been drawn up covering the whole of the county. Biodiversity can be defined as the variety of living organisms and the ecological complexes of which they form part. The broad aim of the action plan is to conserve and enhance the biological diversity in Kent and to contribute to the conservation of national and global diversity. Within the Borough there are several important habitats that have been identified. These include: March 2006 Tunbridge Wells Borough Local Plan 4-19

48 4 Environment Woodland and Scrub 4.96 Comprising broad-leaved, mixed and conifer woodlands either semi-natural or planted in origin. Dense scrub is a natural stage in the development of secondary woodland. Past and present management is reflected in woodland features such as pollards, coppice stools and standard trees. Woodland Pasture and Historic Parkland 4.97 As the name suggests, this habitat is derived from the grazing of stock within a woodland. Trees provide both shelter and a supply of wood, generally harvested by pollarding. Also describes historic deer parks and landscaped parkland. Old Orchards 4.98 Old or traditional orchards comprise larger trees that are grown on a vigorous rootstock at a low planting density. They support a variety of invertebrates, bird and mammal populations due to less intensive management techniques, as well as lichens on the bark of older trees. Hedgerows 4.99 Including all boundary lines of trees and shrubs, and field margins, hedgerows may be ancient or recent in origin, species-rich and of significant cultural and historic importance. Some are afforded protection through the 1997 Hedgerow Regulations. Lowland Acid Grassland This occurs over acid rocks, such as sandstone and superficial deposits such as sand and gravel. Acid grassland, or meadow, is usually found within mosaics of other habitats, such as heathland, and is generally rare in Kent. Neutral Grassland Unimproved neutral grasslands, or meadows, have been very prone to modern agricultural improvements and as a consequence are now very rare. Neutral grasslands are mostly found within enclosed field systems on moist mineral soils. They are species-rich and provide a valuable habitat. Heathland Characterised by the presence of heathers and gorse, some scattered trees and scrub, areas of bare ground, wet heath, bog and open water. There are a number of birds, reptiles, invertebrates, plants, bryophytes and lichens which are characteristic of this habitat. Rivers and Streams Rivers in their natural state are dynamic systems continually modifying their form. They can have a variety of features supporting a diverse range of plants and animals. Marginal and bankside vegetation supports a range of plants and animals and waterways are an important link between other fragmented habitats. Standing Water Includes natural systems and man-made waters such as ditches and dykes, ponds and reservoirs ranging from large water bodies to small features only a few metres across. Nutrient status determines the range of flora and fauna. Standing water is particularly dependent upon unpolluted sources such as rainwater run-off from adjoining land Tunbridge Wells Borough Local Plan March 2006

49 4 Environment Urban Habitats These can be divided into five overlapping categories: Remnants of ancient natural systems, such as woodlands and riverbanks; pre-industrial rural landscapes, such as remnants of hedgerows and species-rich meadow; managed green spaces such as parks, allotments and private gardens; derelict industrial sites or naturally-seeded areas, such as railway cuttings; and buildings, bridges etc. which can provide important breeding and roosting sites and support small plant colonies. Sites of Special Scientific Interest Sites of Special Scientific Interest (SSSIs) are notified by English Nature. They are nationally important designations recognised for their flora and fauna, geological or physiographical (landform) features. They form a national network of sites that represent the best examples of important habitats and geological features in the country. There are currently 10 designated SSSIs within the Borough, one of which straddles the boundary with Wealden District. Each is defined on the Proposals Map and listed in Appendix 4 to the Plan. These range from species-rich woodlands and parkland, such as those at Scotney Castle, to geologically-valuable sites, such as Southborough Pits The Local Planning Authority has a duty to consult English Nature where proposals are submitted for development affecting, or likely to affect, such sites even where a development proposal falls outside the SSSI. SSSIs can be seriously damaged or even destroyed by development outside their boundaries. For example, a wetland can be fed by water and run-off from relatively distant sources whilst a geological feature could be damaged by excavations or pile driving. Any development proposals likely to have a detrimental effect on the nature conservation or geological interest of a SSSI will be refused SSSIs also receive protection from many operations outside the scope of planning control. English Nature specifies operations which could potentially damage the conservation interest of a site, for example ploughing or tree felling, and owners or occupiers are required to consult with English Nature prior to undertaking works. Protected Species Certain species of birds, animals and plants which are rare or threatened nationally are protected by the Wildlife and Countryside Act 1981, as amended. Protected species are not only confined to designated sites and can occur in other locations. Proposals likely to result in damage to the habitat of a protected species, which cannot be prevented by conditions, will not be acceptable. Where there is reason to suspect that land or buildings proposed for development may include the habitat of protected species, developers will be expected to provide adequate survey information and details of any necessary protection measures. For example, Tunbridge Wells Borough is fortunate in having many old wood-framed buildings which have been used for agricultural purposes, or have for other reasons been partially open to the elements. Such buildings can provide ideal habitat as roost sites for bats, and proposals for their conversion would be expected to be accompanied by the kind of information outlined above. POLICY EN14 Development proposals that would affect a SSSI or the habitat of a protected species will only be permitted where it would have no detrimental effect on the nature conservation or geological interest of the site. March 2006 Tunbridge Wells Borough Local Plan 4-21

50 4 Environment Local Nature Reserves In appropriate circumstances, the Local Authority can designate and manage statutory Local Nature Reserves in consultation with English Nature. Local Nature Reserves are habitats of local or regional significance that make a useful contribution both to nature conservation and to the opportunities for the community to see, learn about, and enjoy wildlife. The Borough Council has designated Local Nature Reserves at: Barnett s Wood, Southborough; Foalhurst Wood, Paddock Wood; Crane Valley, Cranbrook; and Hilbert Recreation Ground, Royal Tunbridge Wells The reserves are defined on the Proposals Map. Proposals affecting Local Nature Reserves will be assessed against POLICIES EN1 and EN15. Sites of Nature Conservation Interest and Sites of Local Nature Conservation Value Government guidance recognises that wildlife is not only confined to nationally designated sites, such as SSSIs, but is found throughout the countryside and in many urban areas. Non-statutory sites, together with nationally designated sites, form a network of habitats and help to ensure the maintenance of the biodiversity of the area. They can also enable local communities to have direct contact with nature particularly where the sites are within, or close to, a built up area The Kent Wildlife Trust (KWT) has identified Sites of Nature Conservation Interest (SNCIs) which, whilst not of national status, have a county-wide significance. In addition, this Local Plan identifies locally important sites of lesser status than SNCIs from surveys by the KWT. Sites of Local Nature Conservation Value (SLNCVs) are designated within, or adjacent to, built up areas where the greatest pressure for development exists. Each site identified provides a high-grade habitat for a diverse range of flora and fauna meriting careful conservation. Sites have been evaluated according to criteria including: diversity of species, features of wildlife importance, rarity of habitat and species in a local and county context, management and current use, public access, and linkages with other sites and areas. Sites, either by their continuous nature or their function as stepping stones, can assist the migration, dispersal and genetic exchange of wild species. This can be particularly important within, and adjacent to, built up areas All sites are defined on the Proposals Map and referenced in Appendix 4. The Local Planning Authority keeps detailed information on each site which includes recommendations on the management of sites with the aim of establishing practices which promote the conservation and enhancement of wildlife and, where appropriate, to increase public access. Surveys will be updated periodically to review existing sites and to identify new ones The Local Planning Authority is committed to the protection of these sites and will seek the views of KWT on any proposals affecting them. Given that development proposals immediately adjoining the sites may also impact on their future viability, the Local Planning Authority may require the provision of a buffer zone around a site to protect its intrinsic nature conservation value The KWT advises that priority should be given to the nature conservation value of each of the sites over other planning considerations unless it can be demonstrated that the need for the development overrides the intrinsic nature conservation interest and no appropriate alternative site is available. In assessing development proposals, the Local Planning Authority will have regard to information contained within the Kent Biodiversity 4-22 Tunbridge Wells Borough Local Plan March 2006

51 4 Environment Action Plan and the Habitat Survey. Where the Borough Council suspects that land proposed for development may have significant nature conservation value, but existing information is inadequate, the developer will be expected to provide sufficient survey information to determine the nature conservation value of the site. POLICY EN15 Development proposals that would have an adverse impact on the nature conservation interest of a statutory Local Nature Reserve or non-statutory nature conservation site, will only be permitted if all of the following criteria are satisfied: 1 The need for the development would outweigh the nature conservation interest of the site; 2 There would be no reasonable, less damaging alternative solutions; and 3 The design and layout of the scheme would minimise the potential impact on the important features of the site. WATER It is an objective of this Local Plan to protect the Borough s water resources and in particular to: protect and enhance the quality and quantity of groundwater; protect and enhance surface water features and control aquatic pollution; ensure that new development has an adequate means of water supply and sufficient foul and surface water drainage; and protect and enhance floodplains and prevent flood risk. Protection of groundwater resources, surface water features and control of aquatic pollution Groundwater is present in water-bearing strata or aquifers. It is an important source of water supply as well as providing the base flow for many rivers and other surface water features About 80% of Kent s public water supply is drawn each year from groundwater. Whilst Kent is self-sufficient in water supply, increases in abstraction have given rise to a progressive depletion in base flows and water tables in the County. Whilst this is particularly pronounced in north and east Kent, the Local Environment Agency Plan, published in 1998, notes there are instances of localised environmental impact elsewhere which will have to be addressed. Over-abstraction threatens the sustainability of water supplies and can harm wetland and surface water habitats. Evidence from climate change research, coupled with recent drought experience, points to an increasing mismatch between the replenishment of water supplies and demand for abstraction. Consequently, it is important that development is only permitted in locations where an adequate means of supply can be made without harming groundwater resources Major residential and infrastructure developments, and industrial activities involving the production, storage and use of chemicals, oil or petroleum can affect the quality and quantity of groundwater. The Environment Agency s policy framework Policy and March 2006 Tunbridge Wells Borough Local Plan 4-23

52 4 Environment Practice for the Protection of Groundwater includes a detailed methodology for assessing the potential risks to groundwater posed by development and takes account of both the vulnerability of the groundwater supply and type of development proposed. Associated with this policy are groundwater protection zone maps showing the vulnerable areas to aid potential developers to anticipate the likely response from the Agency Environmental damage can also be caused by increased surface water run-off, associated with development, where impermeable surfaces such as roofs, roads and pavements are constructed. Traditional drainage schemes collect surface water and pipe it, via surface water sewers, to the nearest watercourse. This can lead to increased downstream flood risk, unnatural fluctuations in water flow rate, aquifers not being recharged, water retention in subsoil being reduced, and increased risk of transmission of pollutants to watercourses and other surface water features. For this reason development schemes will be expected to incorporate measures to control the speed, quantity and quality of surface water run-off. In addition, consideration will be given to natural ways of treating collected surface water before it is either discharged into a watercourse or infiltrated into the land. Where the effectiveness of the drainage system would not be impaired, both these objectives can be achieved through the use of soakaways, permeable hardstanding and paved surface areas, water retention or balancing ponds and reedbeds. Ponds and reedbeds can provide an opportunity to create new habitats and enhance the appearance of the local environment. Such measures, either by themselves or in combination with piped drainage systems, are promoted by the Environment Agency and are known as Sustainable Urban Drainage Systems (SUDS). Good design can also help to minimise the demand for water. Detailed advice on both these matters is included in Supplementary Planning Guidance, Kent Design a guide to sustainable development (2000) The Local Planning Authority will have regard to the advice of the Environment Agency to ensure that proposals for development do not have an unacceptable effect on groundwater supply or surface water features. POLICY EN16 Development proposals will only be permitted if all of the following criteria are satisfied: 1 There would be no unacceptable effect on the quality or potential yield of groundwater; 2 There would be no adverse impact on the water quality within, or water supply to, lakes, ponds, wetlands and other watercourses; 3 All practicable measures have been taken to minimise the demand for water; and 4 In appropriate locations, development proposals will be required to incorporate sustainable drainage systems for the disposal of surface waters. Capacity of Sewerage and Water Supply Services Account will be taken of the capacity of existing drainage, sewerage, sewage treatment and water supply facilities. Any necessary improvements to these services to cater for the extra demand resulting from the proposals should form part of the scheme. Regard 4-24 Tunbridge Wells Borough Local Plan March 2006

53 4 Environment should be had to the guidance given in Kent Design a guide to sustainable development (2000) concerning measures to promote the re-use and recycling of water. POLICY EN17 Development proposals will only be permitted where the foul and surface water, sewerage, sewage treatment and water supply facilities would have sufficient capacity to meet the needs of the development. Flood Risk Government guidance, in the form of PPG25 Development and Flood Risk, relates to built development in floodplains where excess water flows or is stored in times of flood and also considers the problems associated with run-off arising from developed sites Floodplains are those areas adjacent to watercourses over which water flows in times of flood, or would flow but for the presence of flood defences. Floodplains have an important role in allowing for the storage and free flow of flood waters. In addition to providing natural flood control, floodplains are important for groundwater recharge and provide valuable habitats for wildlife. Even relatively small development proposals can, over time, affect the natural functioning of a floodplain. For these reasons development within floodplains will be strictly controlled The Environment Agency is required, under Section 105 (2) of the Water Resources Act 1991, to identify the extent of floodplains and other areas liable to flooding. The limits to the floodplain areas identified by the Environment Agency are based on the approximate extent of floods with a 1% annual probability of occurrence, under present expectations of the highest known flood. By 2002, the Environment Agency also aims to indicate an additional floodplain area showing the likely extent of extreme floods. This will show those areas of 0.1% annual probability. Outside these areas, major flooding due to watercourses can be effectively discounted, but it should be recognised that intense rainfall may still cause localised flooding due to surface flow exceeding the drainage system. The Local Planning Authority has a duty to liaise closely with the Environment Agency to ensure that any flood risks that might arise are recognised and made an integral part of the decision-making process Where development is proposed it will need to have been subject to a sequential test relating to the potential annual likelihood of a flood risk in a particular location. The purpose of the three-point sequence is to steer development towards areas with little or no potential risk from flooding (annual probability of less than 0.1%), or a low potential risk (annual probability of between 0.1% and 1.0%). These areas are first and second, respectively, in the sequence. Areas with high risk of flooding have an annual probability of greater than 1.0% and are third in the sequence. On extensively developed areas with a high risk of flooding, further built development or redevelopment will generally be appropriate where adequate flood defences are already in place, subject to other policies contained in this Local Plan. Developed areas comprise all previouslydeveloped land. Undeveloped areas with a high risk of flooding, will not generally be suitable for built development and conversions, unless a particular location is essential, and an alternative lower-risk location is not available. The principal areas at high risk of flooding within the Borough are around Paddock Wood, Five Oak Green and Lamberhurst. The planning strategy aims to focus new residential development towards the urban area of Royal Tunbridge Wells and Southborough. Consequently, no major residential development is expected to take place within the areas at high risk of flooding within the Plan period. However, it has been necessary to allocate economic development sites within areas at high risk of flooding at land west of Maidstone Road, Paddock Wood and at Brook Farm, Capel, as no other suitable alternative lower-risk March 2006 Tunbridge Wells Borough Local Plan 4-25

54 4 Environment location is available. Within functional floodplains (the flat-lying areas adjacent to a watercourse where water regularly flows in time of flood) with a high risk of flooding, including those areas behind existing flood defences where there is a significant risk that failure could lead to rapid inundation by fast flowing water, built development and conversions should only be permitted in wholly exceptional circumstances. Only essential transport and infrastructure proposals may be acceptable where subject to suitable flood protection measures. These areas may be appropriate for some recreation, sport, amenity and conservation use There may be circumstances where planning permission for development, including the raising of land, is granted in areas which may be at high risk from flooding, for example developed areas. Such development must take account of the potential flood risk in that location, ensuring that the threat of flooding is managed using flood protection and mitigation measures designed to the appropriate standard set out in PPG25, that the development remains safe throughout its lifetime, and does not increase flood risk elsewhere. The Local Planning Authority will attach conditions, or seek works through a planning agreement, to secure any necessary flood protection and/or mitigation measures. Where new buildings are proposed in an area at high risk from flooding the applicant will be required to carry out a flood risk assessment as part of the application process. POLICY EN18 Within those developed areas identified by the Environment Agency as being at high risk from flooding, built development and conversions will only be permitted if both of the following criteria are satisfied: 1 Practicable and effective flood protection and mitigation measures would be proposed and maintained for the lifetime of the development; and 2 Practicable and effective measures would be included as part of the development proposals to prevent the increased risk of flooding elsewhere. Within those undeveloped areas identified by the Environment Agency as being at high risk from flooding, but outside functional floodplains, built development and conversions will not be permitted unless a particular location is essential and no suitable alternative lower-risk location is available. In such exceptional circumstances, development will only be permitted if the above criteria are satisfied. Within functional floodplains identified by the Environment Agency as being at high risk from flooding, built development and conversions will not be permitted except essential transport and utilities infrastructure that has to be sited there. CONTAMINATED LAND It is consistent with the principles of sustainable development to bring derelict and contaminated land into new uses. Such recycling provides an opportunity to deal with the threats imposed by contamination to health and the environment, bring land back into beneficial use and minimise pressures on greenfield sites. Accordingly, the Borough Council will encourage the redevelopment of contaminated sites, provided that the site can be rendered fit for the purpose proposed Tunbridge Wells Borough Local Plan March 2006

55 4 Environment The extent and nature of land contamination is a legacy of an area s industrial and urban development. Consequently, the Borough s largely rural character and the scarcity of heavy industry means that levels of contamination are likely to be low. However, there are a variety of sites where contamination may be present including redundant gas and sewage works, railway land, landfill sites, waste handling sites, former garage and petrol stations Sites could pose contamination problems if redeveloped unless adequate care is taken. The Council has produced a Contaminated Land Strategy (2001) to illustrate the approach that will be adopted to identify contaminated land that is posing an unacceptable risk to human health or the wider environment, and to secure remediation of that land. Where a site may contain contaminants, it is the responsibility of the applicant, in consultation with the Environment Agency and the Borough Council s Environmental Protection team, to investigate the extent and nature of the contamination, and the extent to which the risks to health and the environment can be reduced by remedial measures. In assessing the need for remedial works, the Local Planning Authority will have regard to the intended future use of the site. If remedial measures prove necessary, the Local Planning Authority will consider attaching conditions to the permission specifying the necessary measures to be carried out prior to the commencement of development. Wherever possible, contamination should be treated on-site. Any permission for development will require that the remedial measures agreed with the authority must be completed as the first step in the carrying out of the development. POLICY EN19 Development will only be permitted on, or adjoining, land likely to have been contaminated by a previous use where practicable and effective measures would be taken to treat, contain or remove any contamination. RENEWABLE ENERGY The production of energy from renewable sources, such as wind, can make an important contribution towards reducing emissions of greenhouse gases, such as carbon dioxide. The Kent Structure Plan 1996 and the Kent & Medway Structure Plan 2006 contains a policy which lends support to the development of sources of renewable energy, in appropriate locations, within the County. Whilst there is no history of such applications having been received within the Plan area, POLICIES EN1, EN25, EN26 and EN27 will apply to any such proposals which may come forward during the Plan period. TELECOMMUNICATION EQUIPMENT Modern telecommunications are an essential and beneficial element in the life of local communities and the national economy. New technology in this field is spreading rapidly to meet demand for better communications for businesses, homes and public services, which in turn have implications for land use. Within the Plan area there has been a growth in the development of new masts, antennae and radio stations, which are collectively known as base stations. Government guidance on telecommunications is contained in PPG Mobile telecommunication systems are dependent upon radiowave signals travelling between fixed transmitter base stations and handsets. Each base station covers a specific area or cell. The area covered depends on the type of cell. These range in size and power output from picocells, which cover small areas sometimes within specific buildings, microcells, which are used to infill and improve coverage of a main network, March 2006 Tunbridge Wells Borough Local Plan 4-27

56 4 Environment especially where the volume of calls is high, through to macrocells. With the development of internet compatible handsets, such as Wireless Application Protocol (WAP) handsets, and the latest 3G Third Generation Mobile handsets (also known as UMTS or Universal Mobile Telecommunications Systems), it is estimated that the number of cells will need to be increased, although this is likely to be mainly microcells and picocells. This is because of the need for greater clarity of signal when processing the complex digital information that can be received by internet handsets Mobile telecommunication systems operators currently enjoy wide-ranging permitted development rights. This means that many types of mast and base station fall outside the scope of full planning control. However, a determination from the Local Planning Authority of whether prior approval will be required for the siting and design of masts and other equipment under 15 metres in height is necessary in most cases. Governing bodies must be consulted on all proposals to site masts on or near schools and colleges There is a need to balance the requirements of the telecommunications industry with the protection of the environment. For this reason, the Local Planning Authority will require technical information on how any free-standing proposal for network telecommunications is linked to the specific network (including any related mast proposals) and justification for siting including reasons why the location of development is essential in terms of network coverage. The Local Planning Authority will expect applicants for all masts to demonstrate that they have explored the possibility of erecting antennae on an existing building, mast or structure, and that the option of roaming between networks has been considered Siting and design concerns will centre particularly on the impact of a mast and any ancillary development, especially in the High Weald Area of Outstanding Natural Beauty, other area of landscape character sensitive to the introduction of such structures, or a conservation area. Its design, height and mass together with the scope for landscaping and screening will be important considerations. POLICY EN1 will be applied to all proposals, and POLICIES EN25, EN26 and EN27 will apply to all proposals outside the defined Limits to Built Development The perceived impact on health from the use of mobile handsets and the siting of base stations has become an issue of public concern. Existing mobile telecommunication systems, including base stations and handsets, transmit and receive signals using electromagnetic waves. Electromagnetic waves occur naturally, such as the earth s magnetic field which causes compass needles to point north. They also arise from a large number of man-made sources including, for example, domestic wiring and appliances, visual display units, electricity power lines, security systems, and electric trains. Electromagnetic waves are measured in hertz. Those between 30 KHz and 300 GHz are widely used for radio, television and telecommunications and comprise the radiofrequency (RF) band. Telecommunication systems currently operate between 900 and 2200 MHz within the RF band Mobile handsets and base stations generate electromagnetic waves within the RF band. The distance of a person from either dictates the level of exposure. Consequently, the exposure from a mobile handset is greater, in the order of 50 to 100 times, than that from a base station because a handset is held next to the head The Stewart Independent Expert Group on Mobile Phones (The Stewart Report, 2000) has examined the best available information on potential health impacts and concluded that the balance of evidence indicates that there is no general risk to the health of people living near to base stations on the basis that exposures [to RFs] are expected to be small fractions of guidelines [International Commission on Non-Ionizing Radiation Protection guidelines 1998 and National Radiological Protection Board Guidelines 1993]. The Stewart Report does recognise, however, that indirect adverse effects on wellbeing can result from the insensitive siting of such apparatus. This is because of the wide ranging permitted development rights that mobile telecommunication systems 4-28 Tunbridge Wells Borough Local Plan March 2006

57 4 Environment operators currently enjoy, and the limited public consultation and involvement required for operators to erect many types of base station and associated equipment. It endorses the adoption of the precautionary approach relating to the future consideration of such developments which, in essence, requires that before accepting a new development there should be positive evidence that any risks from it are acceptably low, and not simply an absence of convincing evidence that risks are unacceptably high. RF emissions are currently recognised as the principal measurable output from telecommunications equipment, and maximum exposure limits are set by the National Radiological Protection Board and the International Commission on Non- Ionizing Radiation Protection In addition to environmental considerations relating to siting and appearance, the Local Planning Authority will expect all applicants to demonstrate that RF emissions are within the latest guidelines set by the National Radiological Protection Board and the International Commission on Non-Ionizing Radiation Protection. In addition, details will be required relating to the spread and direction of the beams of greatest RF intensity emanating from all new telecommunication base stations. POLICY EN20 Proposals for the siting of telecommunications equipment will only be permitted if all of the following criteria are satisfied: 1 Radiofrequency emissions would be within the latest established guidelines set out by the National Radiological Protection Board and the International Commission on Non-Ionizing Radiation Protection; 2 There is no practicable possibility of erecting antennae on an existing building, mast or other structure where this would represent the optimum environmental solution; 3 The location of the development is essential in terms of network coverage; 4 The development would be as unobtrusively sited and well screened by landscaping as is technically feasible; and 5 The materials, colour and design of the development would minimise its visual impact subject to technical and operational considerations. The Environment Within the Limits to Built Development LANDSCAPE WITHIN THE BUILT ENVIRONMENT Government guidance in PPG3 (Annex C) states that the definition of previouslydeveloped land excludes open spaces within the built up areas which have not been previously developed. These include parks, recreation grounds, allotments and other areas which have remained undeveloped. They also include sites where the remains of any former structure or activity have blended into the landscape so that the space can be reasonably considered as part of the natural surroundings One of the aims of this Plan is to focus development towards existing urban areas and other settlements where there are opportunities to develop. However, the spaces between areas of development can be of great importance in creating the character and identity of a place. The loss of these spaces can be important to both the character and amenity value of the immediate locality and also, because of the effect of topography, March 2006 Tunbridge Wells Borough Local Plan 4-29

58 4 Environment may affect the appearance and character of the town or village as a whole. Furthermore, these spaces can form part of a green network of habitats used by local populations of birds, plants and animals. If uncontrolled, changes to open spaces between areas of development can irrevocably change the special character of a place The quality and dominance of the landscape is an essential part of the character of the built environment within the Borough. The landscape is made up of large numbers of areas which possess different characteristics: from the largely open areas such as village greens, parks, recreation and school grounds, and allotments, to the more enclosed tree belts and copses. Urban landscape performs a variety of overlapping functions. It contributes to the character of conservation areas. It provides visual amenity to, for example, residential areas or along approach routes to the centre of the town or village. It can also provide a variety of important habitats for wildlife, which is especially important within the built up area. The conservation importance of these habitats lies as much in the opportunities they provide for people to have a close contact with wildlife as in the protection of scarce species The undulating topography of the Plan area and the ridgeline location of many of the settlements further elevate landscape features to a strategic importance. The topography permits views directly into, and from, the countryside, visually linking town and country. Intervening urban development is concealed by trees or other vegetation or by the shape of the land. Together the landscape and topography contribute significantly to the character of towns and villages The Local Planning Authority has carried out detailed surveys of those places which contribute to the character and appearance of the built up areas. By definition, these are areas which are visible from public places. Although surveys were concentrated on identifying the most significant sites for specific protection, this does not diminish the contribution that other, smaller or more private sites can make to the character of an area, the setting of a building, or the nature conservation interest of a locality. Appraisals of conservation areas have identified such spaces in relation to the contribution they make to the special character of the conservation area Landscape areas within the built environment have been sub-divided into two principal categories which exhibit different characteristics, although some exhibit a mixture: 1. Areas of Important Open Space. These are essentially open in character; and 2. Areas of Landscape Importance. These contain a large degree of tree or vegetation cover Given the value of landscape within the built environment, the emphasis on protecting greenfield sites and the continued availability of brownfield sites for development, development proposals will only be permitted in limited circumstances on an Area of Important Open Space and Area of Landscape Importance Areas of Important Open Space and Landscape Importance which are not classified as greenfield sites also make an important contribution to the built up area and development will only be acceptable where it would not cause any significant harm to the appearance or character of the designated site Both Areas of Important Open Space and Areas of Landscape Importance are defined on the Proposals Map. Where these areas extend beyond the built up area they are protected by POLICIES EN1, EN25, EN26 and EN27. AREAS OF IMPORTANT OPEN SPACE An open space may be important visually for a number of sometimes overlapping reasons, which are outlined below: 4-30 Tunbridge Wells Borough Local Plan March 2006

59 4 Environment (i) Open Spaces of Historic Importance The open spaces within conservation areas are frequently of historic importance. The built up areas of all settlements within the Borough are distinguished by the relationship of buildings to the greenery of the commons, parks, greens and other open spaces. The disposition, density and outline of buildings in relation to the surrounding spaces are essential in creating their special character. The open spaces within the Borough s conservation areas take many different forms: common land; the town park at the Calverley Grounds, Royal Tunbridge Wells; The Grove, Royal Tunbridge Wells (retained as a grove by the 1703 deed); the parkland character of Arcadian developments at Camden Park, Calverley Park, Hungershall Park and Nevill Park, Royal Tunbridge Wells; village greens at Benenden, Goudhurst, Groombridge, The Moor (Hawkhurst), Horsmonden, Langton Green, Matfield, Pembury and Sandhurst; the setting of principal landmark buildings such as those at Benenden (St George s Church), Bidborough (St Lawrence s Church), Cranbrook (St Dunstan s Church), Frittenden (St Mary s Church), Goudhurst (St Mary s Church), Hawkhurst (All Saints and St Lawrence s Churches), Pembury (Upper Church of St Peter) and Speldhurst (St Mary s Church); and within plot curtilages defining an historic building line and acting as part of the setting of the adjoining buildings as at Rye Road, Hawkhurst and Church Road, Kilndown. (ii) Open Space of Local Visual Amenity Value A number of open spaces within the built up area provide important visual amenity for the locality and can include village greens, parks, recreation grounds and allotments, together with smaller pockets of locally important amenity spaces. (iii) Open Spaces of Strategic Importance Certain open spaces, because of their location and openness, allow longer distance views of the towns or villages. Similarly, because of a combination of location and topography an open space may have a strategic importance in creating a perception of a town or village. POLICY EN21 Proposals for development affecting Areas of Important Open Space, as defined on the Proposals Map, will only be permitted where no significant harm would be caused to the appearance or open character of the designated area and the development would not materially detract from the contribution which that area makes to the locality. AREAS OF LANDSCAPE IMPORTANCE Where spaces within a built up area have a large degree of tree or vegetation cover they are particularly important for their visual amenity value and the contribution they make to local character. March 2006 Tunbridge Wells Borough Local Plan 4-31

60 4 Environment It is important to remember that in order to maintain the value of the site over time it will require regeneration and renewal in the form of suitable management and replanting. In determining development proposals, the Local Planning Authority will have regard to the impact on the existing landscape. Where development would be acceptable, the Local Planning Authority will seek to secure, by condition or agreement, sufficient space for, and appropriate management of, the landscape in order to secure the future and continued regeneration of the site Areas of Landscape Importance have value for a number of sometimes overlapping reasons: (i) Landscape of Historic Importance All towns and villages within the Borough contain important tree groups which contribute to the character of conservation areas. Other smaller groups or individual trees may contribute significantly to the character of conservation areas, for example by providing enclosure to spaces, enhancing the setting of a building or group of buildings, or providing a landmark feature of individual value. Dense tree and shrub cover in mature private gardens also contribute to the character of conservation areas within the Plan area. (ii) Neighbourhood Edges The evolution of Royal Tunbridge Wells is characterised by the growth of a number of separate villages which have gradually converged. However, it is a feature of both the historic and more recent developments of the town and other settlements such as Brenchley, Cranbrook, Hawkhurst, Horsmonden and Lamberhurst where individual areas are segregated from one another by mature tree and shrub belts. The dense vegetation and tree belts form a strong visual barrier between areas. Such tree belts form Neighbourhood Edges which are not only important in understanding the historic evolution of the town or village but also add to the overall tree cover. (iii) Landscaped Skylines Almost all of the settlements and their approaches are situated on prominent ridgelines. Within Royal Tunbridge Wells the undulating topography creates a series of minor ridges between the principal ridgelines. Such ridges and other areas of high ground gain strategic importance as they may be viewed from outside and within the settlements. Proposals which would break the treeline or skyline will not be acceptable. A strong landscape element will be required for new development proposals on, or close to, important ridgelines dominated by tree cover. (iv) Strategic Significance Even when not located on high ground or ridgelines, many vegetated areas have significance to the wider landscape setting and character of the town or village and may be viewed from a wide area. In addition, many provide natural habitats for a variety of flora and fauna which can be of strategic significance in terms of providing a network of various habitats. It is important to remember that in order to maintain the value of the site over time it will require regeneration and renewal in the form of suitable management and replanting. In determining development proposals the Local Planning Authority will seek to secure, by condition or agreement, sufficient space for, and appropriate management to, the important features of the site to ensure its continued regeneration Tunbridge Wells Borough Local Plan March 2006

61 4 Environment POLICY EN22 Proposals for development affecting Areas of Landscape Importance, as defined on the Proposals Map, will only be permitted where no significant harm would be caused to the appearance or landscape character of the designated area and the development would not materially detract from the contribution which that area makes to the locality. IMPORTANT LANDSCAPE APPROACHES One of the attractive environmental features of the Borough is the character and high visual quality of the approach routes outside and within the built up areas. Where these important approaches extend beyond the built up areas they are protected by POLICIES EN1, EN25, EN26 and EN Twelve predominantly landscaped approaches have been identified in Royal Tunbridge Wells, Southborough, Cranbrook, Benenden, Brenchley, Pembury and Speldhurst and are defined on the Proposals Map. The designated approaches are lined principally by mature hedges and native trees which partly conceal built development. They give the impression of the countryside extending well into the built up area. The first view of any town or village is important in forming an impression, particularly for visitors and tourists. Indeed, three of the approaches are on signed tourist routes. Consequently it is considered desirable to retain and enhance the character of these approaches Development, including a high solid fence, a new access and visibility splays, or the introduction of a dominant new building, would be likely to detract from the approaches identified. The principal discordant feature along many approaches is the presence of close boarded fencing which detracts from the soft landscape appearance by enclosing the road with a hard edge and by obscuring views of the vegetation. POLICY EN23 Proposals for development affecting the important landscape approaches to settlements, as defined on the Proposals Map, will only be permitted where no significant harm would be caused to the appearance and character of the approaches and the development would not materially detract from the contribution which that approach makes to the locality. ARCADIAN AREAS Certain parts of the Borough exhibit strong Arcadian characteristics where landscaping is the dominant visual element. In such areas there is a large proportion of trees, often specimen trees and exotic species, and most boundaries, including road frontages, are formed by dense hedges and trees. Accesses to the properties are normally narrow and do not expose views of the principal building. Car parking is generally low key and well screened These areas are characterised by very low site coverage of buildings. Buildings are of a large domestic scale, generally two storeys in height and set well apart with significant, usually landscaped gaps between. Principal buildings are frequently some distance back from front and rear boundaries and many areas are also characterised by uniform front and rear building lines. Plot layout is often along a gently curved road which lacks formal kerbs. With the exception of Broadwater Down, buildings overlook open space. March 2006 Tunbridge Wells Borough Local Plan 4-33

62 4 Environment Notwithstanding the Local Plan s overall aim of maximising the development potential of previously-used sites, the character of Arcadian Areas is of such historic and architectural importance that it is worthy of very careful conservation. The Local Planning Authority will expect all development proposals to respect the general features described where they are characteristic of the particular Arcadian Area. Low site coverage by built development should be retained as part of any proposal. Sub-division of plots which would result in a significant increase above the existing density of the Arcadian Area will be refused In addition to the considerable visual amenity that Arcadian Areas possess they can also be valuable as habitats for many species of birds, animals and plants. Larger gardens, belts of landscaping, and the canopies of trees provide green networks, allowing species to move through, and colonise, built up areas. Even relatively ordinary urban habitats can facilitate more complex species over time. Consistent with POLICY EN1, the Local Planning Authority will take into account the potential ecological value of Arcadian Areas when assessing proposals for development. Royal Tunbridge Wells Royal Tunbridge Wells is characterised by a particular type of Arcadian development which extends the landscaped areas of the Common into residential locations. These Arcadian Areas contribute to the overall views and character of the town, and contrast to the higher densities of other parts of the town In the 1830s Decimus Burton laid out a heavily landscaped, low density development around the central part of Calverley Park which set the pattern for much of the later development of Royal Tunbridge Wells. Subsequent park developments built from the late nineteenth century exhibit a different character: a relatively higher density development with narrow gaps between properties, shallower front gardens and fenced or walled boundaries Four of the earlier so-called park developments in Royal Tunbridge Wells exhibit similar characteristics and possess a homogeneity of historic and architectural character which should be protected. These areas are listed below and defined on the Proposals Map: Villages Calverley Park; Camden Park; Hungershall Park and Nevill Park; and Broadwater Down The areas surrounding parts of the village greens at Benenden and Matfield are characterised by a particular type of Arcadian development described above. They contribute strongly to the overall character of the villages in contrast to the more densely developed parts and are defined on the Proposals Map Tunbridge Wells Borough Local Plan March 2006

63 4 Environment POLICY EN24 Proposals for development which would affect the character or appearance of an Arcadian Area, as defined on the Proposals Map, will only be permitted if all of the following criteria are satisfied: 1 The proposal would result in a low density of development where building heights, site coverage, distance from site boundaries, and front and rear building lines respect the predominant characteristics of the area; 2 Landscaping would dominate within the site and along boundaries; 3 Access widths would be narrow; and 4 Buildings and parking would be well concealed in views from public places. The Rural Landscape of the Borough The rural landscape of the Borough is of a varied, and generally, high quality. It includes attractive small towns and villages, many of which are washed over by the High Weald Area of Outstanding Natural Beauty and Special Landscape Areas. The character and attractive appearance of the countryside is one the Borough s principal assets and its protection will be an important consideration during the assessment of all development proposals. Proposals should be capable of being easily assimilated without detracting from the features which contribute to the character of the locality. Such features have a vital role in defining the character of the countryside, providing highly visible evidence of the historical evolution of the landscape The planning strategy aims to focus most development towards the urban area of Royal Tunbridge Wells and Southborough thereby maintaining the rural character of the countryside and contributing to more sustainable patterns of development. Government advice and separate Local Plan policies deal with the appropriateness of development within the Metropolitan Green Belt and outside the Limits to Built Development. The Protection of the Rural Landscape The Local Plan covers an area of attractive and largely unspoilt countryside which forms part of the Kentish Weald. This is the name given to the extensive and varied area of countryside situated between the North and South Downs, which also extends across parts of Surrey and Sussex The Weald landscape is based upon an ancient geological anticline, the chalk cover of which has been eroded to reveal older sandstone intermingled with soft clays underneath. The resulting landscape consists of a series of ridges and river valleys which provide the setting for the various settlements within the Plan area, many of which are located on prominent ridges or, like Royal Tunbridge Wells, spread into adjacent valleys. This is known as the High Weald. A number of broad, low-lying clay vales, such as the Upper Medway Valley, extend around the edges of the High Weald. Paddock Wood, Five Oak Green and Frittenden are situated in this area which is known as the Low Weald The Borough has a diverse and distinctive landscape formed by a patchwork of agriculture, woodland, heathland and rural settlement superimposed upon a landform of rolling plateaux incised by thin ghyll valleys and wide river valley floodplains. It is predominantly a rural agricultural landscape of grazed pastures and arable fields, March 2006 Tunbridge Wells Borough Local Plan 4-35

64 4 Environment highlighted with broad belts of orchards and hop gardens, set within a framework of extensive woodlands. The landscape presents a peaceful and tranquil character, often with a sense of remoteness, which belies its location in the populous South East of England. The strong wooded framework is provided by the upland blankets of coniferous plantation, thin ghyll woodlands nestled in the valleys and woodland shaw boundaries that knit the various agricultural landscapes together. Settlement and built character provide a further layer of interest with a locally distinct vernacular style including brick, tiled, weatherboarded, half timbered and sandstone buildings. In the High Weald these form traditional ridgetop settlements with commanding views of the countryside. There are also farmsteads and isolated rural dwellings, including characteristic Wealden hall houses and visually distinctive clusters of oasts A study of the key components which contribute to local landscape character within the Borough has been undertaken (Landscape Character Area Assessment, 2001). It divides the Borough into six broad character types. These are sub-divided into a total of 19 separate local character areas each with distinct, identifiable characteristics. The Local Planning Authority has published Supplementary Planning Guidance covering the local landscape character of the Borough In considering proposals for development within the whole of the Borough s countryside area, the Local Planning Authority will have regard to the advice contained in PPS7 and the Borough Landscape Character Area Assessment, Landscape Setting of the Towns and Villages The landscape setting of the towns and villages is an important feature of the Plan area. Many of the settlements are situated on ridgelines and are particularly prominent when viewed from the countryside. However, because of the topography, other settlements on lower land may also be viewed from higher areas of the attractive countryside. Typical of the High Weald, many parts of the built up areas are swathed in woodland which often forms a dense screen of vegetation between the settlement and the countryside. In other cases, private gardens abut the countryside and any development in such areas would normally be out of character with the setting of the town or village Consistent with Regional Planning Guidance (RPG 9), the conservation of the setting of the towns and villages of the Plan area will be pursued through the protection of landscape features which contribute to their setting. This has been taken into account during the selection of sites for new development and in any landscape requirements where development is proposed. In addition, encouragement is given to the provision of new structural landscaping at the edge of the built up areas (POLICY EN1). Rural Lanes The Borough possesses a rich heritage of attractive lanes which contribute significantly to the distinctive character of the countryside whilst also providing wildlife habitats Reference should be made to the Borough Council s adopted Supplementary Planning Guidance: Rural Lanes. Conversion of Rural Buildings and Extension of Existing Buildings Government guidance indicates that the re-use and adaptation of existing rural buildings has an important role in meeting specific development needs in rural areas. Where appropriate, the Local Planning Authority will consider the re-use of suitable existing buildings within the countryside, in preference to the construction of new buildings, and has adopted Supplementary Planning Guidance on the Re-use of Rural Buildings Tunbridge Wells Borough Local Plan March 2006

65 4 Environment In addition to POLICY EN1, the following criteria will apply to all rural areas outside the Limits to Built Development, including those areas covered by the High Weald Area of Outstanding Natural Beauty and Special Landscape Areas. POLICY EN25 Outside of the Limits to Built Development, as defined on the Proposals Map, all proposals for development will be required to satisfy all of the following criteria: 1 The proposal would have a minimal impact on the landscape character of the locality; 2 The development proposal would have no detrimental impact on the landscape setting of settlements; 3 The development proposal would not result in unsympathetic change to the character of a rural lane which is of landscape, amenity, nature conservation, or historic or archaeological importance; 4 Where built development is proposed, there would be no existing building or structure suitable for conversion or re-use to provide the required facilities. Any new buildings should, where practicable, be located adjacent to existing buildings or be well screened by existing vegetation; and 5 Where an extension or alteration to an existing building is proposed, it would respect local building styles and materials, have no significant adverse impact on the form, appearance or setting of the building, and would respect the architectural and historic integrity of any adjoining building or group of buildings of which it forms part. High Weald Area of Outstanding Natural Beauty A major part of the landscape character areas fall within the High Weald Area of Outstanding Natural Beauty, which was designated by the Secretary of State for the Environment in October This gives national recognition to the importance of the landscape character of the area. The status of Areas of Outstanding Natural Beauty (AONBs) is equivalent to that of the National Parks and together they share the highest level of protection in relation to landscape and scenic beauty Within AONBs, it is Government policy to protect and enhance their natural beauty, whilst having due regard to social and economic considerations. The conservation of wildlife and cultural heritage are also important considerations Major developments should not take place in these designated areas, except in exceptional circumstances. Any application for such development should be subject to the most rigorous examination. Major development proposals should be demonstrated to be in the public interest before being allowed to proceed. Consideration of such applications should therefore include an assessment of: (i) the need for the development, including in terms of any national considerations, and the impact of permitting it, or refusing it, upon the local economy; March 2006 Tunbridge Wells Borough Local Plan 4-37

66 4 Environment (ii) the cost of, and scope for, developing elsewhere outside of the designated area, or meeting the need for it in some other way; and (iii) any detrimental effect on the environment, the landscape and recreational opportunities, and the extent to which that could be moderated The Local Planning Authority will ensure that any planning permission granted for major development in the High Weald Area of Outstanding Natural Beauty would be carried out to high environmental standards through the application of appropriate conditions where necessary A Statement of Intent has been published by the constituent authorities affected by the designation setting out strategic aims and expressions of intent with regard to the management of the area, such as undertaking new tree planting and woodland management, improving natural habitats and facilitating public access to uncultivated land. A Management Plan has been published by the High Weald Area of Outstanding Natural Beauty Joint Advisory Committee, made up of the constituent authorities within the Area of Outstanding Natural Beauty including the Borough Council, setting out longterm objectives for the area. The Borough Council, in association with Kent County Council and the Countryside Agency, has set up the Kent High Weald Countryside Management Project to directly assist in achieving the management objectives within the Borough The boundary of the High Weald Area of Outstanding Natural Beauty is defined on the Proposals Map. As a statutory designation it cannot be amended by the Borough Council. The Countryside Agency has indicated that no comprehensive reviews of the boundary are currently planned This Plan allocates land at Kingstanding Way, Royal Tunbridge Wells under POLICY ED4 within the AONB. There are exceptional circumstances that apply to this allocation so that it does not conflict with guidance in PPS7, not least of which is the proximity of the Longfield Road industrial area. The site was identified as one which could accommodate an identified need in a sustainable location in an area constrained by Metropolitan Green Belt. The site itself, which is below the high quality landscape of the adjacent AONB, is contained on two sides by either previously developed land or industrial development and is currently poorly integrated with the surrounding landscape. The allocation allows for development that can be integrated with the existing landscape, protects and enhances the wider landscape of the AONB and also provides a suitable edge for existing development commensurate with the quality of the surrounding landscape POLICY EN26 applies to settlements washed over by the AONB designation. However, within the Limits to Built Development of such settlements where interaction with the countryside is limited, development will be permitted where it would protect or enhance the landscape of the AONB. This allows for appropriate development within such settlements. POLICY EN26 Within the High Weald Area of Outstanding Natural Beauty, development proposals will only be permitted if they would protect or enhance the natural beauty and special character of the landscape. Major development proposals will only be permitted in exceptional circumstances and where they are demonstrated to be in the public interest Tunbridge Wells Borough Local Plan March 2006

67 4 Environment In addition, proposals affecting the High Weald Area of Outstanding Natural Beauty will be considered through other policies in the Plan, including POLICY EN25. Special Landscape Areas The High and Low Weald Special Landscape Areas are strategically important landscape character areas identified within the approved Kent Structure Plan. The boundaries, which partly overlap the High Weald Area of Outstanding Natural Beauty, are defined on the Proposals Map. Special Landscape Areas (SLAs) are largely unspoilt areas of countryside which, because of their high scenic quality and distinctive local character, have county-wide importance. Within the SLAs, priority is given to the conservation, enhancement and long-term protection of the landscape over other planning considerations POLICY EN27 applies to settlements washed over by the SLA designation. However, within the Limits to Built Development of such settlements where interaction with the countryside is limited, development will be permitted where it would cause no significant harm to the important landscape character of the area. This allows for appropriate development within such settlements. POLICY EN27 Within the High and Low Weald Special Landscape Areas, but outside the boundary of the High Weald Area of Outstanding Natural Beauty, development proposals will only be permitted where they would cause no significant harm to the important landscape character of the area In addition, proposals affecting the Special Landscape Areas will be considered through other policies in the Plan, including POLICY EN25. AGRICULTURAL LAND Government guidance on the countryside and rural economy advises that it is national policy to protect greenfield sites, including the best and most versatile agricultural land, from irreversible development and to protect the countryside for its own sake. As the present character of the countryside has largely been shaped by agriculture, horticulture and forestry, it is necessary to ensure that controls are exercised to safeguard such activities Although the agricultural land within the Borough is generally not of the highest quality, being predominantly Grade 3, as classed by the Department for Environment, Food and Rural Affairs (DEFRA), pockets of Grade 2 and 3a land do exist. Farm structure is generally good and parts are intensively cropped. The presence of the best and most versatile agricultural land should be taken into account alongside other sustainability considerations when considering planning proposals. Where the development of agricultural land is unavoidable, the Local Planning Authority will apply the advice contained in PPS7 and seek to use areas of poorer quality in preference to that of higher quality, except where this would be incompatible with other sustainability considerations. March 2006 Tunbridge Wells Borough Local Plan 4-39

68 4 Environment POLICY EN28 In considering development proposals, the presence of the best and most versatile agricultural land will be taken into account alongside other sustainability considerations. If significant development of agricultural land is unavoidable, poorer quality land should be used in preference to that of a higher quality, except where this would be inconsistent with other sustainability considerations. Implementation The policies and paragraphs in this Chapter will be applied by the Local Planning Authority to encourage and promote a high standard of private and public sector development consistent with the sustainable objectives of this Plan Tunbridge Wells Borough Local Plan March 2006

69 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) Introduction 5.1 Town, neighbourhood and village centres are an important focus for communities. They provide an essential mix of services and facilities, frequently in locations which are conveniently accessible by a variety of different means, including on foot and public transport. Their viability depends on a range of complementary uses. Other factors are important including the attractiveness of the environment and good overall accessibility. 5.2 Government guidance indicates that a clearly defined hierarchy of centres should remain the focus for many types of development, including retailing, commercial and public offices, entertainment, leisure, hotels, housing and community uses. 5.3 The aim of this Plan is to identify appropriate locations for these types of development within Royal Tunbridge Wells, the Borough s other town centres and its neighbourhood and village centres. 5.4 This Chapter first considers the potential demand for town, neighbourhood and village centre uses and the hierarchy of centres within the Borough. It then sets out a sequential approach to the selection of sites for new centre uses. Each town, neighbourhood and village centre is then considered in turn. Definitions 5.5 For the purposes of this Local Plan, the term gross floorspace is defined as the total floorspace of a shop or shopping complex, measured in external dimensions, whereas net floorspace is defined as the area that could be used for the selling of goods, measured in internal dimensions. 5.6 The term convenience refers to a range of shops that are regularly used to meet dayto-day needs, for example food shops and newsagents. The term comparison refers to a range of shops which cater for special needs, for example footwear, clothes, DIY, furniture/carpets and domestic appliances. 5.7 All reference to retail shops in this Chapter relate to uses within Class A1 of the Town and Country Planning (Use Classes) Order 1987 (as amended). References to Class A2 uses refer to financial and professional services such as banks, building societies and estate agents. Class A3 uses refer to restaurants and cafes. Class A4 and Class A5 uses refer to drinking establishments and hot food takeaways respectively. Nonretail uses are taken to be those which fall outside of Class A Leisure and entertainment facilities are defined as those falling within the D2 Use Class, while hotel development falls within Class C1 and office development within the B1 Use Class. Arts, culture and tourism development are within Class D For the purposes of this Plan, development providing over 500 square metres gross floorspace within the Use Classes A1, A2, A3, A4, A5, B1, D1 and D2 are defined as large-scale. Large-scale hotel development is defined as 10 bedrooms and above, or with a floorspace of 500 square metres or more. Aims 1. To protect existing centres within the Plan area as the economic and social focal points of communities, maintain and improve their vitality and viability, and enable a compatible mix of uses. 2. To maintain the retail position of Royal Tunbridge Wells relative to other major retail centres in Kent. March 2006 Tunbridge Wells Borough Local Plan 5-1

70 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) 3. To maintain a range of town, neighbourhood and village centre services and shops ensuring that a viable and complementary mix of facilities are available locally. 4. To restrict sporadic, uncoordinated, large-scale development in out-of-centre locations. Potential Demand for Town, Neighbourhood and Village Centre Uses 5.10 Government guidance indicates that centres should provide a focus for a range of uses including: retailing, professional offices, places to eat and drink, commercial and public offices, entertainment and leisure, hotels, housing and community uses. The anticipated demand for such uses during the Plan period is set out below. RETAIL (A1 USE) 5.11 The Tunbridge Wells Shopping Study (2003) assessed the level of available retail expenditure within the Borough over the Plan period for both convenience and comparison goods. In addition to defining the quantitative need for new retail development, the study also considered the scope for qualitative improvements which would reinforce the vitality and viability of existing centres within the Borough The study identifies scope to provide a medium sized food store in Southborough, but identifies no need for additional convenience stores elsewhere in the Borough within the Plan period. With regard to comparison shopping, the study forecasts a quantitative need for 23,400 square metres gross additional floorspace by the end of the Plan period in Royal Tunbridge Wells. However, permission has since been granted for retail schemes at Dowding Way and the former cinema site which would reduce this figure to approximately 15,200 square metres. Elsewhere in the Borough, there is only limited need for further comparison goods floorspace in the Plan period. FINANCIAL AND PROFESSIONAL SERVICES AND PLACES TO EAT AND DRINK (A2, A3, A4 AND A5 USES) 5.13 The Tunbridge Wells Shopping Study (1999) shows that there is likely to be incremental change within the financial and professional services sector during the Plan period. However, despite recent growth in the number of food and drink establishments such as cafes, restaurants and pubs, there is still substantial market demand for additional floorspace within Royal Tunbridge Wells. COMMERCIAL OR PUBLIC OFFICES (B1 USE) 5.14 There is no indication that there will be demand for speculative new offices during the Plan period. Major employers have headquarter offices in Royal Tunbridge Wells and further expansion, or the rationalisation of premises onto one site, could generate demand for additional purpose-built premises. ENTERTAINMENT AND LEISURE USES (D2 USE) 5.15 There is sufficient unmet demand for a multi-screen cinema within Tunbridge Wells town centre to serve the Plan area. In addition, the space occupied by fitness and health clubs may grow. HOTELS (C1 USE) 5.16 Further demand is identified in the Tourism Chapter for up to 150 additional hotel bedrooms with conference facilities to serve Royal Tunbridge Wells and a further 20 bedrooms outside of the urban area. 5-2 Tunbridge Wells Borough Local Plan March 2006

71 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) HOUSING (C USE) 5.17 The Housing Chapter indicates that a further 2,900 dwellings are required in the Plan area by COMMUNITY USES (D1 USE) 5.18 Demand for a number of new community uses such as primary schools and community halls is signalled in the Community Services Chapter. Hierarchy of Centres 5.19 Each of the Borough s centres has a different role and capacity to accommodate new development. Whilst a mix of uses is important within each of the centres, the appropriate scale of development and the preferred land use will vary between them reflecting their relative size, role and environmental capacity to accept development. The hierarchy of centres within the Plan area is listed below. ROYAL TUNBRIDGE WELLS TOWN CENTRE 5.20 The Royal Tunbridge Wells town centre comprises a Primary Shopping Area and adjoining areas of predominantly leisure, business and other main town centre uses Royal Tunbridge Wells is the main town centre and also the largest shopping area within the Borough. The range, scale and quality of facilities make it an important subregional centre and destination. The Primary Shopping Area serves a dual retail purpose: in terms of convenience goods, it serves a population focused on the town itself, whilst for comparison goods there is a much wider catchment area Financial and professional services, commercial and public offices, together with restaurants, cafes and public houses, are an important component of the mix of uses within, or close to, the Primary Shopping Area. The food and drink uses are complementary to retail, leisure/entertainment and office provision and are of particular importance to the evening economy. A range of entertainment and leisure venues operate from within the Primary Shopping Area or adjoining streets. A number of hotels are situated close to the Primary Shopping Area bringing additional custom to the retail, food and drink, and entertainment outlets The town centre is of special architectural and historic importance and much of the area is designated as a conservation area. Whilst the Borough Council is committed to the conservation and enhancement of the town centre, there are significant opportunities for the renewal of outmoded or unsympathetically designed buildings Royal Tunbridge Wells town centre is well-served by a range of modes of transport, including car, train (served by a central railway station), bus, walking and cycling. Schemes to facilitate access to the town centre and to manage traffic are contained in the Transport and Parking Chapter The status of Royal Tunbridge Wells town centre as a sub-regional centre, the scale, range and quality of inter-connected facilities, the choice of means of transport available and the significant opportunities for renewal mean that this is the preferred location within the Borough for large-scale A1 (retail), A2 (financial and professional services), A3, A4, A5 (food and drink), B1 (offices), C1 (hotels) and D2 (leisure and entertainment) Uses. Such uses should preferably be located within the Primary Shopping Area but, if capacity is not available, the uses should be located within an edge-of-centre location, within close and convenient walking distance of it. March 2006 Tunbridge Wells Borough Local Plan 5-3

72 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) OTHER TOWN CENTRES Southborough 5.26 A Primary Shopping Area has been defined for Southborough. The character of the Primary Shopping Area is one of a small urban centre made up primarily of independent traders, many of them specialist, occupying fairly small units, with a limited number of ancillary uses serving the local community. Southborough town centre, which comprises the Primary Shopping Area and a limited adjoining area, offers both retail provision and a range of other complementary facilities which serve the local community, including the Royal Victoria Hall, Southborough Town Council offices and a library. The Tunbridge Wells Shopping Study (2003) indicates that Southborough is not adequately provided for in terms of convenience shopping and would benefit from new convenience provision to serve local needs. At present, only 22% of convenience retail expenditure available within the Southborough area is spent within the centre. The leakage of expenditure to centres such as Royal Tunbridge Wells and Tonbridge, which have a range of convenience retail supermarkets, detracts from the role of Southborough as a town centre and is unsustainable in terms of the length and number of trips to other centres The refurbishment of the Royal Victoria Hall and the provision of a new primary school are envisaged in POLICY CR A large site which abuts the Primary Shopping Area provides the opportunity for new town centre uses POLICY CR6 allocates land for further parking provision within the centre and, in addition, the Transport and Parking Chapter proposes a range of traffic management measures and new transport provision to assist in reducing the impact of traffic, particularly on the A26, in the centre of Southborough. New transport provision will also assist in improving access to the centre by foot and cycle The need to reinforce the centre of Southborough is a major aim of the Planning Strategy during the Plan period. Capacity is available to integrate new uses within the town centre at a site adjoining the Primary Shopping Area. For this reason, new retail, professional offices, food and drink establishments, housing, leisure and entertainment facilities, school and community uses of the appropriate scale should be concentrated within the designated Primary Shopping Area or on the adjoining sites allocated in this Local Plan. Paddock Wood, Cranbrook and Hawkhurst 5.31 The centres of Paddock Wood, Cranbrook and Hawkhurst serve both the small rural towns and a rural catchment area beyond with a range of shops, pubs, restaurants and cafes, and professional and community services. The majority of shop units are small (less than 100 square metres gross floorspace) and shopping provision is centrally located in relatively compact clusters. The centres provide a basic range of convenience and durable goods. Paddock Wood and Cranbrook have larger convenience stores, and a new convenience supermarket in Hawkhurst is under construction. Each of the small rural towns has a defined Primary Shopping Area, adjoining which lies a limited additional built up area which makes up the town centre The desire to improve the provision of community facilities in Paddock Wood and Cranbrook is set out in the Community Services Chapter All of the small rural towns are served by public transport: Paddock Wood (train and bus services), Cranbrook (bus services) and Hawkhurst (bus services, including a bus station). All town centres have benefited from recent environmental enhancement measures. Brownfield sites are available in Paddock Wood, Cranbrook and Hawkhurst to aid the regeneration of these small rural town centres. 5-4 Tunbridge Wells Borough Local Plan March 2006

73 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) 5.34 The important role of Paddock Wood, Cranbrook and Hawkhurst as rural centres means that their defined Primary Shopping Areas should be retained and reinforced as locations for retail development. The Primary Shopping Areas and limited adjoining areas should be the focus for professional offices, food and drink establishments, housing and community uses of the appropriate scale. NEIGHBOURHOOD AND VILLAGE CENTRES 5.35 Neighbourhood and village centres comprise the last level of hierarchy. Neighbourhood centres have been identified within the Limits to Built Development of Royal Tunbridge Wells and Southborough, and village centres apply to villages classified under the Kent Structure Plan 1996 as RS2 settlements and the Kent & Medway Structure Plan 2006 Policy SS1(d) (as listed in the Planning Strategy Chapter, para 2.28). Neighbourhood Centres 5.36 Neighbourhood centres comprise clusters of a minimum of five community facilities which are all located within a distance of some 400m. Each centre contains community facilities such as a primary school, shop, public house, community hall, place of worship and recreation facilities. Village Centres 5.37 Within the built up area of the smaller-scale villages, identified in the Planning Strategy Chapter, under the Kent Structure Plan 1996 Policy RS2 and the Kent & Medway Structure Plan 2006 Policy SS1(d), facilities are often within a reasonable walking distance of each other. However, some community facilities which lie a reasonable distance (approximately 400m) outside the Limits to Built Development are also relatively accessible and play an important part in the local provision of services It is important that such small-scale community facilities located close to the populations they serve, are retained and where feasible enhanced within neighbourhood and village centres. Neighbourhood and village centres are appropriate locations for small-scale shops, professional offices, food and drink establishments, housing and community facilities. Sequential Approach to Development Proposals Large-Scale Development of Centre Uses 5.39 In the light of Government guidance, the clear focus for large-scale retail provision and other large-scale uses, (such as hotel and conference facilities, B1 office development, leisure and entertainment facilities, and A2 and food and drink uses), should be the identified hierarchy of centres. PPS6 indicates that local centres will generally be inappropriate locations for large-scale new development and that local planning authorities should consider setting an indicative upper limit for the scale of developments likely to be permissible in different types of centres. For the purposes of this Local Plan, and consistent with the adopted Local Plan (1996), large-scale is defined as 500 square metres gross floorspace or greater, representing a substantial unit or units. Large-scale hotel development is defined as 10 bedrooms and above, or with a floorspace of 500 square metres or more The Borough Council recognises the importance of maintaining and enhancing the vitality and viability of the identified hierarchy of centres as the most sustainable locations for development within the Plan area. Allocations are made to meet the identified demand for town centre uses. Proposals for additional appropriate large-scale town centre development should not have a detrimental impact on the vitality and viability of the Primary Shopping Areas or town centres or prejudice the development of sites allocated in this Local Plan. Proposals should comply with any site-specific March 2006 Tunbridge Wells Borough Local Plan 5-5

74 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) policies and be consistent with the scale and function of the Primary Shopping Area or town centre within which they are located. POLICY CR1 Proposals for large-scale A1 (retail) uses will be permitted on sites within the defined Primary Shopping Areas, and proposals for large-scale A2 (financial and professional services), A3 (restaurants and cafes), A4 (drinking establishments), A5 (hot food takeaways), B1 (offices), C1 (hotel), D1 (arts, culture and tourism) and D2 (leisure and entertainment) uses will be permitted on sites within the town centres, provided the following criteria are satisfied: 1 The proposal would not have a detrimental impact on the vitality and viability of the defined Primary Shopping Areas or town centres; 2 Where the proposal is on a site allocated in the Local Plan, it complies with the relevant site-specific policy; 3 The proposal would not be likely to prejudice the development of sites allocated in the Local Plan; and 4 The proposal would be consistent with the scale and function of the Primary Shopping Area or town centre within which it is located. Development outside Primary Shopping Areas and Centres 5.41 Where new retail schemes and proposals for other town centre uses, including extensions of over 200 square metres to existing premises, are proposed in edge-of- or out-of-centre locations, they will be required to fully demonstrate that there is a need for the proposal and, if a need has been demonstrated, that the sequential approach to site selection has been followed 5.42 The sequential approach to the identification of sites, and the assessment of proposals, means that the first preference for development should be in the defined Primary Shopping Areas in the case of A1 (retail) uses and in the town centres for other uses; followed by edge-of-centre sites with preference given to sites that are, or will be, wellconnected to the centre; followed by neighbourhood and village centres, and then outof-centre sites with preference being given to sites which are, or will be, well-served by a choice of means of transport and which are close to the centre and have a high likelihood of forming links with the centre. Proposals for extensions to existing development where the gross floorspace of the proposed extension does not exceed 200 square metres will not be required to satisfy the sequential approach All proposals should provide access by a range of means of transport including walking, cycling and public transport and should comply with POLICIES TP1 or TP2 as appropriate Proposals should not result in sporadic development or prejudice the development of sites allocated in this Local Plan Large-scale proposals that could be located in neighbourhood and village centres in accordance with the sequential approach should be of a scale and form appropriate to the centre The growth of out-of-centre development can have a detrimental impact on the range of uses within the existing centres, eroding their attractiveness, particularly for those 5-6 Tunbridge Wells Borough Local Plan March 2006

75 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) wishing to combine trips, for example to food and non-food shops, restaurants, banks and other services and entertainment facilities. Proposals for development in such locations will be required to demonstrate that they will not have a detrimental impact on the vitality and viability of the defined Primary Shopping Areas, town centres, neighbourhood and village centres There has been a trend to locate small-scale proposals at the upper end of the threshold outside existing centres, for example small convenience supermarkets within petrol filling stations. Such proposals, whilst not large in scale, are not likely to be in the most sustainable locations and could potentially threaten the health of established centres. These centres are the most appropriate locations to concentrate a range of services, and allocations for mixed use development have been made in this Plan. Consequently, small-scale proposals which are outside the defined Primary Shopping Areas, town centres, neighbourhood centres and village centres defined as Kent Structure Plan 1996 RS2 or Kent & Medway Structure Plan 2006 SS1(d) settlements (see para 2.28 of this Plan), must meet the same criteria as larger-scale developments. POLICY CR2 Proposals for A1 (retail) uses outside the Primary Shopping Areas and for A2 (financial and professional services), A3 (restaurants and cafes), A4 (drinking establishments), A5 (hot food takeaways), B1 (offices), C1 (hotel), D1 (arts, culture and tourism) and D2 (leisure and entertainment) uses outside the town centres will be permitted if all of the following criteria are satisfied: 1 It can be demonstrated that there is a need for the development; 2 The proposal would be located in accordance with the sequential approach where first preference is for sites in the defined Primary Shopping Areas in the case of A1 (retail) uses and in the town centres in the case of A2 (financial and professional services), A3 (restaurants and cafes), A4 (drinking establishments), A5 (hot food takeaways), B1 (offices), C1 (hotel), D1 (arts, culture and tourism) and D2 (leisure and entertainment) uses, followed by edge-of-centre sites with preference given to sites that are, or will be, well-connected with the centre, followed by neighbourhood and village centres and then out-of-centre sites with preference being given to sites which are, or will be, well-served by a choice of means of transport and which are close to the centre and have a high likelihood of forming links with the centre; 3 The proposal would not result in sporadic development; 4 The proposal would not have a detrimental impact on the vitality and viability of the defined Primary Shopping Areas, neighbourhood centres or villages; 5 The proposal would not be likely to prejudice the development of sites allocated in the Local Plan; and 6 The proposal would provide access by a range of means of transport including walking, cycling and public transport. In applying the sequential approach, the relevant centres in which to search for sites will depend on the nature and scale of the proposed development and the catchment that the development seeks to serve. Proposals for extensions to existing development where the gross floorspace of the proposed extension does not exceed 200 square metres will not be required to satisfy the sequential approach. March 2006 Tunbridge Wells Borough Local Plan 5-7

76 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) Small-Scale Development of Centre Uses 5.48 Government and regional advice (PPG13 and RPG 9) states that day-to-day facilities which need to be near to their clients in local centres should be located so that they are accessible by walking and cycling. Such facilities would include small-scale local shops, public houses, community halls and surgeries. For the purposes of this Plan, such small-scale uses are defined as less than 500 square metres (gross floorspace) The Local Planning Authority has identified neighbourhood centres and village centres where clusters of day-to-day facilities already occur and where similar uses should be located Small-scale proposals for day-to-day facilities would also be appropriate in the defined Primary Shopping Areas, neighbourhood centres and villages defined as Kent Structure Plan 1996 RS2 or Kent & Medway Structure Plan 2006 SS1(d) settlements (see para 2.28 of this Plan). Proposals should be compatible with POLICIES H1 (retention of existing housing stock), T2 (retention of existing tourist accommodation), Primary Shopping Area frontage policies as set out in this Chapter, CR13 (retention of neighbourhood centre community facilities) and CS6 (retention of community buildings) The appropriate location for small-scale B1 offices and C1 hotels is set out in the Economic Development and Tourism Chapters respectively. POLICY CR3 Proposals for small-scale A1 (retail), A2 (financial and professional services), A3 (restaurants and cafes), A4 (drinking establishments), A5 (hot food takeaways), B1 (offices), C1 (hotel), D1 (community uses) and D2 (leisure and entertainment) uses will be permitted on sites within the Primary Shopping Areas in the case of A1 (retail) uses, within the town centres in the case of A2 (financial and professional services), A3 (restaurants and cafes), ), A4 (drinking establishments), A5 (hot food takeaways), B1 (offices), C1 (hotel), D1 (community uses) and D2 (leisure and entertainment) uses and in both cases within defined neighbourhood centres and within villages defined as RS2 or SS1(d) settlements provided that both the following criteria are satisfied: 1 The proposal would not have a detrimental impact on the vitality and viability of the defined Primary Shopping Areas, neighbourhood centres or villages; and 2 The proposal would not be likely to prejudice the development of sites allocated in the Local Plan. Royal Tunbridge Wells Town Centre MIXED USE PROVISION Convenience Retailing 5.52 No quantitative need has been identified for additional convenience retailing over and above that already offered by the town centre. The town is served by two existing supermarkets and other smaller retailers within the Primary Shopping Area Outside the Primary Shopping Area, existing and proposed convenience floorspace is distributed in different sectors of the town. To the south, a large supermarket located at 5-8 Tunbridge Wells Borough Local Plan March 2006

77 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) West Station performs an out-of-centre function attracting customers from Royal Tunbridge Wells and the surrounding area. To the north there is further convenience retailing at Southborough, with an additional allocation made under POLICY CR6. To the east of the town, at Pembury, a convenience supermarket operates at a scale to serve the needs of Pembury and the eastern sector of Royal Tunbridge Wells Given the range and location of convenience retail provision within and around the town centre it is considered that, other than to the north of the town, there are no qualitative gaps in provision. Comparison Retailing 5.55 There are approximately 91,097 square metres of retail floorspace available within the town centre of which 87% is devoted to comparison goods. The town has a large catchment area with a wide variety of goods on offer, including clothing, furniture, electrical goods and specialist shops such as antiques. The completion of Royal Victoria Place in 1992, providing 27,950 square metres of additional retail floorspace, strengthened the town s position and confirmed the importance of the centre Substantial quantitative need has been identified for additional comparison retail floorspace within Royal Tunbridge Wells. Changes of use, refurbishment, redevelopment and extensions to existing buildings within the Primary Shopping Area will provide opportunities to meet some of the need whilst continuing to reinforce the role and position of the town centre. Specific provision for new retail floorspace is made through allocations in the vicinity of the Royal Victoria Place Shopping Centre, at the cinema site and other sites off Mount Pleasant Road. Mixed use schemes that complement and enhance the vitality and viability of the town centre will be encouraged. Financial and Professional Services and Places to Eat and Drink 5.57 A2 uses, such as financial and professional services, together with food and drink establishments falling within Use Classes A3, A4 and A5, are an important component of the mix of uses within and adjoining the defined Primary Shopping Area for Royal Tunbridge Wells. Food and Drink uses are complementary to both retail and leisure/entertainment provision within centres, and are of particular importance to the evening economy in Royal Tunbridge Wells. Despite recent growth in the number of these establishments within the town centre, the Tunbridge Wells Shopping Study (1999) has shown that there is still substantial market demand for additional facilities such as cafes, bars and restaurants. Leisure and Entertainment Uses and the Evening Economy 5.58 Royal Tunbridge Wells is an important leisure destination which has a wide catchment. As well as the Trinity Arts Centre and the Assembly Hall, there are a range of complementary attractions such as the art gallery, museum, and nightclubs. The Local Planning Authority is keen to ensure that these facilities continue to contribute to the overall attractiveness of the town centre, and is seeking to reinforce the range of leisure and entertainment facilities offered by enabling development of a new cinema Leisure and entertainment uses help contribute to a strong evening economy, which is also supported by a variety of pubs, bars and restaurants. The Tunbridge Wells Shopping Study (1999) shows that there is strong demand for additional facilities of this type which help to complement other key town centre uses adding to the town centre s attractiveness and the vitality and viability as a whole. Hotel and Conference Uses 5.60 Tourism is important to the vitality and viability of the town centre. In identifying demand for additional hotel accommodation in the Borough over the Plan period, the Tunbridge Wells Borough Hotel Needs Assessment (1999) highlights Royal Tunbridge Wells town March 2006 Tunbridge Wells Borough Local Plan 5-9

78 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) centre as presenting a realistic development opportunity for a modern hotel(s) realising an additional 150 bedrooms or so. Provision for large-scale hotel development is made on a number of mixed use sites in town centre and edge-of-centre locations, as outlined in POLICY CR4. These sites are strategically located to satisfy the requirements of modern hotel operators. Good access can be achieved due to their location on main routes through the town, proximity to existing public parking and the mainline railway station. In each location a visible street frontage could be achieved, and there may also be the opportunity to accommodate a range of conference, bar and restaurant facilities. B1 Offices 5.61 Provision for large-scale B1 office floorspace is made on a number of mixed use town centre and edge-of-centre sites in Royal Tunbridge Wells, under POLICY CR4. In addition to attracting new investment, these sites are available to satisfy the requirements of existing major employers in the town over the Plan period. SITE ALLOCATIONS 5.62 A number of development opportunities have been identified for new comparison retail or mixed use development within the Primary Shopping Area of Royal Tunbridge Wells. The introduction of new uses should comply with POLICY CR5. In addition, the edge-of- Primary Shopping Area site of the Kent and Sussex Hospital presents an opportunity to accommodate new development. Land to the north of Calverley Precinct, west of Camden Road and to the south of Victoria Road, including Royal Victoria Place, Market Square and Ely Court, Royal Tunbridge Wells 5.63 Royal Victoria Place, and land adjacent, as defined on the Proposals Map, has been identified for the provision of additional floorspace within Royal Tunbridge Wells town centre. Opportunities exist within the allocation for the redevelopment of the Market Square, Ely Court, infilling of Calverley Row and the further rationalisation of internal floorspace The allocation represents a major opportunity to assist in meeting the requirement for additional comparison goods floorspace in the Plan period. An appropriate development should provide a significant element of A1 comparison retail floorspace. The allocation allows some scope for the provision of non-a1 uses, provided that the proportion of non-retail frontage within the area now comprising Royal Victoria Place, the Market Square and Ely Court would not exceed 15%, in accordance with POLICY CR Redevelopment at the Calverley Road/Camden Road junction would enhance the appearance, and emphasise the importance of, this town centre focal point. Redevelopment should provide the opportunity to retain or enhance the pedestrian entrance into Royal Victoria Place at this important junction Direct pedestrian links should be maintained between Royal Victoria Place and Camden Road in the vicinity of Market Square in order to satisfactorily integrate the shopping centre with Camden Road. If the Calvary Church buildings are retained in their present location, particular care should be taken to ensure that the design and siting of new development does not have an unacceptable effect on access to, and daylight reaching, these buildings In the event of the provision of improved links between Royal Victoria Place and Calverley Precinct through redevelopment at the Calverley Road/Camden Road junction, there would be the opportunity to infill Calverley Row within Royal Victoria Place to provide additional retail floorspace. The permeability between Calverley Precinct and Royal Victoria Place should be retained by the improved access provided by this redevelopment Tunbridge Wells Borough Local Plan March 2006

79 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) 5.68 It is intended that a planning brief will be produced in consultation with the land owners and other interested parties. Cinema and Land adjoining Mount Pleasant Road 5.69 This key town centre site is located on the south-western corner of the junction of Mount Pleasant Road and Church Road, 250 metres north of the mainline railway station. It is situated within the Royal Tunbridge Wells Primary Shopping Area and a cluster of established entertainment facilities in the vicinity. Through redevelopment, the site offers the potential for a mixed use scheme, which would enhance the overall vitality and viability of the town centre, strengthen the Primary Shopping Area and support the evening economy The development should comprise a substantial area of retail comparison floorspace along the frontage of Mount Pleasant Road and Church Road. This will make a significant contribution to meeting the additional demand for retail floorspace identified for the early part of the Plan period The need for an additional multi-screen cinema to be located in the town centre could be met within this development. The location is well-suited to the expansion of restaurant facilities, complementing the proposed leisure and retail uses, and there may also be the opportunity for health and fitness uses to be provided on upper floors. Any frontage development must comply with the provisions of POLICY CR The site is situated at the heart of the Royal Tunbridge Wells Conservation Area and in close proximity to a number of listed buildings. Its position on a key corner site makes it important in townscape terms, being particularly visible from the north and from the east. The Local Planning Authority is seeking to achieve a high-quality development that sets a high standard of urban design in a key part of the town centre. The development should be sympathetic to the character of this part of the Conservation Area and offers the opportunity of an imaginative solution. The development should provide a visual focal point, contributing to the sense of place of the town centre, and complementing the civic use on the opposite corner. The introduction of public art should be considered as an integral part of this development. The massing, scale and modelling of development must avoid a bulky or amorphous appearance, and level changes on the site provide opportunities for interesting forms. An active frontage should be created to Mount Pleasant. One of the features of Royal Tunbridge Wells is the elevated vantage points and cross-town views. Consequently, the form, articulation and materials of the roof are of importance The site is accessible on foot from the railway station to the south, nearby bus stops and two public car parks. Pedestrian access into the development should be provided at a corner splay between Mount Pleasant Road and Church Road. Operational car parking should be incorporated into the built development in accordance with the provisions of POLICY TP5. Parking areas should be accessed via Clanricarde Gardens and servicing areas via Church Road A planning consent for this site has been approved. Kent and Sussex Hospital, Mount Ephraim 5.75 This site abuts the residential allocation on the northern part of the Kent and Sussex Hospital (POLICY H7). Given its strategic location at the northern approach to the town centre, it is considered suitable for a range of town centre uses The townscape on Mount Ephraim is an important transitional area between the approach to, and arrival at, the town centre. Any development should maintain a strong frontage to Mount Ephraim to reinforce this aspect. Trees are a characteristic element typical of Mount Ephraim and should be incorporated into the frontage of the site. Careful consideration should be given to roofscapes due to the elevated position of the March 2006 Tunbridge Wells Borough Local Plan 5-11

80 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) site. The location and scale of the site make it suitable for the introduction of public art into the development Vehicular access to the site will be from Mount Ephraim. Operational car parking should be incorporated into the development in accordance with the provisions of POLICY TP5. Improved pedestrian crossing facilities should be provided on Mount Ephraim. Land South of Grove Hill Road 5.78 This site is located at the lower end of Grove Hill Road, on the southern side, adjacent to the railway station and town centre spine. It comprises two separate elements, the existing retail frontage onto Grove Hill Road and the station car park, which is located at a lower level to the rear. The development of the site provides the opportunity to improve the vitality and viability of this part of the town centre, strengthening the link between the northern and southern ends of the centre, and providing a strong piece of townscape at a key focal point The site is within the Primary Shopping Area and is considered suitable for a range of town centre uses, including retail. Given proximity to the railway station, the site may be particularly suitable for the provision of hotel and conference facilities. The use or uses provided on the ground floor frontage to Grove Hill Road should comply with the provision of POLICY CR Development to the rear of the site should take advantage of the topography, retain an important tree screen and provide a reasonable outlook from the development itself. Careful consideration should be given to roofscapes due to views into the site Vehicular access to the site from Grove Hill Road should be located next to the public house, well away from its junction with Mount Pleasant Road. The development should be designed for ease of pedestrian access from Grove Hill Road through the development. It will be necessary to maintain a service access facility to the station platform on the line of the existing car park access. Operational car parking should be incorporated into the built development in accordance with the provisions of POLICY TP5. Mount Pleasant House, Mount Pleasant Road 5.82 The site is located in the Primary Shopping Area at the centre of town, on the corner of Mount Pleasant Road and Lonsdale Gardens, in close proximity to the railway station. Mount Pleasant House is a modern office block, which has suffered periods of vacancy and does little to enhance the character of the Conservation Area. The development of the site provides the opportunity to improve the townscape and increase the vitality and viability of this part of the town centre The site lies within the Primary Shopping Area and is considered suitable for a range of town centre uses. The use or uses provided on the ground floor frontage to Mount Pleasant Road should comply with provisions of POLICY CR5. Given proximity to the railway station, the site may be particularly suitable for the provision of a hotel. The existing development is not compatible with the scale of the surrounding buildings. The height of new development should not be intrusive when viewed from Calverley Grounds or from the south and east Vehicular access to the site should be from Lonsdale Gardens, away from the junction with Mount Pleasant Road. Pedestrian access will be from Mount Pleasant Road. Operational car parking should be incorporated into the built development in accordance with the provisions of POLICY TP Tunbridge Wells Borough Local Plan March 2006

81 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) POLICY CR4 The following sites, as defined on the Proposals Map, are allocated for retail or mixed use development. The Local Planning Authority will seek the uses, access, form and layout provision set out below. Comprehensive development of each site is sought. Each site may come forward in phases but proposals for development of part of a site which would prejudice eventual development of the whole allocation will not be permitted. a) LAND TO THE NORTH OF CALVERLEY PRECINCT, WEST OF CAMDEN ROAD AND TO THE SOUTH OF VICTORIA ROAD, INCLUDING ROYAL VICTORIA PLACE, MARKET SQUARE AND ELY COURT, AS DEFINED ON THE PROPOSALS MAP, ROYAL TUNBRIDGE WELLS The existing market at Market Square should be relocated elsewhere within the Primary Shopping Area before development of the Market Square commences. Type of Use: The site should provide a significant element of A1 (retail) floorspace. Some provision of A2 (financial and professional services), A3 (restaurants and cafes), A4 (drinking establishments), A5 (hot food takeaway), D1 (community uses) and D2 (leisure and entertainment) uses will also be acceptable provided that non-retail frontage within the area now comprising Royal Victoria Place, the Market Square and Ely Court would not exceed 15%, in accordance with POLICY CR5. Access: Pedestrian access to Royal Victoria Place should be provided from Camden Road and Calverley Precinct. Provision for servicing should be made through existing arrangements for Royal Victoria Place. Form and Layout: Opportunities exist for infilling and redevelopment of the Food Hall, Market Square, Ely Court and Calverley Row. At the corner of Calverley Precinct and Camden Road development should maintain a strong built frontage. b) CINEMA AND LAND ADJOINING MOUNT PLEASANT ROAD, ROYAL TUNBRIDGE WELLS Type of Use: The Local Planning Authority will seek a mixed use development comprising A1, A3, A4, A5, D2 leisure and entertainment uses and a nightclub. Ground floor uses provided on the frontage to Mount Pleasant Road and Church Road should comply with the provisions of POLICY CR5. Access: Pedestrian access into the development should be provided at a corner splay between Mount Pleasant Road and Church Road. Parking areas should be accessed via Clanricarde Road and servicing areas via Church Road. Form and Layout: The development of the site should provide a visual focal point. The massing, scale and modelling of development must avoid a bulky or amorphous appearance, and the level changes should be used to provide interesting forms, and ensure an active frontage to Mount Pleasant. The design of the roofscape in terms of form, articulation and materials, should March 2006 Tunbridge Wells Borough Local Plan 5-13

82 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) be carefully considered. The introduction of public art should be considered as part of this development. c) KENT & SUSSEX HOSPITAL (PART), MOUNT EPHRAIM, ROYAL TUNBRIDGE WELLS Type of Use: The Local Planning Authority will seek a mixed use development including B1 (office), C1 (hotel and conference facilities), and/or D1 (community uses) and D2 (leisure and entertainment uses). Access: Pedestrian access should be provided from Mount Ephraim and lead through the site to the adjoining residential development (POLICY H7). Vehicular access to the site will be from Mount Ephraim. Improved pedestrian crossing facilities should be provided on Mount Ephraim. Form and Layout: Any development should maintain a strong frontage to Mount Ephraim. Trees should be incorporated into the frontage of the site. The introduction of public art should be considered as part of this development. d) LAND SOUTH OF GROVE HILL ROAD, ROYAL TUNBRIDGE WELLS Type of Use: The Local Planning Authority will seek a mixed use development including A1, A2, A3, A4 and A5, B1 office, C1 hotel and conference facilities, and/or D2 leisure and entertainment uses. Ground floor uses provided on the frontage to Grove Hill Road should comply with the provisions of POLICY CR5. Access: Vehicular and pedestrian access to the site from Grove Hill should be located next to the public house, away from its junction with Mount Pleasant Road. The service access facility to the station platform should be maintained on the line of the existing car park access. Form and Layout: Development should retain the important tree screen around the top of the retaining walls. Careful consideration should be given to roofscape design. e) MOUNT PLEASANT HOUSE, MOUNT PLEASANT ROAD, ROYAL TUNBRIDGE WELLS Type of Use: The Local Planning Authority will seek a mixed use development including A1, A2, A3, A4 and A5, B1 office, C1 hotel, and/or D2 leisure and entertainment uses. Ground floor uses provided on the frontage to Mount Pleasant Road should comply with the provisions of POLICY CR5. Access: Vehicular access to the site should be from Lonsdale Gardens, away from the junction with Mount Pleasant Road. Pedestrian access will be from Lonsdale Gardens and Mount Pleasant. Form and Layout: The height of the development should not be intrusive when viewed from Calverley Grounds and the south and east Tunbridge Wells Borough Local Plan March 2006

83 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) ROYAL TUNBRIDGE WELLS TOWN CENTRE PRIMARY SHOPPING AREA 5.85 The Primary Shopping Area lies at the heart of Royal Tunbridge Wells. It is predominantly linear in form and extends almost 1.5 km (1 mile) from Union Square in the south to Royal Victoria Place in the north There is very little depth to the shopping frontage. This, together with its linear form and hilly character, makes the Primary Shopping Area very susceptible to change, particularly to breaks in the continuity of the shopping frontage. Government guidance states that the retail function should underpin town centres and indicates that primary uses may be restricted to a high proportion of retail uses, particularly those in Use Class A1. In addition, the need to retain retail floorspace to accommodate the additional comparison floorspace forecast for the town centre is of considerable importance. Whilst the retail uses should continue to dominate the frontage of the Primary Shopping Area, the Local Planning Authority believes that it would be acceptable to allow some flexibility over the level of A1 uses within POLICY CR The Royal Tunbridge Wells Primary Shopping Area represents a unique shopping environment. The diversity in character and function of different parts of the Primary Shopping Area means that, whilst retaining an overall predominance of retail uses, it is also important that the local distinctiveness is safeguarded. For this reason, the Primary Shopping Area has been sub-divided into ten distinct Character Areas. The boundaries of these areas are defined in Appendix 5. The Character Area frontages to which POLICY CR5 refers are defined on the Proposals Map. The measured frontage for each Character Area refers to the length of the buildings which front onto the roads. Gaps such as roads and footpaths are not included in the measurements PPG6 states that, whilst recognising and supporting the shopping function of the Primary Shopping Area, policies should reflect the differences between the type and size of centre. Different and complementary uses during the day and in the evening, can reinforce each other, making town centres more attractive to local residents, shoppers, workers and visitors. This advice has been taken into consideration when setting the non-a1 use threshold in the ten Character Areas. Character Area 1 Royal Victoria Place, Market Square and Ely Court measured frontage: 1,274.5m Royal Victoria Place (RVP) is a covered pedestrianised shopping centre on three levels located towards the northern end of the Primary Shopping Area. Ely Court forms a pedestrianised street and adjoins RVP. The opening of RVP in 1992 reinforced the strong retail presence at the northern end of the town centre and continues to do so. Character Area 1, in association with Character Area 2, is the prime retail location within the Primary Shopping Area, catering for mainstream comparison shopping and accommodating the majority of the town s large multiple stores. Pedestrian flows are high and vacancy levels are low indicating the retail supremacy of the area. Rental values show an increase over the last few years. This area is a primary attraction to shoppers visiting Royal Tunbridge Wells town centre and a strong retail presence is essential if Royal Tunbridge Wells is to remain as one of the main sub-regional centres in Kent. The retail function should continue to predominate in this Character Area, and POLICY CR4 identifies land including Royal Victoria Place, Market Square and Ely Court for significant additional retail development. The retail function should continue to predominate strongly in this area. Very low vacancy levels and high pedestrian footfall indicate that this is a thriving shopping centre and a small increase in non-a1 uses could take place without detriment to the March 2006 Tunbridge Wells Borough Local Plan 5-15

84 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) function of Character Area 1. An increase in non-a1 uses to 15% would help to support the vitality of the shopping centre. Character Area 2 Calverley Road (west) measured frontage: m Calverley Road (west) is a pedestrianised street adjoining the Royal Victoria Place Shopping Centre. It forms part of the retail core of the Primary Shopping Area, catering for mainstream comparison shopping and accommodating a large number of the town s large multiple stores. The retail predominance of the area is evident in the pedestrian flow count which is one of the highest of the Character Areas. As with Character Area 1, Calverley Road (west) is a primary attraction to shoppers visiting Royal Tunbridge Wells town centre. A strong retail presence is essential to retain Royal Tunbridge Wells sub-regional shopping centre status. The retail function should continue to predominate strongly in this area. Very low vacancy levels and high pedestrian counts indicate that this is a thriving area and a small increase in non-a1 uses could take place without detriment to the shopping function of Character Area 2. An increase in non-a1 uses to 15% would help to support the vitality of the precinct. Character Area 3 Monson Road and Camden Road measured frontage: m The frontages forming Character Area 3 extend immediately from Areas 1 and 2, and perform an important retail function on the periphery of the main shopping area. The area is characterised by a mixed retail presence including a number of specialist, independent traders in smaller units and some multiple stores. This area is important as a gateway to the town s primary retail location. Pedestrian flows are highest in Monson Road, primarily because of its importance in providing pedestrian access to and from the Crescent Road car park in the vicinity of this Character Area. Camden Road car park and the Royal Victoria Place multi-storey car park also serve this shopping area. Vacancy levels in this Character Area are low. An increase in the non-a1 frontage in this Character Area to 30% of the measured frontage would allow further scope for a range of uses within the Character Area without damaging the current function of the area. Character Area 4 Calverley Road (east) measured frontage: m This Character Area adjoins Character Areas 2 and 3. This area comprises a mix of uses including a few smaller multiple stores, restaurants and specialist independent traders, attracting people to this section of the Primary Shopping Area. The popularity of this area is evidenced by a relatively high footfall and low vacancy rates. To maintain the primary retail focus of this Character Area, whilst allowing scope for limited further change to non-a1 use, the non-a1 frontage should be set at 30% of the total measured frontage Tunbridge Wells Borough Local Plan March 2006

85 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) Character Area 5 Grosvenor Road and Goods Station Road measured frontage: 387.6m The frontage in Character Area 5 extends immediately from Areas 1 and 2. The area exhibits similar characteristics to that of Character Areas 3 and 4. The vacancy levels and the pedestrian flows are relatively high in all of the frontage areas. The northwestern side of Grosvenor Road has the highest pedestrian flows within the Character Area probably due to the presence of the convenience store at the end of this Character Area. The proximity of this area to Royal Victoria Place, and its importance as a gateway to the town s primary retail location (Character Areas 1 and 2), means that the retail function should predominate in this area. However, there is some scope to increase the percentage of non-a1 uses to 30% of the measured frontage. Character Area 6 Mount Pleasant Road (north) measured frontage: m This Character Area is located within easy walking distance of Character Areas 1 and 2 and performs the important link between the retail core to the north and the southern part of the Primary Shopping Area, acting as a safeguard against polarisation of the shopping areas. The area experiences high pedestrian footfall and low levels of vacancy. This Character Area acts mainly as a mixed use area with banks and restaurants featuring along with some retail provision, many of which are multiple stores. The area links a cluster of entertainment facilities including the Assembly Hall, Trinity Arts Centre, and the proposed cinema redevelopment, as well as restaurants and bars. In recent years a number of banks have been converted into places to eat and drink, complementing the entertainment uses. This area adds vitality and viability to the town centre, particularly to the evening economy. In order to minimise further changes to non-a1 use and maintain the retail presence between the Character Areas in the north of the town and those at the southern end, a threshold of 40% non-a1 uses is set. Character Area 7 Mount Pleasant Road (south), including the Great Hall Arcade measured frontage: m This area has a distinct linear form and experiences a significant change in level from north to south. It is separated from Character Area 6 by the busy Church Road and by the slope, both of which can act as a deterrent to pedestrians. The pedestrian flow is fairly high but not as high as Character Area 6, and the vacancy rates are relatively high. Specialist multiple stores and a department store form the retail focus for this Character Area. The area has the advantage of the presence of the Tunbridge Wells Central railway station at the southern end of the Character Area, which is an important point of arrival in the town, and the proximity of the Calverley Grounds. Within this Character Area, provision is made for new mixed use schemes on the cinema site and adjoining land and at Mount Pleasant House in accordance with POLICY CR4. Whilst shopping uses should remain predominant in this linear boulevard, limited additional diversity, possibly through further food and drink uses, would be appropriate. March 2006 Tunbridge Wells Borough Local Plan 5-17

86 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) POLICY CR5 allows a limited increase to 40% to allow for further diversity of uses and to complement the adjacent Character Areas to the north and south. Character Area 8 Vale Road/Grove Hill Road measured frontage: m This Character Area lies between Character Areas 7 and 9. The area is currently severely dissected by Vale Road, leading into London Road which is often congested at busy times. This could account for the low pedestrian flows experienced in this area. The convenience store dominates the northern end of Vale Road and a good mix of specialist independent traders operate in Grove Hill Road, along with a department store attracting visitors to this end of the town centre. This area also acts as an important arrival point to the town, due to the proximity of the Tunbridge Wells Central railway station. Within this Character Area, provision is made for new mixed use schemes on land south of Grove Hill Road and land adjoining Tunbridge Wells Central railway station in accordance with POLICY CR4. POLICY CR5 sets the proportion of non-a1 uses at 40% allowing further diversity of uses in the frontage whilst maintaining the primary retail focus. Character Area 9 High Street, Castle Street and Chapel Place measured frontage: 853m Character Area 9 is made up of a series of attractive historic shopping streets comprising generally small-scale specialist units, selling high value goods, the majority of which are occupied by independent traders. To the pedestrian, the area is segregated from Character Area 8 and the Tunbridge Wells Central railway station by the busy Grove Hill Road and Vale Road, and Character Area 10 by Nevill Street. The area experiences low pedestrian footfall and a relatively high number of vacant units. Potential exists to increase the tourism role of the area by building on the specialist shopping theme and permitting a limited number of additional complementary uses, although the importance of the area to regular shoppers must not be overlooked. Chapel Place is important as a link between the Pantiles and the High Street. Due to the high number of vacant units and the low pedestrian footfall, a limited increase to 45% would be acceptable without causing detriment to the shopping area whilst allowing for further diversity of uses. Character Area 10 The Pantiles and Union Square measured frontage: 585.9m This unique historic part of the Primary Shopping Area performs an important tourism function. The current specialist, independent retail and eating/drinking establishments complement this role. Footfall is relatively low in comparison with other Character Areas and is subject to seasonal variation. Vacancy in this area has been relatively high although, through the introduction of a great diversity of uses, this has fallen in recent years. The Character Area includes the historic Pantiles and Union Square, both of which are pedestrianised. Given the continued importance of this area for tourism and the mix of uses already present, POLICY CR5 allows an increase up to 45% of the measured frontage to be in non-a1 use Tunbridge Wells Borough Local Plan March 2006

87 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) POLICY CR5 Within the Royal Tunbridge Wells Primary Shopping Area, as defined on the Proposals Map, proposals for Class A1, A2, A3, A4, A5 and other uses appropriate to the character of the shopping area will be permitted provided both of the following criteria are satisfied: 1 The proposal would not result in non-a1 uses exceeding the stated proportion of the measured frontages for each Character Area, as defined on the Proposals Map: Character Area 1 frontages Royal Victoria Place/Market Square/Ely Court: 15% Character Area 2 frontages Calverley Road (west): 15% Character Area 3 frontages Monson Road/Camden Road: 30% Character Area 4 frontages Calverley Road (east): 30% Character Area 5 frontages Grosvenor Road/Goods Station Road: 30% Character Area 6 frontages Mount Pleasant Road (north): 40% Character Area 7 frontages Mount Pleasant Road (south): 40% Character Area 8 frontages Vale Road/Grove Hill Road: 40% Character Area 9 frontages High Street/Castle Street/ Chapel Place: 45% Character Area 10 frontages The Pantiles/Union Square: 45% 2 The proposal would not result in such a concentration as to lead to a significant interruption in the shopping frontage, reducing its character and thus harming the vitality and viability of the Character Area as a whole. Southborough Town Centre 5.89 Southborough town centre offers both retail provision and a range of other complementary uses which serve the local community. The shopping centre comprises approximately 3,842 square metres gross floorspace, of which 1,628 square metres is devoted to convenience goods and approximately 2,214 square metres to comparison goods. Retail Supermarket and Residential Provision 5.90 The Tunbridge Wells Shopping Study (2003) found that there is a substantial leakage of available convenience expenditure from Southborough and its immediate catchment area to surrounding centres. This indicates that Southborough is not adequately provided for in terms of convenience shopping and would benefit from new convenience provision of an appropriate scale to serve local needs. The provision of a convenience retail supermarket would represent a qualitative improvement to the centre. It would increase its attractiveness, improving the vitality and viability of the district centre, whilst strengthening its position in the identified hierarchy of centres. A supermarket in this location should also reduce the number and length of trips It has been necessary to balance the optimum size of the store against the needs for other community uses (set out below) at the centre of Southborough. It would be inappropriate to allocate land for a large-scale superstore which would dominate other large stores and centres in the area. Such an approach would be contrary to the thrust of Government advice in PPS6 and PPG13 and in conflict with the sustainable aims of this Local Plan. Although the centre is well-served by public transport and can be accessed on foot or cycle, the size of the store is constrained by the traffic movements March 2006 Tunbridge Wells Borough Local Plan 5-19

88 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) onto the A26. The size of the store should be sufficient to retain a substantial proportion of convenience expenditure in Southborough without compromising the capacity of the site to accommodate the range of uses proposed or exceeding local transport capacity. The floorspace of the store should be between 1,400 and 2,000 square metres gross in order for it to have sufficient scale and attraction within an urban area containing a number of existing large foodstores to attract main food shopping trips The mixed use development should maximise the use of urban land and reduce as far as possible the use of undeveloped land. This may require the residential element of the development to be provided above the supermarket. The shop should front London Road and the development should be at a scale that would be compatible with the townscape of this part of Southborough. Such a location would enhance the townscape of the town centre and provide a retail presence opposite the parade of existing shops. Community Building 5.93 At Southborough a need has been identified for a community building which would be capable of fulfilling a number of functions to meet community and recreation activities. Examples of such need include play sessions for toddlers, school holiday activities, keep fit and functions for older residents, the library and the Citizens Advice Bureau. The facility is most likely to be achieved through a refurbishment and extension of the Royal Victoria Hall at the centre of Southborough and/or potential dual use of the new primary school which is allocated at the Ridgewaye site immediately adjacent to the Royal Victoria Hall. Primary School 5.94 There is an opportunity to situate a new primary school to meet existing and future demand within the proposed mixed use development. Consideration should be given to the design of a two-storey development of the primary school. Children s Playspace 5.95 A need has been identified for a Neighbourhood Equipped Area of Play (NEAP) and in this town centre location is proposed as part of this mixed use allocation. Public Car Park and Access 5.96 In order to address the inadequacy of current provision, it is proposed that additional parking will be provided behind the London Road frontage Provision of short-stay public car parking at this location will serve the differing parking needs generated by these new uses, while also serving the needs of the centre as a whole, thus enhancing its vitality and viability. Due to the traffic impact on the local road network, no more than 150 parking spaces should be provided in addition to the Yew Tree Road car park. Thus, a total off-street car parking provision of some 200 spaces will serve the centre of Southborough. Secure cycle parking facilities to serve the residential and other uses will also be sought. Form and Layout 5.97 The new development should provide a visual focal point and create a sense of identity for the centre. The Local Planning Authority is seeking to achieve a high-quality form of development that sets a high standard of urban design. The introduction of public art would also be appropriate Development along the frontage of London Road and the pedestrian street, including any extension to the Royal Victoria Hall, should address the scale and context of adjacent buildings. It should replicate the dominant height of buildings along the commercial section of London Road and comprise a lively ground floor frontage, both in terms of design, type of use and pedestrian access into the development Tunbridge Wells Borough Local Plan March 2006

89 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) MIXED USE ALLOCATION 5.99 A site for a mixed use development has been allocated to the east of London Road, opposite its junction with Western Road. It comprises the Royal Victoria Hall and Town Council offices, vacant land to the south on the frontage with London Road (formerly the Bell Inn) and vacant land to the rear backing onto the Ridgewaye. The site comprises partly previously-developed land, but incorporates part of a greenfield site. However, in the absence of an alternative previously-developed site within, or on the edge of, Southborough s Primary Shopping Area, the release of greenfield land is considered justified to meet identified needs. The redevelopment of a large part of this site for a mix of retail, residential and community uses brings about the opportunity to upgrade the quality of the built environment and significantly improve the vitality and viability of the centre. POLICY CR6 Land east of London Road, Southborough, as defined on the Proposals Map, is allocated for a mix of uses. The Local Planning Authority will seek the uses, access, form and layout provisions set out below. Any proposals will be required to demonstrate that they would not prevent all of the uses set out below from being satisfactorily accommodated on the site. The site may come forward in phases but proposals for development of part of the site which would prejudice eventual development of the whole allocation will not be permitted. Development that involves the loss of existing playing fields within the allocated site will be required to provide a satisfactory replacement. Type of Use: The Local Planning Authority will seek a mixed use development comprising an A1 convenience retail supermarket of between 1,400 and 2,000 square metres gross floorspace; residential uses; a primary school; a community building; a multi-use all-weather surface area; a children s playspace and a public car park. Access: Public car parking at the rear of the site will be served by a new access off the Ridgewaye. New traffic signals at the Ridgewaye/Yew Tree Road junction and improvements to the Yew Tree Road/London Road/Speldhurst Road junction, both including provision for pedestrians, may be required. A segregated pedestrian/cycle access through the development will be provided to create a link from London Road to Hill Crest to serve the retail supermarket, the area of public car parking, the primary school and community and recreational facilities. This provision should link up with a new toucan crossing over London Road, which is required alongside the new site frontage. A financial contribution may be sought towards the implementation of a residents parking scheme in the vicinity of the site. Form and Layout: The retail supermarket should be located within the Primary Shopping Area and should front London Road. Development along the frontage of London Road and the town square should replicate the dominant height of buildings in London Road and comprise an active ground floor frontage, having regard to design, type of use and pedestrian access into the development. The introduction of public art should be considered as part of this development. March 2006 Tunbridge Wells Borough Local Plan 5-21

90 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) SOUTHBOROUGH PRIMARY SHOPPING AREA The shopping area at Southborough is concentrated in a linear fashion along the western side of London Road running from the junction with Speldhurst Road to the junction of Springfield Road. This area is severely dissected from the proposed convenience retail supermarket site by the busy London Road running through Southborough. These two areas have been defined for the purposes of this Local Plan as the Southborough Primary Shopping Area The character of the Primary Shopping Area is one of a small urban centre made up primarily of independent traders, many of them specialist, occupying fairly small units, and a limited number of ancillary uses serving the local community. Vacancy rates are fairly high, but have fallen since Pedestrian flows are relatively low in comparison with other centres The defined frontage within the area measures 428m (including current buildings at the Ridgewaye). A loss of A1 uses would be detrimental to the vitality and viability of the area as a whole and units in non-a1 use should be limited to 40% of the measured frontage POLICY CR7 seeks to protect the retail frontages of the Primary Shopping Area whilst allowing proposals for non-a1 uses to be assessed. The Policy also aims to protect against the excessive concentration of uses outside Class A1 which might cause significant interruptions to the shopping frontage. POLICY CR7 Within the Southborough Primary Shopping Area, as defined on the Proposals Map, proposals for A1, A2, A3, A4, A5 and other uses appropriate to the character of the shopping area will be permitted provided both of the following criteria are satisfied: 1 The proposal would not result in non-a1 uses exceeding 40% of the ground floor measured frontages, as defined on the Proposals Map; and 2 The proposal would not result in the excessive concentration of non-a1 uses which would cause a significant interruption in the shopping frontage, reducing its attractiveness and thus harming the vitality and viability of the centre as a whole. Paddock Wood Town Centre The town centre of Paddock Wood serves both the town and a rural hinterland with a range of retail provision, community and small-scale business uses. The character of the Primary Shopping Area is one of a small rural centre made up of largely independent retail traders occupying small units. A very low number of national multiple stores are present. Current retail floorspace provision totals some 8,683 square metres of which approximately 3,816 square metres is convenience floorspace with the majority (1,994 square metres) provided by the recently extended town centre superstore, located off Station Road. The store attracts shoppers from Paddock Wood and the surrounding area to the town centre and plays a key role in maintaining the quality and range of shopping in the town centre and in sustaining the vitality and viability of the town centre as a whole Tunbridge Wells Borough Local Plan March 2006

91 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) Paddock Wood Town Centre contains approximately 4,867 square metres gross floorspace devoted to the sale of comparison goods drawing on a relatively restricted catchment for this kind of shopping. Changes in population and expenditure levels for Paddock Wood catchment area are unlikely to justify any significant growth in comparison floorspace in the town during the Plan period. Most new retail development is likely to be of a minor incremental nature within the town centre Vacancy levels are low and pedestrian flows are high, particularly on Commercial Road Traffic management and environmental enhancement measures have been introduced into the Commercial Road area and the two adjoining car parks have been considerably improved. MIXED USE ALLOCATION To the west of premises on Commercial Road and south of Station Road is an area of under-used land with potential for comprehensive redevelopment. Located close to the commercial centre of Paddock Wood, the development of this land for a mix of uses provides the opportunity to improve the facilities, environment and attraction of the centre, and the image of the town generally. A proportion of this site has been identified by the Environment Agency as being at high risk of flooding and any proposed development should comply with the requirements of POLICY EN New development is likely to provide a range of uses appropriate to the centre. The Community Services Chapter highlights the need for a new multi-purpose community building within or near the town centre and some housing development would be appropriate. Any housing development would need to comply with policies in the Housing Chapter A new access will be required off Station Road, away from the junction with Maidstone Road. Subject to the amenity of surrounding residential properties, the new development would benefit from being higher than the typical two-storey development in Paddock Wood, given the central location. POLICY CR8 Land off Station Road, Paddock Wood, as defined on the Proposals Map, is allocated for a mix of uses. The Local Planning Authority will seek the uses, access, form and layout provisions set out below. Comprehensive development of the site is sought. The site may come forward in phases but proposals for development of part of the site which would prejudice eventual development of the whole allocation will not be permitted. Type of Use: The Local Planning Authority will seek a mixed use development including A1 retail, C residential and D1 community uses. Access: Vehicular access to the area should be provided off Station Road, away from the junction with Maidstone Road. Form and Layout: A high-quality development that respects the amenity of adjoining uses and residential properties is sought. This should take the form of development higher than the surrounding buildings. March 2006 Tunbridge Wells Borough Local Plan 5-23

92 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) PADDOCK WOOD PRIMARY SHOPPING AREA Most of the established retail premises are at the northern end of Commercial Road. The core of the shopping area is reinforced by a supermarket close to the Commercial Road/Church Road junction. The area is defined in this Plan as the Paddock Wood Primary Shopping Area The frontage of the defined area measures 353.2m Paddock Wood has experienced population growth which has helped sustain and enhance shopping provision in the town centre The proportion of non-retail uses should not become dominant and undermine the retail function of the shopping area and a limit of 40% of the frontage is set for non-a1 use POLICY CR9 aims to protect the retail frontages of the shopping area whilst allowing proposals for non-retail to be assessed. The Policy also seeks to protect the excessive concentration of uses outside Class A1 which might cause significant interruptions in the frontage and thus reduce its attractiveness to shoppers. In judging the significance of interruptions to shopping frontages the Local Planning Authority will consider the presence of existing non-a1 uses in the vicinity and the length of frontage in non-a1 uses. POLICY CR9 Within the Paddock Wood Primary Shopping Area, as defined on the Proposals Map, proposals for A1, A2, A3, A4, A5 and other uses appropriate to the character of the shopping area will be permitted provided both of the following criteria are satisfied: 1 The proposal would not result in non-a1 uses exceeding 40% of the ground floor measured frontages as defined on the Proposals Map*; and 2 The proposal would not result in the excessive concentration of non-a1 uses which would cause a significant interruption in the shopping frontage, reducing its attractiveness and thus harming the vitality and viability of the shopping area as a whole. * Excludes the frontage of the supermarket on Church Road. Cranbrook Town Centre The character of the town centre is one of a thriving historic rural centre comprising largely independent traders occupying small units (many of which are listed buildings). Non-A1 uses (banks, building societies, public houses and restaurants) are well distributed throughout the area and add to the diversity of provision. The town centre offers approximately 8,514 square metres shopping floorspace of which around 2,800 square metres is devoted to convenience goods There is scope for a further qualitative improvement in convenience provision in Cranbrook over the Plan period. Outstanding planning consent exists to extend the existing supermarket to the rear of the High Street which has now been implemented and provides additional floorspace. Such a development will add vitality and viability to the town centre without detriment to the smaller shop units in Cranbrook. It is considered unlikely that there will be any requirement for further significant additional floorspace for convenience goods during the Plan period in addition to this committed floorspace Tunbridge Wells Borough Local Plan March 2006

93 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) MIXED USE ALLOCATION An area of land with frontage to both Stone Street and the High Street is allocated for redevelopment for a mix of uses. The area includes a motor showroom fronting Stone Street with workshops to the rear, and the post office building fronting the High Street with parking to the rear. Existing frontage development to Stone Street and the High Street detract from the character of the Conservation Area, and sensitive redevelopment of the area would enhance its character and improve the vitality of this part of the centre The Local Planning Authority has allocated the site for a mix of uses appropriate to the centre, including A1 retail, residential and offices. The Tunbridge Wells Shopping Study (1999) identifies a requirement over the Plan period for additional comparison goods retail development within Cranbrook town centre. Retail uses should be provided on the ground floor frontage to both High Street and Stone Street, given the high proportion of non-retail uses within the defined shopping area. The rear of the site and upper floors are suitable for high-density residential development. Any residential development would need to comply with policies in the Housing Chapter The area is situated in Cranbrook Conservation Area and is visible on the skyline from a wider area due to local topography. The design of any development should integrate fully with its sensitive context in terms of layout, scale, roofscape and materials To reflect the character of Cranbrook, development on the frontages to Stone Street and the High Street should respect the scale of nearby buildings Vehicular access to the area should be off High Street to access service areas and residents parking. No new road link between High Street and Stone Street should be created. A pedestrian route linking High Street with the public car park to the south runs along the western boundary of the site and should be retained. POLICY CR10 Land off Stone Street and High Street, Cranbrook, as defined on the Proposals Map, is allocated for a mix of uses. The Local Planning Authority will seek the uses, access, form and layout provisions set out below. Comprehensive development of the site is sought. The site may come forward in phases but proposals for development of part of the site which would prejudice eventual development of the whole allocation will not be permitted. Any proposals for development of part of the site will be required to demonstrate how they would relate to a redevelopment of the site as a whole. Type of Use: The Local Planning Authority will seek a mix of uses, including A1 retail, B1 office and C residential use. Retail use should be provided on the ground floor frontages to Stone Street and High Street, and may be provided elsewhere on the site. Access: Pedestrian access to High Street and Stone Street will be sought. Vehicular access to High Street to serve all of the site is preferred. No new road link should be created between High Street and Stone Street. Form and Layout: A high-density, small-scale development is sought. March 2006 Tunbridge Wells Borough Local Plan 5-25

94 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) CRANBROOK PRIMARY SHOPPING AREA Shopping in Cranbrook is concentrated in a linear fashion mainly along the eastern end of High Street, Stone Street and Carriers Road. The area comprises primarily retail uses and has been defined as the Cranbrook Primary Shopping Area in this Local Plan The measured frontage for the defined area is 765.8m (excluding the large supermarket which is impractical to include given its position set back from the frontage) Vacancy levels are low in this centre and pedestrian flows are moderate, especially in High Street. A convenience supermarket is located to the rear of properties on High Street. At approximately 1,700 square metres this accounts for a major part of the convenience floorspace provision in the centre The presence of a large supermarket attracts shoppers from Cranbrook and the surrounding area to the town centre and plays a role in maintaining the quality and range of shopping, and in sustaining the vitality and viability of the town centre as a whole The proportion of non-a1 uses marginally exceeds the 40% threshold. Mixed use redevelopment of the Stone Street site in accordance with the provisions of POLICY CR10 will reduce the percentage non-retail to below 40%. A loss of A1 uses would be detrimental to the vitality and viability of the area as a whole, and consequently units in non-a1 use should not exceed this figure Cranbrook Primary Shopping Area contains a number of residential units, and subject to compliance with other policies contained in this Plan, a change of use of the ground floor to a shop within the defined area would be acceptable. However, in these cases it is desirable that part of the building be retained in residential use in order to retain a residential unit and help sustain the character and vitality of the centre POLICY CR11 aims to protect the retail frontages of the Primary Shopping Area and seeks to protect against the excessive concentration of uses outside Class A1 which might cause significant interruptions to the shopping frontages. POLICY CR11 Within the Cranbrook Primary Shopping Area, as defined on the Proposals Map, proposals for A1, A2, A3, A4, A5 and other uses appropriate to the character of the shopping area will be permitted provided both of the following criteria are satisfied: 1 The proposal would not result in non-a1 uses exceeding 40% of the ground floor measured frontages as defined on the Proposals Map*; and 2 The proposal would not result in the excessive concentration of non-a1 uses which would cause a significant interruption in the shopping frontage, reducing its attractiveness and thus harming the vitality and viability of the centre as a whole. *Excludes the frontage of the supermarket off the High Street Tunbridge Wells Borough Local Plan March 2006

95 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) Hawkhurst Town Centre Retail provision and other services are concentrated around the major crossroads of the A229 and the A268 at the centre of Hawkhurst The centre offers approximately 3,977 square metres shopping floorspace. Approximately 1,914 square metres floorspace is devoted to convenience shopping There are a high number of vacant units, pedestrian flows are low and the centre lacks the attraction of a convenience supermarket The Tunbridge Wells Shopping Study (1999) indicated that Hawkhurst would benefit from new convenience provision, to serve local needs. The provision of a new convenience retail supermarket represents a qualitative improvement to the centre, reinforcing Hawkhurst s position within the identified hierarchy of centres. HAWKHURST PRIMARY SHOPPING AREA The cluster of retail and other uses has been defined as the Hawkhurst Primary Shopping Area. The measured shopping frontage is 329.3m (excluding the proposed supermarket) and the percentage non-a1 use exceeds 40%. The mixed use development of the site south of Rye Road, including a convenience retail supermarket, will reduce the percentage non-retail to approximately 40% The Hawkhurst Primary Shopping Area is relatively small and relies on retaining a range and number of retail outlets to retain its attractiveness. A loss of A1 uses would be detrimental to the vitality and viability of the area as a whole and units in non-a1 use should be limited to 40% of the measured frontage POLICY CR12 aims to protect the retail frontages of the Primary Shopping Area. The Policy also seeks to protect against the excessive concentration of uses outside Class A1 which might cause significant interruptions to the shopping frontages. POLICY CR12 Within the Hawkhurst Primary Shopping Area, as defined on the Proposals Map, proposals for A1, A2, A3, A4 and A5 and other uses appropriate to the character of the shopping area will be permitted provided both of the following criteria are satisfied: 1 The proposal would not result in non-a1 uses exceeding 40% of the ground floor measured frontages as defined on the Proposals Map; and 2 The proposal would not result in the excessive concentration of non-a1 uses which would cause a significant interruption in the shopping frontage, reducing its attractiveness and thus harming the vitality and viability of the centre as a whole. Neighbourhood and Village Centres Neighbourhood centres have been identified within Limits to Built Development of Tunbridge Wells and Southborough, and village centres apply to villages classified in the Planning Strategy Chapter (see para 2.28) and under Policy RS2 of the Kent Structure Plan 1996 and Policy SS1(d) of the Kent & Medway Structure Plan March 2006 Tunbridge Wells Borough Local Plan 5-27

96 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) There are a number of small-scale uses which are important in serving the regular needs of local neighbourhoods or villages. Such uses include: post office service; shop; restaurant or public house; surgery (doctor and dentist or complementary therapies such as osteopathy and homeopathy); places of worship; community hall; children s playspace; recreation facilities; primary school or early years and child care; library; recycling centre Within the urban area of Royal Tunbridge Wells and Southborough, a neighbourhood centre has been defined where a minimum of five existing or proposed such uses are clustered within a distance of some 400m The following neighbourhood centres within Royal Tunbridge Wells and Southborough are defined on the Proposals Map: Broadmeads Neighbourhood Centre Hawkenbury Neighbourhood Centre High Brooms Neighbourhood Centre North Southborough Neighbourhood Centre Rusthall Neighbourhood Centre Sherwood Neighbourhood Centre Showfields Neighbourhood Centre Silverdale Neighbourhood Centre St Barnabas Neighbourhood Centre St John s Neighbourhood Centre St Peter s Neighbourhood Centre In the smaller-scale villages, identified under the approved Kent Structure Plan 1996 Policy RS2 and Policy SS1(d) of the Kent & Medway Structure Plan 2006 (as defined at para 2.28 of this Plan), facilities are often within a reasonable walking distance of each or located within a reasonable distance (400 metres) outside the Limits to Built Development Government guidance indicates the mix of uses in local centres should be carefully managed to provide easily accessible shops (meeting day-to-day needs) and local services. Local authorities should, where appropriate, seek to protect existing facilities which provide for people s everyday needs. In meeting sustainable objectives it is important that existing clusters of facilities within neighbourhood and village centres are retained and, where demand exists, enhanced. Proposals contained in the Transport and Parking Chapter and the Transport Strategy aim to achieve better pedestrian and cycle movement to, and within, these centres. In this way, multi-purpose trips can be made to local facilities by sustainable means. It also means that a range of services are conveniently located for those without a car. For these reasons it is important to retain existing clusters of community facilities POLICY CR13 seeks to retain existing provision within the defined centres, or 400m from a defined village Limit to Built Development unless suitable alternative provision is available within the centre. For example, if a defined centre contained more than one public house, it may be acceptable to reduce the number of pubs within the centre. In the case of a commercial enterprise, a change of use may be permitted where it can be clearly demonstrated that an existing use is no longer viable. In demonstrating that an existing use is not viable, applicants must produce evidence that genuine and sustained 5-28 Tunbridge Wells Borough Local Plan March 2006

97 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) efforts to promote, improve and market the facility at a reasonable value have failed. In the case of public facilities, it should be demonstrated that demand within the locality no longer exists, or that there is clear evidence available to the Local Planning Authority of the operational reasons for closing or moving a facility, and that the wider importance of the facility to the local community has been taken into account Particular community uses may contribute significantly to the character of a listed building or a conservation area and all proposals would need to comply with POLICIES EN3 and EN5 which seek to protect the character of a listed building or the character of a conservation area Changes of use between the identified community functions within a Neighbourhood or Village Centre may be permitted where this would complement the overall character and role of that centre Some of these facilities are afforded protection through more generally applied policies elsewhere in this Plan. Children s Playspace and Recreation Facilities Playspace and recreation facilities are covered within the Recreation Chapter, and in particular POLICY R1 resists proposals for development on open space and seeks to protect existing facilities. These facilities are important in the local area and reduce the need to travel elsewhere to use such facilities. Community Buildings The retention of community buildings is also covered in POLICY CS6 in the Community Services Chapter. POLICY CR13 affords extra protection to community buildings within neighbourhood and village centres. Doctors, Dentists and Other Surgeries The provision of doctors, dentists and other surgeries is discussed in the Community Services Chapter. POLICY CR13 seeks to retain existing surgeries within neighbourhood and village centres. POLICY CR13 Proposals that would result in the loss of a community facility, as listed below, from within the defined neighbourhood centres or within, or a 400m distance from, the defined Limits to Built Development of RS2 and SS1(d) Villages, will not be permitted unless it can be demonstrated that suitable alternative provision is available within the defined centre or that: (1) in the case of commercial enterprises, it can be clearly demonstrated that the facility is no longer viable; or (2) In the case of public facilities, it can be demonstrated that demand within the locality no longer exists, or there are clear operational reasons for closing or moving the facility and the wider importance of the facility to the community has been taken into account. Retail provision (including post office service and shop); Restaurant and public house; Surgery (doctor, dentist and other healthcare centres); Primary School, early years and child care (unless referred to in POLICY CS5); March 2006 Tunbridge Wells Borough Local Plan 5-29

98 5 Town, Neighbourhood and Village Centres (incorporating Retail Development) Children s playspace; Library; Community hall; Place of worship; and Recycling centre Whilst POLICY CR13 seeks to prevent the loss of a community facility which is important to a locality, POLICY CR3 aims to group new small-scale uses, including the community facilities listed for the purposes of POLICY CR13, in existing town, neighbourhood or village centres. Implementation Policy Number CR4 CR6 CR8 CR10 Implementing Agency Private Sector Private Sector Private Sector Private Sector Other policies and paragraphs in this Chapter will be applied by the Local Planning Authority to retain and enhance the established hierarchy of centres within the Plan area and meet the sustainable objectives of this Plan Tunbridge Wells Borough Local Plan March 2006

99 6 Housing Introduction 6.1 Housing is a key issue for the Local Plan. By making the best possible use of existing housing stock, the Plan seeks to minimise the need to use greenfield sites for development. Priority is given to the re-use of previously-developed land, including the conversion, redevelopment and sub-division of existing buildings, with a target of 90% of new housing development to be generated from previously-used sites during the Plan period. The most sustainable location for housing is within, or close to, the existing town and neighbourhood centres of Royal Tunbridge Wells and Southborough. 6.2 In order to meet the strategic dwelling requirement to 2011, some greenfield land will need to be identified, although such development is not expected to be required until the latter phase of the Plan period. The most sustainable location, close to employment, shops, schools, entertainment and other services would be an extension to the urban area of Royal Tunbridge Wells and Southborough. 6.3 As the number of one-person households rises, it is important to respond to an increasing demand for smaller properties. The Plan also recognises the need for an adequate supply of affordable housing and accommodation for key workers. 6.4 The first section of this Chapter deals with general policies. The remainder of the Chapter sets out the amount, location and phasing of additional housing land to be provided, together with policies which seek to control residential development both within, and outside, the defined Limits to Built Development. Aims 1. To retain and make the best possible use of existing housing stock within the defined Limits to Built Development, including those within, or close to, town, neighbourhood and village centres. 2. To retain and enhance the character and amenities of predominantly residential areas. 3. To ensure that an adequate supply of land for additional housing is available during the Plan period which allows housing development to proceed in line with the Kent Structure Plan 1996 and the approved Kent and Medway Structure Plan 2006 proposals and Government advice in respect of site location and phasing. 4. To make the best possible use of previously-developed land and buildings within the defined Limits to Built Development, through conversion of existing buildings, redevelopment or infill development. 5. To monitor and manage the release of land such that greenfield land is not released for development whilst there is a satisfactory supply of previously-developed land. 6. To ensure an appropriate range of dwelling types is provided, including small dwellings and affordable housing. 7. To promote the good design and layout of new housing development, whilst making the most efficient use of land and to make adequate provision for open space and community facilities. March 2006 Tunbridge Wells Borough Local Plan 6-1

100 6 Housing General Policies THE RETENTION OF THE EXISTING HOUSING STOCK 6.5 In addition to the continuing yield from unidentified sites, the Kent Structure Plan 1996 and the Kent & Medway Structure Plan 2006 emphasise the importance of making the best possible use of the existing housing stock within existing built up areas. This includes the maintenance, renovation and adaptation of existing dwellings. This in turn will contribute to minimising the need for using greenfield sites for residential use. 6.6 The Borough Council remains committed to the retention of the existing housing stock. This is particularly important in relation to the cores of towns and villages where the proximity of residential properties to commercial buildings contributes to the special character and vitality of an area. This is a special characteristic of Royal Tunbridge Wells, Southborough, Paddock Wood, Cranbrook and Hawkhurst. Although there may be instances, because of surrounding activities, where the premises are unsuitable for residential purposes, it is not considered that residential use is incompatible with the activities generally found within these centres. Indeed, residential development may be important to the vitality of a centre. This type of location may provide an attractive choice to those households who have limited personal mobility. Housing located at, or near, the centre of settlements represents a very sustainable form of development since it is normally close to a wide range of shops, services, employment opportunities and public transport. Development is also often at higher densities in central areas and represents a very efficient use of land. 6.7 It is preferable that small-scale community uses cluster within defined town, neighbourhood or village centres where they adjoin other community facilities and are well located to conveniently meet the population s needs (POLICY CR13). Where this is not feasible, small-scale community uses may be situated within a residential area in order to be close to the population they serve. Such uses include doctors and dental surgeries, playgroups, nurseries, community buildings and small-scale local shops. In these cases it is desirable that some part of the building should be retained in residential use in order to retain a residential unit and help sustain the character and vitality of an area. 6.8 Other exceptions allowed within POLICY H1 include schemes coming forward within a settlement which would involve a comprehensive development with significant environmental gain or improvement which would benefit the wider community. 6.9 Where premises are located within a Primary Shopping Area, proposals for the change of use of a dwelling to a use which would enhance the vitality and viability of the shopping area may be allowed. Nevertheless, PPG3 emphasises the importance of retaining mixed uses, including residential uses in commercial centres and within individual sites or buildings to ensure the vitality of the area outside business hours and to contribute to the housing supply. Wherever practicable, residential use should be retained on the upper floors of buildings within shopping areas Exceptionally it may be the case that the change of use of a listed building from residential to an alternative use, in compliance with POLICY EN3, would be essential to ensure the preservation of the building. 6-2 Tunbridge Wells Borough Local Plan March 2006

101 6 Housing POLICY H1 Proposals for the change of use from residential to other uses will only be permitted where at least one of the following criteria is satisfied: 1 The premises are unsuitable for residential use in respect of the standard of accommodation provided and are incapable of being made satisfactory at reasonable expense; 2 The environment is unsuitable for residential use, due to factors such as an un-neighbourly use, dust, smell or noise; 3 The use of part of a residential building is proposed for the accommodation of a small-scale community facility which requires to be located in a town, neighbourhood or village centre or a residential area close to the population it serves. Wherever practicable, some selfcontained residential accommodation should be retained as part of the development; 4 The retention of the building or its use for residential purposes would prevent a comprehensive development with significant environmental gain or which would achieve a wider benefit to the community. In such cases, wherever practicable, residential development should be replaced within the proposed scheme; or 5 The change of use of a listed building to an alternative use is essential to ensure the preservation of the building. SMALL AND INTERMEDIATE-SIZED DWELLINGS 6.11 Policies in the Kent Structure Plan 1996 and the Kent & Medway Structure Plan 2006 are aimed at meeting the needs of small households, including the elderly. Demographic Change 6.12 Some 80% of the growth in the total number of households nationally over the next 15 years is expected to be due to the increase in one-person households.. A similar pattern will apply to the Plan area, with single person households accounting for over 70% of the increase in households to 2011 and this trend is expected to continue and intensify thereafter At the 1991 Census, the average household size in the Plan area was 2.5 persons per household, falling to 2.37 at 2001, and is expected to be 2.26 at Projections (2005 based) indicate that the average household size will continue to fall until at least The household size for the Plan area is below the average for both the Kent and Medway area and West Kent The composition of households is also changing. At 1991 in Kent, married couple households accounted for over 58% of the total, with one-person households making up 25% of the total. By 2001 the comparable Kent figures were 49% and 28%. In the Plan area at 2001, married couple households were 31% of the total and single person households were 31% of the total. The corresponding figures for the Plan area at 2011 will be 43% and 34% respectively, with the strong trend towards more single person households projected to continue for at least another 10 years beyond the Plan period. This arises from social trends such as an increase in those who never married, divorcees living alone, young people moving out of the family home to independent March 2006 Tunbridge Wells Borough Local Plan 6-3

102 6 Housing accommodation and people living longer, often alone if they are widowed. There is likely to be a substantial increase in demand for smaller, easier-to-manage properties which are situated within easy reach of services and facilities for such households. It is important to make the best possible use of land and buildings in appropriate locations within built up areas to provide for this long-term population change. Market Provision 6.15 Market pressures and changing demographic profiles indicate that allowing for an increasing proportion of smaller units in the housing stock will provide for wider choice, help meet special needs, extend accessibility to the housing market and confer planning benefits in efficient use of land and buildings. Empirical evidence in the Borough suggests that the market is supplying self-contained, two-bedroom units of around 80 square metres. This size of unit could accommodate either a larger twobedroom unit or a small three-bedroom unit. This is particularly the case with the conversion and redevelopment of properties in Royal Tunbridge Wells to flats. There is also a need to widen this choice further through the provision of self-contained accommodation of up to 60 square metres, which will provide a one-bedroom unit. Such units could accommodate one or two-person households and will bring lower cost housing onto the market, allowing access for a greater number of households whilst also making efficient use of land. Dwelling Mix to be Sought on Development Proposals over 15 Bedspaces 6.16 The number of bedspaces which may be assumed to be provided by a dwelling with a particular number of bedrooms is contained in the footnote to POLICY H2 below It is impractical to achieve a dwelling mix in very small development schemes. Over the period , development proposals for 15 or more bedspaces amounted to 15% of the total number of residential schemes developed, although this accounted for some 75% of the total number of dwellings provided. These larger schemes tended to be located at Royal Tunbridge Wells and Southborough, with some at Paddock Wood and Cranbrook The remaining 85% of approved schemes (providing less than 15 bedspaces each) tended to be located at the rural settlements on small sites. They accounted for some 25% of the dwellings completed in the Plan area and showed a marked tendency to be 3+ bedroom dwellings. Using dwelling mix to increase residential density at rural settlements may not result in the most sustainable pattern of development in relation to the availability of jobs and services. Consequently, it is proposed to target a dwelling mix which contains smaller units on sites of 15 or more bedspaces The number of bedspaces in a property is only a rough guide to the size of dwellings provided and extremely generously proportioned dwellings are unlikely to achieve the densities and efficiency of land use outlined in Government guidance Records over the period indicate that, of the total number of dwellings completed across the Borough, the market has provided some 26% as bedsit/onebedroom accommodation. This has typically been in units of approximately 60 square metres or less internal floorspace. A further 31% has been as two-bedroom accommodation this is in units of approximately square metres internal floorspace In view of the longer-term household projections, the need to provide a choice of house size and to make the best possible use of the housing land opportunities available, the Local Planning Authority will seek to influence the number of small and intermediate dwellings provided in all schemes which would provide 15 or more bedspaces The Local Planning Authority is keen to maintain and extend this trend and consequently will negotiate with developers for the provision of an element of small 6-4 Tunbridge Wells Borough Local Plan March 2006

103 6 Housing dwellings and a significant element of intermediate dwellings. The remainder of dwellings proposed may be of any size. Around 25% of the total dwellings proposed should be small dwellings, and around a further 50% of the total dwellings proposed should be small or intermediate dwellings, unless it can be clearly demonstrated that these requirements would seriously affect the viability of the development or would otherwise result in an unacceptable form of development. Where more than 25% of the total dwellings are proposed to be small dwellings, the percentage of the total provided as intermediate dwellings may be reduced proportionately, but small and intermediate dwellings together would still account for around 75% of the total. The remainder of dwellings proposed may be of any size The dwelling mix sought under this Policy and the element of affordable housing to be sought under POLICY H3 need not be mutually exclusive. POLICY H2 Proposals for residential development of 15 or more bedspaces (*1), will only be permitted if they incorporate an element of small dwellings (*2) and a significant number of intermediate dwellings (*3). Notes: *1. Bedspaces will be calculated in the following way: Bedrooms per Property Bedspaces per Property *2. Small dwellings are defined as 60 square metres or less total internal floorspace. *3. Intermediate dwellings are defined as square metres total internal floorspace. AFFORDABLE HOUSING WITHIN DEVELOPMENT SCHEMES 6.24 A major cause for concern in the Plan area is the lack of available housing at affordable prices. This is a widespread problem, recognised by the Government in PPG3, Circular 6/98 and RPG 9 for the South East. This guidance requires that the issue of affordable housing be taken into account when formulating Local Plan policies. Definition of Affordability and Need for Affordable Housing 6.25 The Tunbridge Wells Borough Local Housing Needs Survey (2000) was carried out on behalf of the Borough Council. March 2006 Tunbridge Wells Borough Local Plan 6-5

104 6 Housing 6.26 The Tunbridge Wells Borough Local Housing Needs Survey (2000) indicated that at June 2000 the minimum housing prices were as follows: Property Size Minimum Price Minimum Weekly Rent 1 bedroom 53, bedroom 84, bedroom 112, bedroom 171, Average prices ranged from 60,000 ( 108 weekly rental) for a one-bedroom property to 218,000 ( 331 weekly rental) for four-bedroom properties The survey also revealed that the average gross household income in Tunbridge Wells Borough was 24,589 per annum compared with a national average of 20,500. The local average conceals wide differences over 60% earn less than the average and over 10% of households had no earned income at all The test for mortgage affordability is derived from typical practice of mortgage providers and is a deposit of at least 5% of the house price and a gross annual income of at least one third of the property price minus the amount of the deposit. Rental affordability is defined such that a household should not spend more than a quarter of their net income on rent, which reflects common practice as assessed by the surveyors. A household would be defined as unable to afford private sector housing (either purchased or rented) if it does not have a deposit equivalent to 5% of the price of a suitable home; and it has a gross income less than one third its mortgage requirement and renting privately would take up more than 25% of its net household income Using this definition, and combining it with house prices for the Plan area, the Tunbridge Wells Borough Local Housing Needs Survey (2000) revealed that (taking account of the likely known supply of affordable housing), an additional 1,847 affordable dwellings would be required between 2000 and Meeting the Affordable Housing Need 6.31 The Tunbridge Wells Borough Local Housing Needs Survey (2000) figure of 1,847 additional affordable houses would amount to over 70% of the total remaining strategic housing requirement for the Plan period (as defined in Table 2). Neither sufficient land resources, nor funding from the Housing Corporation and other sources will be available to meet the total affordable need during the Plan period. To meet the need in full would also encourage in-migration to the Borough and, in practice, result in little reduction in the level of local need over the Plan period It is estimated that, over the Plan period, funding could be available from a variety of sources for some 80 additional affordable units per annum. In the period , almost 200 affordable dwellings have been achieved and a further 136 are subject to outstanding planning permissions at During the remainder of the Plan period a further 150 dwellings are expected to be provided by the Borough Council and Registered Social Landlords (RSLs) through activities such as purchasing existing stock and developing or redeveloping RSLs own stock and landholdings, including garage courts and under-utilised land within inefficient layouts The Tunbridge Wells Borough Local Housing Needs Survey (2000) established that over 65% of the total housing need in the Borough was in the main urban area of Royal Tunbridge Wells and Southborough where the majority of larger-scale new housing sites will be concentrated during the Plan period. The remainder is situated in the rural areas including Paddock Wood, Cranbrook and Hawkhurst. The opportunities for largescale market housing in these areas will be limited and in these areas additional affordable housing may come forward as rural exceptions affordable housing (which is dealt with under POLICY H8). Where a site for rural exceptions housing may become 6-6 Tunbridge Wells Borough Local Plan March 2006

105 6 Housing available, its release will be dependent on a detailed local needs survey. (The Tunbridge Wells Borough Local Housing Needs Survey (2000) would not give a statistically significant estimate of the need at the level of the individual parish). From previous trends and progress , approximately 100 affordable units may be achieved from this source over the remainder of the Plan period Given the high land values in the Borough, it is unlikely that RSLs will have adequate funding to compete in the market for new housing sites. For this reason, a policy is included in the Plan which provides the Local Planning Authority with an opportunity to seek a proportion of affordable housing on market sites to assist in meeting the need identified in the Borough In the light of the identified need, the Council will seek to maximise the number of affordable housing units provided on development sites. The Policy requires a proportion of affordable housing to be provided on sites capable of accommodating 15 or more dwellings. The Council will seek to negotiate a maximum of 30% to be affordable, which is considered to represent a fair balance between the need for more affordable homes and the requirements of the development industry. The Policy recognises that on some sites it may not be possible to achieve 30% of affordable units because of site-specific matters. In such circumstances, if it can be clearly demonstrated that site-specific matters warrant a reduction from 30%, a lower proportion may be sought The overall dwelling capacity of a site will be assessed for the purposes of POLICY H3 by having regard to site location and sustainability; its character and context; any environmental constraint; and the design and amenity issues set out in POLICY EN1. Development proposals will also need to have regard to the advice in PPG3 (Housing) in respect of minimum densities and making best use of previously-developed land. Applications which form part of a more substantial development site (on the same or adjacent land), which in its totality would exceed the 15-dwelling threshold, should be treated as an application for the more substantial site In accordance with national planning policy guidance on sustainable development patterns, it is appropriate to seek to ensure that all new housing development is within reasonable proximity to local services and public transport. Affordable housing tends to generate lower levels of car ownership than market housing, so the need for this to be located appropriately is emphasised. Within the Plan area, it is unlikely that appropriate development proposals for housing which would exceed the POLICY H3 threshold for affordable housing will occur outside existing towns and villages. Development schemes above the 15 dwelling threshold at such settlements are generally within a reasonable proximity to local services and public transport and should therefore be considered for an element of affordable housing in accordance with POLICY H3. Type of Households in Need 6.38 Of the households in need, the Tunbridge Wells Borough Local Housing Needs Survey (2000) indicated that some 58% required one-bedroom accommodation and a further 25% required two-bedroom accommodation. This reflects a general trend towards smaller households in the population at large. Consequently, most of the need is for small units. However, larger dwellings in the social rented sector tend to have a much lower turnover rate than smaller dwellings and small households may grow over time and their needs will change. As a consequence, the need for larger affordable housing units (3+ bedrooms, which forms 17% of the total households in need) is recognised and an element will be sought on sites where affordable housing is to be provided Of the households in need, almost 21% had no earned income and of those who did have an income, the annual average was 10,500. No households identified in the local survey as being in need are able to afford housing costing more than 109, 129 and 150 per week for one, two or three-bedroom accommodation respectively. March 2006 Tunbridge Wells Borough Local Plan 6-7

106 6 Housing 6.40 The Tunbridge Wells Borough Local Housing Needs Survey (2000) indicates that very few of the households in need (less than 2.5%) would be able to afford to purchase low cost new housing or shared ownership housing in the Borough. Given current Housing Corporation rent benchmarks, some 35.6% of those in housing need would be able to afford rented housing without the need for housing benefit. Although affordable housing includes low-cost and shared equity housing, affordable housing need is therefore likely to be most effectively met by social rented accommodation. The type of provision and method of provision of the affordable housing will be a matter for negotiation according to the circumstances of each site. POLICY H3 In respect of proposals for residential development or mixed-use schemes where the site is capable of accommodating 15 or more dwellings, the Local Planning Authority will negotiate with the developer to secure the provision of a reasonable proportion of affordable housing *(1) and *(2). 30% of the total number of dwellings to be provided within the development will be sought for affordable housing unless any of the matters set out below justify a lower proportion: 1. Local needs, based on up-to-date assessments; 2. The proximity of local services and facilities to the development and the level of its accessibility to public transport; 3. The development costs of the particular development and whether any exceptional circumstances in this regard have been demonstrated to exist; and 4. The need to realise any other priority planning objectives in the development of the site. Except where a registered social landlord is involved, the Local Planning Authority will impose conditions and/or seek to enter into an agreement to control the initial and subsequent occupancy of the dwellings to ensure that the accommodation remains available in future to meet the purposes for which it is permitted. Note: *(1) Affordable housing means low-cost market or subsidised housing, irrespective of tenure, ownership or financial arrangements. *(2) The definition of affordability for the Plan area is flexible to allow for variation in the market, economic conditions and mortgage lender practice as follows: The price of rented accommodation should not be more than 25% net average household income for the Plan area; and The price of owner-occupied accommodation should not exceed the current mortgage lender multiple x average net household income for the Plan area minus current Plan area average house price (less 5% deposit). GYPSY SITES 6.41 The enactment of the Criminal Justice and Public Order Act 1994 repealed the statutory duties of local authorities to provide gypsy sites. The Secretary of State s power to 6-8 Tunbridge Wells Borough Local Plan March 2006

107 6 Housing designate a local authority as having made adequate provision for gypsies was rescinded in November However, Circular 1/94 states that local authorities must continue to have regard to meeting the need for accommodation consistent with a nomadic lifestyle through locational or criteria-based policies in local plans Local authorities still have a duty to continue monitoring the adequacy of the gypsy site provision in relation to the gypsy population. This is undertaken at six-monthly intervals by the Borough Council (and by the Kent County Council in respect of sites which they manage). The regular counts show a peak of 13 families on unauthorised sites in the Borough in July 1993, and since then the counts have ranged from 3 to 9 unauthorised sites. The gypsy population and demand has remained almost static since the change in legislation. Only a few sites have been pursued through the planning process, suggesting a low demand for additional sites in the Borough. Table 1 County Council Owned/Borough Council Operated Gypsy Sites at October 2005 Cinderhill Wood, Matfield, Brenchley 4 plots Heartenoak, Hawkhurst 3 plots Privately Owned Sites at October 2005 Newbridge Park, Maidstone Road, Paddock Wood Deanwood, Old Hay, Paddock Wood Hartley Lands, Swattenden Lane, Cranbrook Rockshill, Frittenden Heartenoak Bridge, Hawkhurst Oak Tree Farm, Wilsley Pound, Cranbrook Broomhill Nursery, Hartley, Cranbrook 8 plots 1 plot 2 plots 1 plot 2 plots 1 plot 1 plot 6.43 Circular 1/94 indicates that it will not be appropriate to make provision for gypsy sites in areas of open land where development is severely restricted, for example in Areas of Outstanding Natural Beauty, Sites of Special Scientific Interest, or other protected landscape and nature conservation areas. Gypsy sites are not regarded as appropriate in the Green Belt (see POLICY MGB1). Sites may be found in rural or semi-rural settings, but care needs to be taken to avoid encroachment into open countryside. Consistency with agricultural, archaeological, countryside and environmental policies is required by the Circular In view of the requirements to protect designated areas and the countryside, much of the Plan area is unsuitable for the allocation of gypsy sites. For these reasons, and the fact that demand for gypsy sites in the Borough has remained very low, a criteria-based policy for judging planning applications for gypsy sites is considered most appropriate for the Plan area Local planning authorities are advised, in setting policy, to have regard to the potential for noise and other disturbance from the movement of vehicles to and from the site, the stationing of vehicles on the site and on-site business activities. The proposal should not detract from the amenities or privacy of neighbouring uses. As with all other development proposals, sites will be required to comply with POLICY EN1 and all other relevant development plan policies, as required by Circular 1/ POLICY H4 will apply to proposals for all types of gypsy site (those which provide a permanent base for gypsies to return to, temporary stopping places and transit sites). Any accommodation provided on sites permitted under POLICY H4 should be consistent with a nomadic lifestyle Private sites are generally small, accommodating pitches for individual or extended families without on-site business activities. Small sites can often be less intrusive. March 2006 Tunbridge Wells Borough Local Plan 6-9

108 6 Housing 6.48 Landscaping and planting with trees and shrubs will help sites blend into their surroundings, give structure and privacy and maintain visual amenity. POLICY H4 Proposals for the establishment of gypsy *(1) sites will be permitted provided all of the following criteria are satisfied: 1 The size of the site and the number and distribution of pitches within it would be appropriate to its location; 2 The configuration of the site would be satisfactory and its physical containment against unauthorised extension would be achievable; 3 The proposal would not be visually intrusive and would be well-screened by existing vegetation and physically contained by landscaping *(2); 4 Proposals would not be located within an exposed position in the High Weald Area of Outstanding Natural Beauty, or a Special Landscape Area or elsewhere where they would have more than a minimal impact on the rural character of the locality; and 5 The location of the proposed site is appropriate in terms of proximity to essential local services such as shops, schools, public transport, medical and social services. Notes *(1) For the purpose of this Policy, the definition of a gypsy is a person of nomadic habit, whatever race or origin, who travels for the purpose of making or seeking a livelihood, but does not include members of an organised group of travelling showmen, or of persons engaged in travelling circuses, travelling together as such. *(2) In view of the need to prevent visual intrusion by additional caravans it may be necessary to condition an application to limit the number of caravans to be accommodated on the site and to remove permitted development rights. Housing Development HOUSING PROVISION 6.49 This Local Plan has been drawn up within the framework of the Kent Structure Plan (1996) and the Kent and Medway Structure Plan (2006), which supersedes it. Both documents set out the proposal for provision of 2,900 dwellings to be made within Tunbridge Wells Borough in the period Any surplus or shortfall from this period will be rolled forward into the next Plan period, which will be covered by the Local Development Framework in accordance with the strategic dwelling requirement determined by the emerging Regional Spatial Strategy for the South East Tunbridge Wells Borough Local Plan March 2006

109 6 Housing 6.50 Housing provision will be made from a number of sources: development already completed between which is surplus to the Kent Structure Plan 1996 requirements and rolled forward into this Plan period; development completed since 2001; planning permissions; unidentified previously-developed sites; and land allocated for housing on previously-developed sites. Completions and Planning Permissions 6.51 There have been 2,834 dwellings completed in the Plan area over the period , giving a surplus of 34 dwellings to carry forward to the Plan period. A further 1,341 have been completed during and a further 1,212 dwellings were the subject of outstanding planning permissions at April Additional Unidentified Previously-Developed Sites 6.52 Unidentified sites are those which have not been specifically identified as available in this Local Plan. They comprise previously-developed sites that unexpectedly become available. Previously-developed sites are defined (by PPG3, Annex C) as land which is, or was, occupied by a permanent (non-agricultural) structure and associated fixed surface infrastructure. The definition includes the curtilage of such a site Government advice (PPG3) indicates that local planning authorities should make specific allowances for all the different types of potential unidentified previouslydeveloped sites in their Plans. Allowance should be made on the basis of examining past trends in unidentified previously-developed sites coming forward for development and on the likely future unidentified previously-developed site potential as assessed in an urban capacity study. No allowance should be made for unidentified greenfield sites Within the Plan area, the market is extremely pro-active in assembling sites not identified for housing and bringing them forward for development, partly as a result of the successful application of Green Belt and Limits to Built Development policies. The Tunbridge Wells Borough Urban Capacity Study (2001) suggests that there is considerable scope for this process to continue, particularly within the towns. In addition to those unidentified sites which already have the benefit of planning permission, it is estimated that a further 648 dwellings will be built on unidentified previously-developed land during the remainder of the Plan period. POLICY H5 aims to enable, encourage and guide this type of development. Land Allocated for Housing on Previously-Developed Sites 6.55 Given the large number of small, unidentified sites likely to come forward for development during the Plan period, the Local Planning Authority sought to identify only sites of 0.4 hectares or greater as housing allocations in this Local Plan. Following the sequential approach, sites were initially sought within, or in reasonable walking distance of, the defined centres of Royal Tunbridge Wells, Southborough, Paddock Wood, Cranbrook and Hawkhurst prior to other brownfield opportunities being examined. Such previously-developed sites have been allocated in POLICIES H6 and H7 of this Local Plan. Since the First Deposit stage of the Plan preparation, a number of allocations have achieved planning permission and are now within the relevant entry of Table 2. The remaining allocations within POLICY H6 are capable of accommodating a minimum of 360 dwellings March 2006 Tunbridge Wells Borough Local Plan 6-11

110 6 Housing 6.56 In summary, Table 2 below sets out how the Kent Structure Plan 1996 and the Kent & Medway Structure Plan 2006 housing requirement for will be met. Table 2 Source Net Dwelling Completions Surplus completions from 07/91 04/2001 period* 34 Completions 04/ /2005* 1,340 Net planning permissions at 04/2005 1,364 Additional unidentified previously-developed sites Housing allocations on previously-developed 360 sites+ Total Provision 3,746 Kent and Medway Structure Plan (2006) Requirement ,900 * Source: Tunbridge Wells Borough Council Development Monitor April Excludes 200 dwelling allocation at the Kent and Sussex Hospital site which is expected to come forward for planning permission before the end of the Plan period, but it is unlikely that any dwellings will be completed on the site in that timescale. Hierarchy of Settlements 6.57 In accordance with Government guidance (PPG3), Regional Planning Guidance (RPG 9) and the approved Kent Structure Plan 1996 and the Kent & Medway Structure Plan 2006, the Local Authority s Planning Strategy is to concentrate the majority of new housing development in the urban area of Royal Tunbridge Wells and Southborough. Modest opportunities for new housing exist in the centres of the rural towns of Paddock Wood, Cranbrook and Hawkhurst, but elsewhere only minor housing development is appropriate. ROYAL TUNBRIDGE WELLS AND SOUTHBOROUGH 6.58 There is a preference expressed in Regional Planning Guidance for locating new housing development at urban areas. Such settlements are generally well served by a wide range of facilities and a choice of means of transport. Journey distances are shorter and may not require the private car. In this respect, Royal Tunbridge Wells/Southborough is a more sustainable location for housing development in the Borough than other settlements. Equally, the opportunities for larger-scale brownfield development sites are greater in the urban area. As a consequence, the largest number of brownfield site allocations is made in Royal Tunbridge Wells/Southborough Sites within the Royal Tunbridge Wells Town Centre Access Zone (Residential) represent the most sustainable locations for new housing development in the Borough. As well as proximity to services and a range of transport options, the density of surrounding developments is often higher, enabling the most efficient use of land Sites within a reasonable distance of the defined Neighbourhood Centres in Royal Tunbridge Wells and Southborough are close to a range of local services, allowing travel by means other than the car, and bring the opportunity to increase patronage of the services. A wider range of facilities is available relatively closely within the centres of Royal Tunbridge Wells and Southborough. PADDOCK WOOD, CRANBROOK AND HAWKHURST 6.61 The definition of Paddock Wood, Cranbrook and Hawkhurst (Highgate) as settlements with scope for some housing in excess of minor development reflects both planning 6-12 Tunbridge Wells Borough Local Plan March 2006

111 6 Housing consents and some limited development opportunities on brownfield sites, albeit at a much smaller scale to that of Royal Tunbridge Wells/Southborough. Brownfield sites within, or in reasonable walking distance of, the centre of Southborough, Paddock Wood, Cranbrook and Hawkhurst represent appropriate sustainable locations for housing. VILLAGES 6.62 Within the villages defined in Chapter 2 (Planning Strategy, para 2.28)) as Kent Structure Plan 1996 RS2 Settlements and Kent & Medway Structure Plan 2006 SS1(d), there is a limited range of local facilities to serve new development. There are opportunities for minor housing development through conversion, redevelopment or infill development. In addition, where a local need can be shown, there is the opportunity to provide affordable housing. Villages are considered to be inappropriate locations for expansion given the limited range of facilities available and as sufficient land is identified elsewhere within more sustainable locations. COUNTRYSIDE 6.63 Whilst the countryside is generally the least sustainable location for development, special provision may be made for key workers, for whom it is essential to live at their place of work, and for the conversion of existing suitable rural buildings to housing use. Making the Best Use of Land and Buildings Within Limits to Built Development 6.64 Government guidance (PPG3) requires that new housing should be located principally in existing towns and cities and make economic use of available land and existing buildings. In the interests of promoting urban regeneration as well as minimising the amount of greenfield sites released for development, Government guidance and the Kent Structure Plan 1996 and the Kent & Medway Structure Plan 2006 afford priority to the re-use of previously-developed land and under-used or empty sites as well as the conversion and sub-division of existing buildings This Local Plan follows this approach by enabling the conversion of existing buildings, continued use of infill sites and the redevelopment of land and buildings formerly in other uses, as well as through the allocation of sites. In addition, this Plan seeks the provision of small and intermediate-sized dwellings and the raising of densities to make the best use of land and buildings within the built up area without compromising the environmental quality of an area In accordance with past trends, national and regional policy and reflecting the capacity of the Borough s previously-developed sites and countryside constraints, a target has been set of 90% of new housing development to be built on previously-used sites during the Plan period. UNIDENTIFIED SITES Change of Use and Redevelopment to Residential Development 6.67 The change of use of premises to new dwellings continues to provide a regular supply of housing across the Plan area. Whilst since 1991 almost half of such development has arisen in Royal Tunbridge Wells and Southborough, around 25% has come forward in Paddock Wood, Cranbrook and Hawkhurst, with the remainder in the villages Where the existing use of a building is unsuited to either the building or to the area in which it is located, conversion to residential use of part or all of the building (for example, the upper floors above shops or offices) may be a viable option to help retain the building and/or make more efficient use of it. Such changes of use will continue to March 2006 Tunbridge Wells Borough Local Plan 6-13

112 6 Housing provide additional, often smaller-scale, residential accommodation within the built up areas The redevelopment of non-residential premises has made a significant contribution to new housing provision throughout the Plan area. The supply source is derived from the closure or relocation of a wide spectrum of uses such as a factory, warehouse, school, shop, bank, nursing home, pub or place of worship. Similarly, the redevelopment of houses for more intensive residential developments such as flats has provided opportunities to generate new housing on previously-developed land. To date, the majority of such development has taken place in Royal Tunbridge Wells and Southborough Conversion or redevelopment of a building to residential use should not involve the loss of a valuable community service within a neighbourhood or village centre (for example a shop or pub), a community building or result in the loss of hotel accommodation in accordance with POLICIES CR13, T2 and CS However, redevelopment is expected to continue to make a significant contribution towards the total housing provision within the Plan area In considering proposals for a change of use to residential, the Local Planning Authority will be mindful of the standard of accommodation provided and the quality of the surrounding environment. Sub-division of Dwellings and Houses in Multiple Occupation 6.73 The sub-division of larger houses into flats or houses in multiple occupation is an important source of housing, particularly to meet the needs of one and two-person households, including young single people who experience difficulties in finding accommodation. The Borough Council considers it appropriate to maintain a supply of dwellings in multiple occupation provided that the standard of accommodation is improved and the criteria of POLICY EN1 are met. In granting planning consent for the sub-division of houses to flats or into HMOs, the Local Planning Authority will be concerned to ensure that a reasonable standard of accommodation and residential amenity is provided. Care must also be taken to ensure that proposals do not result in significant harm to the residential amenity or the character of the surrounding area The Victorian and Edwardian areas of Royal Tunbridge Wells and Southborough, together with the town centres of Royal Tunbridge Wells, Paddock Wood and Cranbrook, have made a significant contribution to this type of housing in the past decade and the Tunbridge Wells Borough Urban Capacity Study (2001) suggests that there is still further scope for this type of development. As such, it represents a very efficient use of the existing housing stock and often affords the opportunity to live close to a range of services and public transport networks Sub-division of dwellings could become significant in rural settlements as a source of smaller dwellings and lower cost housing. However, proximity to services and the public transport network will be a consideration in these locations since large amounts of very high density housing in an isolated position would be likely to result in a high level of commuting by private car The Housing Act 1985 defines a House in Multiple Occupation as a house which is occupied by persons who do not form a single household. (However, the Housing Act 2004 comes into force in October 2005 and the definitions may be subject to change after this date). Whilst the definition generally used includes buildings containing selfcontained flats; hostels; guest houses and boarding houses, Houses in Multiple Occupation for the purposes of POLICY H5 relate only to: (i) Houses converted and adapted for use of flatlets, bedsitting rooms and single rooms; 6-14 Tunbridge Wells Borough Local Plan March 2006

113 6 Housing (ii) Houses occupied by over six people on a shared basis; or (iii) Houses of which part are let in lodgings, i.e. catering for lodgers not living as part of the main household The standard of accommodation found in Houses in Multiple Occupation is often low and they exhibit particular problems, including overcrowding, lack of basic household amenities and inadequate means of fire escape. A survey carried out on behalf of the Borough Council in 1995 of 1,000 HMOs has led to a strategy and programme for risk assessment and enforcement as part of the Borough Council s Housing Strategy. The condition of premises is monitored, with particular emphasis on the adequacy of kitchen facilities, levels of disrepair and the implication for fire safety. Infill Development 6.78 Infill development has been a major contributor to housing supply throughout the Plan area. The Tunbridge Wells Borough Urban Capacity Study (2001) indicates a reduced capacity for such development during the Plan period compared with past trends Infill development often requires the careful design and layout of dwellings rather than relying on standard design patterns which, besides often being visually unsympathetic, may also not deliver higher densities Minor infill development often takes the form of one or two dwellings, including, in appropriate circumstances, further building within the curtilage of an existing site. POLICY H5 Within the Limits to Built Development, as defined on the Proposals Map, the following types of residential development will be permitted, provided that the comprehensive development of a site would not be prejudiced: 1 The sub-division of dwellings into smaller units or for multiple occupation; 2 The change of use of a building to residential accommodation from other uses; 3 At Royal Tunbridge Wells; Southborough; Paddock Wood; Cranbrook and Highgate, Hawkhurst: (i) (ii) infilling; the redevelopment of existing developed sites; (iii) the inclusion of an element of residential use within a mixed use development; 4 At Benenden; Bidborough; Brenchley; Five Oak Green; Frittenden; Goudhurst; The Moor, Hawkhurst; Horsmonden; Iden Green; Kilndown; Lamberhurst; Langton Green; Matfield; Pembury; Sandhurst; Sissinghurst and Speldhurst: (i) minor infilling such as the filling of a narrow gap in an otherwise substantially built up frontage or development within the curtilage of an existing site; (ii) minor redevelopment; and (iii) redevelopment of redundant sites which are larger than minor development. March 2006 Tunbridge Wells Borough Local Plan 6-15

114 6 Housing HOUSING ALLOCATIONS ON PREVIOUSLY-DEVELOPED SITES 6.82 Housing sites have been allocated on the basis of the hierarchy of settlements which forms the basis for the Planning Strategy of this Local Plan The recent designation of the Metropolitan Green Belt boundaries around many of the Borough s towns and villages and the presence of the High Weald Area of Outstanding Natural Beauty and Special Landscape Areas around most settlements lead to the strong preference in the Borough for new housing development to be located on previously-developed sites. This Local Plan sets a target of 90% housing to be built on previously-developed sites. Whilst there are many opportunities for generally smallscale development to occur under POLICY H5, a number of larger-scale sites of approximately 0.4 hectares or more are allocated in this Local Plan In accordance with Government advice in PPG3, a review of existing economic development allocations was undertaken to examine potential for housing development. Two sites at Goods Station Road/Medway Road and St John s Road, Royal Tunbridge Wells, which were allocated for economic development in the adopted Local Plan (1996) were extended and allocated for housing development in this Local Plan. The St John s Road site has been granted planning permission, which is being implemented. Both sites are within the Royal Tunbridge Wells Town Centre Access Zone (Residential) within a close distance of a wide range of services and transport options. The remaining site at Goods Station Road/Medway Road is unlikely to meet the market requirements for the type of economic development originally proposed in that location The density of development for each site is specified as a net site density in compliance with Annexe C of PPG3. Hence, in calculating a net density, the site area includes access roads within the site, car parking areas, private gardens, incidental open space, children s play areas and landscaping. The site area excludes land given over to open spaces to serve a wider area, significant landscape buffer zones and primary schools. All proposed net densities are set to achieve that contained in Government guidance (PPG3) The dwelling mix on each site should be in compliance with POLICY H2 and an element of affordable housing will be sought in compliance with POLICY H All previously-used sites represent a significant opportunity for urban renewal. In most cases the Local Planning Authority seeks the replacement of outworn and unattractive sites and buildings with new, high-quality designs. Where sites abut frequently-used routes and are of a large scale, the introduction of public art should be considered as an integral part of the development. Schemes within, or forming the setting of, conservation areas or abutting listed buildings should particularly respect their context. In accordance with POLICY EN1, new housing should not dominate surrounding residential development such that there are visually unacceptable impacts concerning overlooking, daylight and sunlight Important landscape features within development sites should be retained as an integral part of the design. Sites with well-established landscaping will require tree surveys and landscape management plans. Landscape will be an important element to the frontage of certain sites, including the approach routes of St John s Road and Church Road, Royal Tunbridge Wells. Landscape can also act as a buffer to less attractive views from development sites Access and parking requirements are set out within POLICY H6 in accordance with the Transport and Parking Chapter. In the case of the former Springfield Garden Centre at Hawkhurst, a visibility splay of 4.5 x 120 metres will be required at the site access unless it can be clearly demonstrated that a lesser splay would have no harmful road safety consequences. As a result, it is likely that a new access to the site will be required in order to avoid damage to the mature trees close to the road to the north of the site. If a new access is required, the existing access should be closed. It would 6-16 Tunbridge Wells Borough Local Plan March 2006

115 6 Housing also be desirable to provide a pedestrian access across the southern part of the site if feasible. A Transport Assessment is likely to be required for all sites of 50 dwellings or more. The threshold of 50 dwellings is in accordance with the current Kent Vehicle Parking Standards The additional recreational and educational demands generated from each development are set out in POLICIES H6 and H7 in accordance with the Recreation and Community Services Chapters Certain previously-developed sites may be contaminated by the previous use and POLICY EN19 will apply in such cases. Prior to acceptance of any new housing, the Borough Council will require developers to thoroughly investigate and, where necessary, comprehensively treat sites where there is potential contamination The nature of previously-used sites is that they are often located in areas with higher ambient noise levels. For example, some allocated sites adjoin operational railway lines, roads and economic development operations. Where there is a known noise source, designs should incorporate noise barriers, ensure the careful orientation of buildings and internal arrangement of rooms and include any necessary sound reduction measures. Phasing of Housing Allocations 6.93 PPG3 requires that local planning authorities manage the release of sites over the Plan period in order to control the speed and pattern of urban growth, ensure that new infrastructure is co-ordinated with new housing and delivers the Local Authority s recycling target POLICY H5 deals with permitting residential development on previously developed unidentified sites or conversion of existing buildings. The Tunbridge Wells Borough Urban Capacity Study (2001) and monitoring of this type of development over the last 15 years indicate that this source of new housing development is expected to make a significant contribution to the housing requirement over the remainder of the Plan period at an average rate of approximately 108 additional dwellings per annum Over and above this, this Local Plan allocates land for residential development in order to meet the Kent Structure Plan 1996 and the Kent and Medway Structure Plan 2006 requirements for the Local Plan period and these are identified in POLICY H6. Not all of these sites may be immediately available for development due to current uses which occupy the site and possible remediation, Nevertheless, all but the Kent and Sussex Hospital site are considered capable of delivering dwellings before the end of the Plan period. The latter is expected to be the subject of a planning application well before the end of the Plan period The Plan period is now almost half expired and monitoring illustrates the following success: An adequate supply of housing land is being maintained in relation to the Kent Structure Plan 1996 and Kent and Medway Structure Plan 2006 targets; Bringing forward allocations in the most sustainable locations in the period to 2005; The continuing achievement of targets in respect of the achievement of numbers and percentage (90%) of dwellings on unidentified previously developed sites; Encouragement of the renewal and re-use of outworn or under-used land and buildings within urban areas; and The remaining allocations in this Local Plan are not dependent on any substantial off-site planned infrastructure. South East Water states that March 2006 Tunbridge Wells Borough Local Plan 6-17

116 6 Housing contributions for off-site works may be required if the network needs reinforcing as a result of the development. This would be identified at the planning application stage. Where the development itself would generate the need for other infrastructure, this is specified in the appropriate allocation policy and will be sought as part of the development The delivery of the housing land supply will continue to be monitored on an annual basis. Any surplus in provision at the end of the Plan period will be rolled forward into subsequent strategic housing provision periods (which will be covered in the emerging South East Plan Regional Spatial Strategy and the Tunbridge Wells Borough Local Development Framework). POLICY H6 The following sites, as defined on the Proposals Map, are allocated for residential development prior to The Local Planning Authority will seek the access, density, form, layout, dwelling mix, landscaping, recreation and education provision for these sites as set out below. Sites may come forward for development in phases, but proposals for development of part of a site which would prejudice eventual development of the whole allocation will not be permitted. Any proposals for development of part of the allocation will be required to demonstrate that they would not prevent the quantum of development set out below from being satisfactorily accommodated on the site. ROYAL TUNBRIDGE WELLS a) GOODS STATION ROAD Site Area: 1.28 hectares (3.16 acres) net developable area. Density: The site should provide a minimum of 60 dwellings at a net density of approximately 50 dwellings per hectare. Form, Layout and Landscaping: The layout of the site should enable the strategic segregated cycle route to link with the section of this route proposed through the site allocated under POLICY H6(e) (Medway Road). The development should incorporate noise attenuation measures in order to protect the residents from noise from the adjoining railway line. The introduction of public art should be considered as part of this development. Recreation and Community Provision: An equipped children s playspace of 0.04 hectares should be provided, and a contribution will be sought towards equipping it. Remediation Measures: The site will require investigation and possible treatment for contamination prior to development commencing. Access: A pedestrian access should be created from Stanley Road to the east of the site, to allow for direct access to Camden Road. A segregated pedestrian and cycle link will be required throughout the 6-18 Tunbridge Wells Borough Local Plan March 2006

117 6 Housing length of the site to form part of the route from the town centre to Longfield Road. A contribution may be sought towards the provision of the Goods Station Road section of the route, and the provision of cycle crossing facilities at the junction of Goods Station Road and Victoria Road. Vehicular access should be in the form of a continuation of Goods Station Road into the site. There should be no through-access for motor vehicles into the site allocated under POLICY H6(e). Within the site, roads should be designed for a maximum speed of 20 miles per hour. A contribution may be sought towards the implementation of a Residents Parking Zone. b) MEDWAY DEPOT SITE, ST JAMES ROAD Site Area: 0.61 hectares (1.51acres) net developable area. Density: The site should provide a minimum of 70 dwellings at a net density of 120 dwellings per hectare. Form Layout and Landscaping: The height of the scheme should step up to a landmark feature building at the prominent western corner of the site. At the southern and eastern ends of the site, development should reflect the scale of existing residential development. A new landscaped approach should be created to the Grosvenor Recreation Ground from the site entrance off St James Road. A landscaped area should be provided between Grosvenor Bridge and the recreation ground in order to enhance views into the park, provide a safe and secure environment and screen the railway. Landscaping within private courtyards and in the car parking areas should be based on robust hard landscaping. The introduction of public art should be considered as part of this development. Remediation Measures: The site will require investigation and treatment for contamination prior to development commencing. Access: Access for pedestrians and cyclists should be provided from the site entrance off St James Road to the enhanced entrance to the Grosvenor Road Recreation Ground. A segregated pedestrian and cycle link will be required through the site forming part of the town centre-longfield Road cycle route. A contribution may be sought towards the Grosvenor Bridge- Longfield Road section of the route. Vehicular access to the site will only be permitted at the corner of St James Road and Grosvenor Bridge, where four-way traffic signals may need to be provided. Within the site roads should be designed for a maximum speed of 20 miles per hour. March 2006 Tunbridge Wells Borough Local Plan 6-19

118 6 Housing A contribution may be sought towards provision of a Resident s Parking Zone. c) TRAVIS PERKINS, UPPER GROSVENOR ROAD/TUNNEL ROAD Site Area: 0.65 hectares (1.6 acres) net developable area. Density: The site should provide a minimum of 60 dwellings on the site at a net density of approximately 90 dwellings per hectare (but if it is necessary to relocate the existing church elsewhere on the site pursuant to POLICY CS6, the minimum density may be reduced accordingly). Form, Layout and Landscaping: The warehouse building to the north of Belgrave Road has potential for retention and conversion to flats. Remediation Measures: The site will require investigation and treatment for contamination prior to development commencing. Access: Pedestrian access should be provided through the eastern part of the site from Belgrave Road. Vehicular access to the western part of the site should be taken from Upper Grosvenor Road and to the eastern part of the site from the western and eastern sides of Tunnel Road. A contribution may be sought towards the provision of the Goods Station Road section of the town centre-longfield Road cycleway and provision of cycle crossing facilities at the junction of Goods Station Road and Victoria Road. A contribution may be sought towards the implementation of a Residents Parking Zone. d) SITE OF STORMONTS, MOUNT EPHRAIM/CULVERDEN STREET/ROCK VILLA ROAD Site Area: 0.48 hectares (1.19 acres) net developable area. Density: The site should provide a minimum of 60 dwellings at a net density of approximately 125 dwellings per hectare. Form, Layout and Landscaping: No. 15 Mount Ephraim should be retained for conversion to residential accommodation. Development on the site should be designed so as not to obscure or prevent adequate light from reaching the large stained glass window in the adjoining church. The introduction of public art should be considered as part of this development. Remediation Measures: The site is likely to require investigation and treatment for contamination prior to development Tunbridge Wells Borough Local Plan March 2006

119 6 Housing Access: Pedestrian access should be provided through the site from west to east linking the Kent and Sussex site to Rock Villa Road, and thence to Grosvenor Road and the town centre. A contribution towards the provision of cycle routes to the town centre may be sought. Improvements to the junction of Culverden Street and Mount Ephraim may be required to accommodate vehicular access to the site. A contribution may be sought towards the provision of a Residents Parking Zone. e) MEDWAY ROAD Site Area: 1.43 hectares (3.53 acres) net developable area. Density: The site should provide a minimum of 70 dwellings at a net density of approximately 50 dwellings per hectare. Form, Layout and Landscaping: A strong perimeter development should be provided to Quarry Road/Grosvenor Bridge at the north eastern corner of the site. Built development should respect the need to preserve views from Grosvenor Road Bridge towards St Barnabas Church. The layout of the site should enable the strategic segregated cycle route to link with the sector of this route proposed through the site allocated under POLICY H6(a). The development should incorporate noise attenuation measures in order to protect the residents from noise from the adjoining railway line. The introduction of public art should be considered as part of this development. Recreation and Community Provision: A contribution will be sought towards equipping the children s playspace to be provided on the site allocated under POLICY H6(a). Remediation Measures: The site will require investigation and possible treatment for contamination prior to development commencing. Access: A segregated pedestrian and cycle link will be required throughout the length of the site to form part of the route from the town centre to Longfield Road. A contribution may be sought towards the provision of the Goods Station Road section of the route, and the provision of cycle crossing facilities at the junction of Goods Station Road and Victoria Road. Vehicular access to serve the site should be taken from Medway Road subject to a junction improvement with Quarry Road. There should be no through-access for motor vehicles into the site allocated under POLICY H6(a). March 2006 Tunbridge Wells Borough Local Plan 6-21

120 6 Housing Within the site, roads should be designed for a maximum speed of 20 miles per hour. A contribution may be sought towards the implementation of a Residents Parking Zone. f) SITE OF FORMER SPRINGFIELD GARDEN CENTRE, CRANBROOK ROAD, HAWKHURST Site Area: 1.33 hectares (3.29 acres) net developable area. Density: The site should provide a minimum of 40 dwellings at a net density of approximately 30 dwellings per hectare. Form, Layout and Landscaping: The land adjoining the site and designated as Area of Landscape Importance (POLICY EN22) should be retained and reinforced with additional planting. The northern and western site boundaries should also be reinforced with additional planting. Measures will be required to attenuate noise from the sub-station and substantial tree planting will be needed to the west and south of the sub-station to improve visual amenity. Development on the lower parts of the site, which are immediately to the north of the POLICY EN22 area, could be of a greater height than the remainder of the development. Access: Pedestrian links should be completed to the Primary Shopping Area. Access improvements will be required as part of any development. Within the site, roads should be designed for a maximum speed of 20 mph. A traffic calming gateway feature to Hawkhurst should be provided adjoining the entrance to the site on Cranbrook Road. HOUSING ALLOCATION AT THE KENT AND SUSSEX HOSPITAL SITE 6.98 The Kent and Sussex Hospital site is likely to come forward for redevelopment towards the end of the Plan period when the new District General Hospital (at Pembury) is scheduled to open. Whilst it is unlikely that any development will be completed on the site prior to the end of the Plan period, it is expected that a planning application will be brought forward before then to facilitate early disposal and redevelopment of the Kent and Sussex site. The Local Planning Authority will be preparing a Supplementary Planning Document for this site and therefore it should be allocated for the relevant uses in an adopted Development Plan Document The site is in a prominent position at the edge of Royal Tunbridge Wells Town Centre. The part of the site fronting Mount Ephraim is allocated for town centre uses under POLICY CR4(c) and the remainder is allocated for residential development under POLICY H The main vehicular access to the site will be from Mount Ephraim, centrally located to the site frontage, with secondary access from Culverden Park. There should be no through-route for vehicles, other than emergency vehicles. A Transport Assessment will be necessary for any development proposals for this site Tunbridge Wells Borough Local Plan March 2006

121 6 Housing POLICY H7 SITE OF KENT AND SUSSEX HOSPITAL (PART), MOUNT EPHRAIM Part of the Kent and Sussex Hospital site, as shown on the Proposals Map, is allocated for residential development. The site is likely to come forward for development at the end of the Plan period. Any proposals for development of part of the allocation will be required to demonstrate that they would not prevent the quantum of development set out below from being satisfactorily accommodated on the site. Site Area: 3.22 hectares (8.0 acres) net developable area. Density: The site should provide a minimum of 200 dwellings at a net density of approximately 60 dwellings per hectare. Recreation and Community Provision: An equipped children s playspace of 0.04 hectares should be provided at the western part of the site. Remediation Measures: Part of the site is likely to require investigation and treatment for contamination prior to development. Access: Pedestrian and cycle links should be provided to the surrounding area, particularly to the town centre and to Culverden Park to the north. Improved pedestrian crossing facilities on Mount Ephraim (to help link the site with the town centre) may be required, and a contribution may be sought towards the provision of cycle routes to the town centre via Mount Ephraim/London Road and St John s Road/Grosvenor Road. Within the site, roads should be designed for a maximum speed of 20 miles per hour. A financial contribution may be sought towards the provision of a Residents Parking Zone. Housing Development Outside the Limits to Built Development AFFORDABLE HOUSING FOR LOCAL NEEDS OUTSIDE THE DEFINED LIMITS TO BUILT DEVELOPMENT Tunbridge Wells Borough Council recognises the particular difficulties facing people in the Borough in securing suitable housing which meets their housing needs. Changes in mobility and work patterns, which have resulted in a high demand for housing, combined with restrictive development policies and a reduction in the stock of social housing, have put pressure on housing, particularly in rural areas, and reduced the supply of affordable accommodation for those on a modest income who live and work in the Borough. The Tunbridge Wells Borough Local Housing Needs Survey (2000) indicated that some 35% of the housing need in the Borough was in the rural areas, including the small towns of Paddock Wood, Cranbrook and Hawkhurst. However, the precise level of need for any individual parish would need to be established by a March 2006 Tunbridge Wells Borough Local Plan 6-23

122 6 Housing comprehensive local survey (usually jointly carried out by the Borough and Parish Council concerned), as the Tunbridge Wells Borough Local Housing Needs Survey (2000) is sample-based and would not be statistically significant at this level Where such a local need exists and has clearly been demonstrated by a comprehensive local survey, and the Council is satisfied that a particular scheme will meet the need, the Local Planning Authority will consider releasing small sites for development outside the Limits to Built Development, as defined on the Proposals Map, where general market or speculative housing would not normally be permitted The intention of this Policy is to improve the quality of life by making it possible for people on modest incomes, including the elderly and young families, to remain in, or move back to, the local community in which they already live or work or with which they have strong connections. Making a stock of housing truly affordable to local people can assist the local economy and particularly village services to the benefit of all members of the local community. POLICY H8 applies to settlements within the designated Green Belt although Government guidance PPG3 notes that these should be very limited developments, permissible in exceptional circumstances As the development of such sites represents an exception to normal planning policies, the Borough Council will ensure that the housing provided will remain available for its original purpose to future occupiers through appropriate agreements with developers and Registered Social Landlords Proposals for rural exceptions schemes should abut the village they are intended to serve if possible and possess good footpath links and connections to local services Schemes should be carefully designed to be in keeping with the style and character of their surroundings and particularly with local building styles. Sensitive locations bordering the countryside will need special attention to design, in accordance with POLICIES EN1, EN25, EN26 and EN27, and impact on highway safety, in accordance with POLICY TP4. POLICY H8 1 Where no alternative site is available to meet local housing needs within the Limits to Built Development, as defined on the Proposals Map, the Local Planning Authority will permit residential development outside the Limits to Built Development provided all of the following criteria are satisfied: a) The site would be well related in scale and location to the village or town and its services; b) The local needs exist within categories identified in (4) below and are documented in a comprehensive appraisal of the parish or town; c) The local needs would not otherwise be met; d) The development would be of a suitable size and character in terms of layout, materials and landscaping in relation to the village or town; and e) The development does not contain any speculative or general demand housing; 2 The Local Planning Authority will not grant planning permission for 6-24 Tunbridge Wells Borough Local Plan March 2006

123 6 Housing housing justified on the grounds of local needs, unless the initial and subsequent occupancy of such developments is controlled through planning agreements or conditions or Registered Social Landlords, to ensure that the accommodation remains available in the future to meet the purposes for which it is permitted; 3 A financial appraisal of the scheme, providing that it will meet the defined needs, shall accompany any planning application; and 4 In assessing local needs, regard will be had to households or persons in households, otherwise unable to gain access at affordable cost *(1) to existing local accommodation suited to their needs and who fall into one or more of the following categories: (i) Those in the parish or town currently in accommodation unsuited to their circumstances through physical, medical or social reasons, and which is incapable of being improved or rendered suitable *(2) at reasonable cost, and who can demonstrate continuous residence in the parish or town for the previous three years, or residence for a total of at least five years out of the previous 10; Notes: (ii) Those who formerly have been members of households which comply with the residential qualifications in (i) above and who have recognised local connections *(3); and (iii) Those in permanent, full time employment in the parish or town or who will be taking up permanent full time employment there, or who provide an important service requiring them to live locally *(4). *(1) The definition of affordability for the Plan area is flexible to allow for variation on the market, economic conditions and mortgage lender practice as follows: The price of rented accommodation should not be more than 25% net average household income for the Plan area; and The price of owner-occupied accommodation should not exceed the current mortgage lender multiple x average net household income for the Plan area minus current Plan area average house price (less 5% deposit). *(2) Improvement in this context means that this would not otherwise be achieved with grant assistance towards repairs, adaptations to the property for disabled people, etc. *(3) Local connections, as used in this context, are defined as continuous residence for a period of five years out of the last 10, or immediate family having lived in the area for a minimum of 10 years. *(4) This category may include the instance where an employer is setting up a new business or service. In this sub-paragraph the term parish may be taken to include adjoining parishes where those parishes are unable to satisfy their own needs. The intention is to assist those in long-term and lasting employment, rather than those in temporary, short-term or seasonal employment. March 2006 Tunbridge Wells Borough Local Plan 6-25

124 6 Housing KEY WORKERS DWELLINGS IN ASSOCIATION WITH RURAL EMPLOYMENT The Local Planning Authority will from time to time be required to consider applications for dwellings in association with rural employment. By its very nature, the employment in question is normally located in the countryside outside the built up area of the town or village. However, one of the main objectives of both national and local planning policy continues to be to protect the countryside from sporadic and unnecessary development which is not sustainable. One exception to this, consistent with the need to sustain a healthy agricultural or forestry industry, is the provision of accommodation for agricultural or forestry workers where it is essential that they should reside close to their place of work. In the case of agricultural workers dwellings, the Local Planning Authority will seek expert advice on the holding s viability Most forms of rural employment do not require the physical proximity of the employee to their work. It is not the intention to permit newly built dwellings in the countryside close to the place of work merely for the convenience of the occupant. Nor is the security of the site considered to be an essential reason for a new residential building. The use of CCTV could also reduce the need for additional on-site staff. However, in a limited number of instances, it may be considered essential for key workers to live on the site, such as in the case of housemaster/mistress in residential schools or a doctor/nurse required to provide emergency care at a hospital. In all cases, the Local Planning Authority will need to be satisfied that an exceptional case is demonstrated before permission for a new dwelling outside the Limits to Built Development is given The Local Planning Authority would wish to ensure that the practice of selling off dwellings separately from a holding and subsequently applying for permission for a new dwelling is curtailed Where acceptable in principle, the new dwelling should be carefully integrated within the landscape, in accordance with POLICIES EN1, EN25, EN26 and EN27. POLICY H9 Outside the Limits to Built Development, as defined on the Proposal Map, proposals for the erection of a key worker s dwelling will not be permitted unless all of the following criteria are satisfied: 1 It would be essential for a full time worker, or one who is primarily employed in the business, to reside on the site to provide essential or emergency on-site care for human life or for agricultural or business or forestry purposes which could not be carried out satisfactorily by the person living off-site; 2 No existing accommodation suitable, or potentially suitable for the purpose, or suitable building that could be converted, would be available in the near vicinity; 3 A dwelling has not been sold off separately from the site or holding during the previous 10 years, nor has the site formed part of a larger unit previously served by such a dwelling at any time during this period; 4 The size and scale of the new dwelling would be appropriate for the purpose for which it would be required in relation to the income the unit can sustain; 5 In the case of an agricultural or forestry worker s dwelling, a functional 6-26 Tunbridge Wells Borough Local Plan March 2006

125 6 Housing test will be necessary to establish whether it is essential for the proper functioning of the enterprise; 6 The unit and the business concerned have been established for at least three years, have been profitable for at least one of them, are currently financially sound, and have a clear prospect of remaining so; and 7 In all cases, the granting of planning permission will be subject to conditions restricting the occupancy of the dwelling. REPLACEMENT DWELLINGS OUTSIDE THE DEFINED LIMITS TO BUILT DEVELOPMENT Where it is proposed to replace dwellings in the countryside such as a dwelling damaged by fire or other accident, or where the cost of renovation of an existing dwelling would be uneconomic in comparison with its replacement, planning permission for its replacement may be granted subject to satisfying design and other environmental criteria. This will not apply where the habitable use of a dwelling has clearly been abandoned or where a property has been demolished In view of the strong environmental constraints and the general policy of restraint in the countryside, any increase in volume over the existing dwelling will be strictly controlled. Whilst PPG2 allows for replacement dwellings in the Green Belt, the new dwelling should not be materially larger than the one it replaces. The size of the existing dwelling and the visual impact of both the existing and proposed built form will be key factors to be taken into account in assessing the suitability of the replacement dwelling. POLICY H10 1 Outside the Limits to Built Development, as defined on the Proposals Map, the replacement of an existing dwelling will be permitted provided all of the following criteria are satisfied: a) The existing building enjoys a lawful residential use which has not been abandoned; b) The replacement dwelling would be sited on, or as close as is reasonably practicable to, the site of the existing dwelling, unless an alternative position on the plot would result in clear landscape, access or local amenity benefits; c) The replacement dwelling would be no more obtrusive in the landscape than the dwelling which is to be replaced; and 2 In appropriate cases, temporary accommodation such as a caravan may be permitted on-site during rebuilding, provided the works are continuous. EXTENSIONS TO DWELLINGS OUTSIDE THE DEFINED LIMITS TO BUILT DEVELOPMENT In the countryside, the Kent Structure Plan 1996 and the Kent & Medway Structure Plan 2006 provides for modest extensions only and no definition is given of what may constitute modest or the original building. March 2006 Tunbridge Wells Borough Local Plan 6-27

126 6 Housing Whilst owners should be allowed a reasonable amount of scope for improving their properties, repeated extension of the building could eventually impact on the character of the countryside and result in the reduction of the stock of smaller dwellings in a locality. PPG2 states that the limited extension of existing dwellings is appropriate development in the Green Belt, provided it does not result in disproportionate additions over and above the size of the original building. For the purposes of POLICY H11, within the Green Belt, original is defined as the building as it existed on 1st July 1948, or, in the case of a building constructed after 1st July 1948, as it was first built. Outside the Green Belt, the size of the original dwelling will be interpreted as meaning its size on the date of first deposit of this Plan (May 2001); or for any new dwelling permitted after this date, as it is originally built The term modest has inevitably been open to a range of interpretations. The Local Planning Authority recognises that, in considering applications to extend existing dwellings in the countryside, no two situations will be identical. The following Policy therefore includes a series of criteria which proposals will be expected to meet. The Local Planning Authority places particular emphasis on the importance of assessing the impact of the extension on its rural location and on the character of the existing building. In considering such proposals, the Local Planning Authority would normally judge an application as modest if it would result in an increase of approximately 50% in the volume of the dwelling or 150 cubic metres (gross), whichever is the greater, subject to a maximum of 250 cubic metres (gross). The gross volume will be ascertained by external measurement taken above ground level and include the volume of the roof. All other buildings, including detached garages, will be excluded from the calculation of the volume of the dwelling. The guidance as to the term modest should not be seen as a maximum to be sought in each case. It is likely that, depending on the particular situation of the building, and the circumstances of each proposal, the size of the extension will fall in a range around the figures listed In the case of listed buildings and buildings whose loss would be detrimental to the character of the countryside (such as barns and oasts), special consideration will be given to the architectural and historical integrity of the building or groups of buildings Particular attention to size and design will be required when a property is located within the High Weald Area of Outstanding Natural Beauty, where development rights permitted by the Town and Country Planning (General Permitted Development) Order (1995) are less than elsewhere, and within the High and Low Weald Special Landscape Areas All proposals should take account of POLICIES EN25, EN26 and EN27 and the advice contained in the Local Planning Authority s Supplementary Planning Guidance on alterations and extensions and that contained in Kent Design a guide to sustainable development (2000), particularly in respect of local distinctiveness and the quality of design. POLICY H11 Outside the Limits to Built Development, as defined on the Proposals Map, extensions *(1) to an existing dwelling or additional ancillary buildings within the curtilage of the original building(s) will be permitted provided all of the following criteria are satisfied: 1 The existing dwelling was designed, constructed or converted for residential use and was built on permanent foundations on the site; 2 The extension would be modest and in scale with the original dwelling and would not dominate it visually or result in a poorly-proportioned building 6-28 Tunbridge Wells Borough Local Plan March 2006

127 6 Housing or detract from its character or setting; and 3 The dwelling as extended would not lend itself to future sub-division to form a separate dwelling. Note: *(1) In the context of this policy extensions will include all new buildings suitable or potentially suitable for use as habitable accommodation and situated within the curtilage of the building. EXTENSIONS TO CURTILAGES OUTSIDE THE DEFINED LIMITS TO BUILT DEVELOPMENT An increasing number of proposals are being made involving the extension of residential curtilages into the countryside, for example in connection with the keeping of horses or providing additional garden land. This is likely to continue as farmers may find it increasingly attractive to sell off parcels of agricultural land or woodland as a result of trends in agriculture. These proposals may immediately or subsequently involve new buildings, structures or enclosures, including fencing. Where these buildings or structures are ancillary to the enjoyment of the original dwelling, such as open-air swimming pools, greenhouses, tennis courts or storage sheds, development may take place under the provisions of the Town and Country (General Permitted Development) Order 1995, without the need to obtain planning consent. This also applies to fencing of two metres or less height where this does not abut the highway Whilst the Local Planning Authority is not opposed to the extension of residential curtilages in principle, it is concerned about the overriding need to safeguard the character of the countryside, and also to protect local amenity. Particular consideration will be given to the visual impact of any proposal, including the proposed means of enclosure, in accordance with POLICIES EN25, EN26 and EN Any planning permission may be conditional on the removal of permitted development rights to prevent the future erection of buildings or means of enclosure, in order to avoid the suburbanisation of the countryside. Where planning permission is granted to extend a residential curtilage on the edge of a settlement, this will not alter the Limits to Built Development or any Green Belt boundary during the Plan period and boundaries will remain as defined on the Proposals Map. POLICY H12 Outside the Limits to Built Development, as defined on the Proposals Map, extensions to residential curtilages will be permitted provided both of the following criteria are satisfied: 1 The proposal would not be intrusive by virtue of visual appearance and would not adversely affect the character, appearance, landscape or topography of the countryside; and 2 The proposed means of enclosure would be sympathetic to the character of the adjoining countryside. March 2006 Tunbridge Wells Borough Local Plan 6-29

128 6 Housing CONVERSIONS OF RURAL BUILDINGS TO RESIDENTIAL USE OUTSIDE THE DEFINED LIMITS TO BUILT DEVELOPMENT Many buildings in the countryside, including barns, oast houses and institutional buildings are now unsuited, or no longer required, for the purpose for which they were originally built. Many of these existing buildings are of historic or architectural interest and in themselves add to the character of the Kent countryside Reference should be made to the advice contained in the Local Planning Authority s Supplementary Planning Guidance relating to the conversion of rural buildings, which offers advice on the suitability of buildings for conversion, the standards of design which will be expected and how the proposal should fit into the setting Whilst Government guidance (PPS7) and the Kent Structure Plan 1996 and the Kent & Medway Structure Plan 2006 policies are aimed at restricting residential development in the countryside in favour of more sustainable patterns of development, an exception may be made where the change of use is proposed to an existing structurally sound building Government advice in PPG2 also makes it clear that conversion of rural buildings to residential use will also be acceptable within the Green Belt, subject to certain safeguards to ensure the openness of the Green Belt is maintained Not all buildings will be suitable for re-use or adaptation for residential use. For example, temporary insubstantial buildings requiring substantial reconstruction, alteration or extension are not suitable unless they are of special architectural or historic interest. Proposals for conversion will need to demonstrate how the implications of complying with appropriate Building Regulations will affect the building. In most cases this will entail the submission of a structural appraisal of the existing building together with details of any proposed new work There is considerable concern, given the high quality of much of the rural environment of the Plan area and the pressures for development that exist, that permitted development rights in respect of agricultural buildings should not be abused as a way of obtaining residential development in the countryside. The Local Planning Authority will, in accordance with Government advice, examine the history of buildings recently erected under agricultural permitted development rights, where these come forward with proposals for changes of use. Where such a building has been erected and falls out of agricultural use within 10 years, the building should be removed and the site restored to its condition before the building was erected. If a building has been recently erected (within the last four years) for a specific agricultural purpose and then proposals are brought forward for a change of use out of agriculture, the Local Planning Authority will carefully investigate the history of the building and consider the consequences of its conversion. Where the conversion of existing buildings would lead directly to a need for a replacement building and this could have a significant detrimental effect on the landscape, the Local Planning Authority will consider the need to attach a condition to the permission removing permitted development rights for the erection of new buildings POLICIES EN14 and EN15, covering nature conservation issues, may apply to proposals to re-use rural buildings, particularly if they would affect protected species Access and car parking associated with rural buildings are an important factor in considering the impact of change of use proposals on the character of the countryside Tunbridge Wells Borough Local Plan March 2006

129 6 Housing POLICY H13 Outside the Limits to Built Development, as defined on the Proposals Map, the change of use or conversion to residential use of a listed building, a building whose loss would be detrimental to the character of the countryside, or a building whose form, bulk, general design, materials and scale is in keeping with its surroundings, will only be permitted provided all of the following criteria are satisfied: 1 The building would be capable of conversion without extensive alteration or rebuilding and/or extension; 2 The conversion can be achieved without detrimental effect on the building s fabric or character; 3 The creation of a residential curtilage, access and car parking facilities could be achieved without harm to the character of the countryside; 4 The Local Planning Authority is satisfied that, in the case of a recently constructed building, there was a genuine agricultural justification for the erection of the building originally; 5 Re-use of the building for economic development purposes would be inappropriate by reason of its location or its scale or design; and 6 The conversion would meet an identified local need for housing which does not conflict with a need to retain local employment opportunities, and is in a location that has good accessibility to a range of services in a nearby settlement. Implementation Policy Number H5 H6 H7 Implementing Agency Private Sector and Housing Associations Private Sector and Housing Associations Private Sector and Housing Associations Other policies and paragraphs in this Chapter will be applied by the Local Planning Authority to encourage the provision of appropriate types of housing, including small dwellings and affordable homes and to promote a high standard of development consistent with the sustainable objectives of this Plan. March 2006 Tunbridge Wells Borough Local Plan 6-31

130 6 Housing 6-32 Tunbridge Wells Borough Local Plan March 2006

131 7 Economic Development Introduction 7.1 The Borough has a buoyant economy, partly due to its proximity to London. Most of the 47,900 jobs (Annual Business Inquiry, 2003) are concentrated in Royal Tunbridge Wells, Southborough and Paddock Wood, although there is a net loss of workers commuting to other centres, principally London. Employment opportunities have increased significantly over the last decade with service sector jobs now comprising over 88% of total employment (2003), mainly in commercial offices, retail outlets and public services. There is concern at the rate of expansion in view of possible labour shortages and transport constraints. 7.2 In rural parts of the Plan area, non-agricultural employment is concentrated in villages within schools, shops, service industries and tourist accommodation. However, a larger proportion is dispersed throughout the countryside, in particular within converted rural buildings and other institutions. Furthermore, as communication technology develops and becomes more widely available, more people are choosing to work from home. 7.3 This Local Plan aims to maximise the use of brownfield sites for all new development and make better use of existing employment land resources. 7.4 This Chapter sets out general policies which seek to guide economic development proposals to the most appropriate location, and the proposed amount and location of additional land to be allocated for economic development. The Chapter concludes with a section on economic development outside the Limits to Built Development. Aims 1. To ensure that the provision of economic development does not exacerbate skills and labour shortages or stimulate demand for housing, transport infrastructure and community facilities beyond that which is intended to be provided over the Plan period. 2. To make provision for economic development in the light of Kent Structure Plan 1996 and the Kent & Medway Structure Plan 2006 guidelines, taking into account the policy and environmental constraints, and market conditions within the Plan area. 3. To facilitate economic development which helps sustain the vitality and viability of town centres and business/industrial areas and provide for the appropriate expansion of existing business premises. 4. To support the rural economy through the appropriate expansion and establishment of employment uses, including in the agricultural sector, outside the Limits to Built Development. 5. To locate large-scale economic development where good access to all modes of transport can be achieved to reduce the need to travel, and where it does not create unacceptable traffic conditions. 6. To seek opportunities to improve the environmental quality of the existing economic development areas and to ensure a high standard of design and landscaping in new proposals. 7. To facilitate the relocation of inappropriately located businesses or industrial activities. March 2006 Tunbridge Wells Borough Local Plan 7-1

132 7 Economic Development Economic Development ECONOMIC DEVELOPMENT PROVISION 7.5 Regional Planning Guidance does not identify this area as a priority for economic regeneration or growth. The guidance recommends that the Local Plan should take full account of local economic development strategies which will need to reflect local capacity in terms of labour, land availability and transport infrastructure, build on local skills and reflect changing work and living patterns. Area of Restraint 7.6 The Kent Structure Plan 1996 and the Kent & Medway Structure Plan 2006 identify West Kent, including Tunbridge Wells Borough, as an area of restraint due to Green Belt and environmental constraints. In particular, the Kent Structure Plan 1996 Policy WK2 and the Kent & Medway Structure Plan 2006 Policy WK4 state that there is an overriding need to ensure the conservation of the built environment and setting of the town of Royal Tunbridge Wells, and to respect its location within the Metropolitan Green Belt and the High Weald Area of Outstanding Natural Beauty. There is also concern at the rate of expansion of economic development in view of labour supply, transport constraints and the need to avoid undue overheating of the local economy. Kent Structure Plan Guidelines 7.7 The Kent Structure Plan 1996 and the Kent & Medway Structure Plan 2006 set out floorspace guidelines for the amount of land to be allocated for employment purposes within the Borough. These indicate the scale of provision appropriate to Tunbridge Wells Borough and are based on the uses defined by the Use Classes Order 1987 (as amended). The distinction between A2/B1 and B2/B8 reflects the role of Royal Tunbridge Wells as a centre for financial and business services and takes account of opportunities for industry and warehousing, particularly at Paddock Wood. Employmentgenerating development falling outside of these Use Classes, such as retail and tourism, are not considered against the guidelines within the Kent Structure Plan 1996 and the Kent & Medway Structure Plan The Kent Structure Plan 1996 indicates that the provision of floorspace in West Kent should remain within the guidelines, although variations from them may be warranted as a result of local adjustments to land provision justified through the Local Plan process. In addition, the precise mix of development to be provided (A2/B1 and B2/B8) is a matter for the Local Planning Authority to determine in light of specific local circumstances. Economic Development Trends 7.9 The period since 1991 has seen moderate job growth within Tunbridge Wells Borough with a net decrease in jobs of 1,100 between 1995 and 2003 (Annual Business Inquiry, 2003). This decline masks an overall increase in jobs in the service sector with an additional 1,000 jobs created within this sector over the same period. In particular, the opening of Royal Victoria Place in 1992 generated significant employment in the retail sector. In 2002, total jobs peaked at 52,300, falling back to 47,900 in In this period, all sectors except for construction and other services had a decrease in the number of jobs. This employment change has been accompanied by low unemployment rates within the Borough in recent years, declining to 1.0% by June 2005 (ONS/Kent County Council, July 2005). Labour and skills shortages have been experienced. It should be noted, however, that pockets of higher unemployment do exist in several local areas Conversely, the period since 1991 has seen relatively low business, industrial or warehouse floorspace completed compared with Kent Structure Plan 1996 guidelines, including on land allocated in the adopted Local Plan (1996). Historic trend 7-2 Tunbridge Wells Borough Local Plan March 2006

133 7 Economic Development demonstrates that, with the exception of warehousing development at Paddock Wood, new employment opportunities within the Borough are not provided principally through traditional economic development areas, but through other means, such as: company expansion within existing premises (as more efficient use is made of existing floorspace); company expansion within existing sites, such as extensions and mezzanines, to gain additional space; increased shift working within the same space ( hot desking ); the conversion of rural premises; home working; and expansion in other sectors such as retail, food and drink, tourism and the public sector In any event, the strategic location of Royal Tunbridge Wells in relation to the road network means that the town is not as attractive as many of its competitors for warehousing development. Equally, demand for new office development has been limited within the town. Speculative office development in the Longfield Road area has not attracted significant demand In contrast, Paddock Wood has proven to be a successful location for warehousing use with better links to the motorway network (M20) Recent evidence points to a demand for small industrial and warehouse premises, up to 200 square metres, particularly in the Royal Tunbridge Wells area. Economic Development Land Provision 7.14 Table 3 below sets out the Local Planning Authority s proposed provision towards the Kent Structure Plan 1996 and the Kent & Medway Structure Plan 2006 economic development guidelines to A total of over 23.5 hectares of land is allocated for economic development in the period up to 2011, with the estimated floorspace contribution discounted for appropriate landscaping, access and car parking. The estimated contribution from each allocation site to A2/B1 and B2/B8 provision given in Table 3 is based on site characteristics, market evidence and past trends In accordance with Regional Planning Guidance and Government advice in PPG3, an assessment of the suitability of retaining undeveloped economic development allocations within the adopted Local Plan (1996) has been undertaken. As a consequence two sites previously allocated for economic development have been allocated for housing Between 1991 and 2003 over 94% of economic development floorspace completed in the Borough has taken place outside of allocated sites (Economic Development Monitor). Projections of windfall completions to 2011, based on past trend and capacity considerations, result in a net loss (minus 14,407 square metres) of floorspace, mainly due to the effect of office conversions to residential within Royal Tunbridge Wells. Some development has taken place or has been permitted since 2003 on some of the allocated sites, but this is not included in the table below, nor is it reflected in the site areas for each of the allocations in POLICY ED4. March 2006 Tunbridge Wells Borough Local Plan 7-3

134 7 Economic Development Table 3 Tunbridge Wells Borough Local Plan Economic Development Land Provision Economic Development Allocations Development completed ( ) A2/B1 (square metres) B2/B8 (square metres) TOTAL (square metres) 26,000 39,500 65,500-3,562 9,496 5,934 Projected windfall completions -3,741-10,666-14,407 Net planning permissions (at 2003) 7,588 13,588 21,176 Total Provision 26,285 51,918 78,203 Kent and Medway Structure Plan 2006 guidance ,000 Source: Kent & Medway Structure Plan 2006 Tunbridge Wells Borough Council Development Monitor, March There would have been a shortfall between the proposed economic development provision and Kent Structure Plan 1996 floorspace guidelines. This shortfall was justified for a number of reasons: the overriding need to ensure that provision for additional economic development would not create the potential to fuel unsustainable levels of housing demand and infrastructure which are not catered for within this Plan, or exacerbate skills and labour shortages; the potential for further employment growth in other sectors, such as retail, tourism and public services proposed in the Plan; the requirement of the Kent Structure Plan 1996 to remain within the floorspace guideline; and the level of market demand for additional releases of economic development land, in spite of a buoyant local economy The Kent and Medway Structure Plan 2006 recognises the strategic constraints within Tunbridge Wells Borough and considers that sufficient employment land has already been committed to meet projected needs to The figure of 74,000 square metres quoted by the Kent and Medway Structure Plan represents the level of commitments at The Strategic Planning Authority recognises that employment generation in the Tunbridge Wells area does not only rely on employment land allocations for the reasons set out above. However, it is important that the existing Economic Development allocations are husbanded effectively in order to achieve maximum employment generation from these sites. Hierarchy of Settlements 7.21 In accordance with strategic advice, the Local Planning Authority s strategy is to concentrate larger-scale economic development activity primarily in the urban areas of Royal Tunbridge Wells and Southborough, and to serve the small rural towns of Paddock Wood, Cranbrook and Hawkhurst. This has the advantage of locating jobs in 7-4 Tunbridge Wells Borough Local Plan March 2006

135 7 Economic Development proximity to housing and a range of transport provision, with the aim of reducing the need to travel, particularly by car. Royal Tunbridge Wells and Southborough 7.22 The main employment areas within the towns are the town centres, the Longfield Road area and the High Brooms Industrial Estate in Southborough. Royal Tunbridge Wells town centre is the focus for B1 office development benefiting from good public transport access and other services in the immediate vicinity. The remaining employment areas are located in the north-eastern part of the town, which historically have accommodated industrial and warehousing floorspace. The close proximity of High Brooms Station to the Chapman Way and Longfield Road industrial estates assists in making the sites more sustainable, as outlined in the Transport and Parking Chapter of this Plan. These areas retain the capacity for further development or redevelopment of larger-scale buildings where they cannot be accommodated in the town centres. Paddock Wood 7.23 Paddock Wood is identified in the Kent Structure Plan 1996 as being able to accommodate general industry and warehousing development The town has experienced the development of major warehousing and distribution facilities arising from its good road connections to the A228 and M20 motorway and its situation on a railway connection. In making proposals for economic development in Paddock Wood, the Local Planning Authority recognises the potential impact of additional HGV traffic on parts of Paddock Wood and other settlements Paddock Wood remains a popular location for B8 uses, but only limited scope exists for new development on the established Transfesa Estate due to the development of virtually all suitable sites, and a limited likelihood that existing premises will be redeveloped. This area, together with the Eldon Way Industrial Estate and land west of Maidstone Road, is located close to the railway. Cranbrook and Hawkhurst 7.26 To achieve the creation of balanced and sustainable rural communities, PPG13 advises that significant provision of economic development in rural areas should be located in or near existing local service centres, where employment and housing can be located close together and where there is access to a range of transport. The need for such development is highlighted by recent trends in the Plan area, which show that a high proportion of residents in the rural Parishes work outside of the Borough. Within this Plan, Cranbrook and Hawkhurst (Highgate) have been identified as rural service centres serving the eastern area of the Borough, in part because they contain more employment opportunities than other rural Parishes Cranbrook is the largest of the two rural towns identified above and supports a large resident workforce. It has a high ratio of jobs to workers and retains some 41% of its resident workers within the Parish. Hawkhurst is the smaller of the two settlements but supports a greater diversity of employment. However, it displays a lower ratio of jobs to workers and also retains a significantly lower number of resident workers within the Parish (26%). The allocation of a site for economic development is considered important in order to provide the opportunity for residents to work locally and further reduce the level of out-commuting. The provision of economic development land will serve to strengthen their role as rural service centres and provide additional employment opportunities for those living in surrounding villages. Villages 7.28 A number of villages classified within the Plan as RS2 Settlements in the Kent Structure Plan 1996 and Policy SS1(d) in the Kent & Medway Structure Plan 2006 (see para 2.28 March 2006 Tunbridge Wells Borough Local Plan 7-5

136 7 Economic Development of this Plan) still contain a limited number of economic development sites within the Limits to Built Development. However, many of these sites have been redeveloped for housing during the past 20 years. Nevertheless, villages remain appropriate locations for small-scale economic development activity. Countryside 7.29 With PPS7, the Government has sought to introduce a more flexible approach outside the Limits to Built Development to strengthen the rural economy, particularly by giving encouragement to small businesses. The provision of employment opportunities in the wider rural area of the Borough is important to the economic and social wellbeing of rural communities. The Plan facilitates the conversion of appropriate rural buildings for economic development and the extension of existing businesses The policies set out below provide a framework of enabling policies against which economic development proposals in the Plan area will be assessed and identify land appropriate for economic development. Making the Best Use of Land and Buildings Within Limits to Built Development Unidentified Sites 7.31 It is the aim of this Local Plan to maximise the use of brownfield land. Regional Planning Guidance targets for 60% of all new development to be located on previouslydeveloped land. In respect of economic development, precedence should be given to the re-use of developed land or buildings over the release of new land and, wherever possible, the intensification of use on existing sites should be encouraged Regional Planning Guidance seeks better use of existing employment land resources including, wherever possible, the intensification of use on existing sites. Expansion of Premises 7.33 Within the Plan area there is evidence of the extension of existing premises within existing curtilages by, for example, the development of storage areas or land devoted to car parking where reduced parking standards allow. This is likely to be especially feasible in Royal Tunbridge Wells Central Parking Zone (Commercial) where parking standards require only operational parking to be located on-site. In addition, the provision of a wide range of means of transport to large-scale business development wherever it is located within the Limits to Built Development will result in reduced on-site parking requirements. Efficient Use of Internal Building Space 7.34 There has been a trend for businesses to make more efficient use of internal space, for example through the erection of mezzanines within larger buildings. Furthermore, a number of office refurbishments have taken place in the past decade, particularly in Royal Tunbridge Wells. There is the opportunity for this to continue during the Plan period. Change of Use and Redevelopment 7.35 Considerable redevelopment has occurred of out-moded units in the Longfield Road area of Royal Tunbridge Wells. Further units may be renewed during the Plan period The change of use of premises to business use is restricted by policies which seek to retain existing houses, tourist accommodation and certain community services. However, outside the Limits to Built Development, the Plan permits the conversion of certain previously-used rural buildings to economic development use. This has brought 7-6 Tunbridge Wells Borough Local Plan March 2006

137 7 Economic Development forward considerable floorspace within the past decade and policies included in this Plan continue to make this feasible This Local Plan sets a target of 45% of B1, B2 and B8 new floorspace gains to take place on previously-developed land during the Plan period The following sections define the Local Planning Authority s policy toward proposals for each of the principal economic development uses (Classes B1, B2 and B8) of the Town and Country Planning (Use Classes) Order 1987 (as amended) outside of the sites allocated for economic development. In fulfilling the key objectives of this Local Plan, control over the location of types of economic development is needed and separate policies apply to different parts of the Borough Government advice on industrial and commercial development is contained in PPG4. The advice states that planning permission should normally be granted unless there are specific and significant objections, such as a relevant development plan policy, unacceptable noise, smell, safety and health impacts, or excessive traffic generation. All proposals will be assessed against POLICY EN1 and other relevant policies in the Plan, to ensure that economic development achieves an acceptable environmental impact. In addition, policies contained in the Transport and Parking Chapter of this Plan will be important in assessing the sustainability of sites The Local Planning Authority seeks to guide major generators of travel demand, such as large-scale B1 office development, to the most appropriate locations through the application of a sequential approach throughout the Plan area. The term large-scale refers to schemes where the total additional gross floorspace area is 500 square metres or greater In addition, this Local Plan identifies Economic Development Areas (EDAs) which comprise the main concentrations of economic development activity in the Plan area outside of town centres, as well as sites allocated for economic development. They include the industrial estates on the edge of Royal Tunbridge Wells, Southborough and Paddock Wood and all economic development allocations where less intensive forms of business and industrial development are focused and where the capacity exists for further development or redevelopment. Large-Scale Business Use (Class B1): Royal Tunbridge Wells and Southborough, Paddock Wood, Cranbrook and Hawkhurst 7.42 A variety of economic development activities fall within Business Class B1, including office uses (other than financial and professional services), research and development, and industrial processes that can be carried out in any residential area without detriment to the amenity of that area. Consequently, the traffic-generating characteristics of different B1 activities are varied To guide business development to the most appropriate sites, Government advice encourages the use of locational policies in Local Plans. PPG4 and Regional Planning Guidance advocates economic development in locations that minimise the need to travel, especially by car, and that utilise energy-efficient modes of transport. This is endorsed by PPS6 and PPG13, which advise that new employment opportunities that are major generators of travel demand should be highly accessible by public transport and focus on town centres or near to major public transport interchanges PPS6 identifies B1 offices as a key town centre use. All proposals for large-scale B1 office space should accord with the sequential approach set out in POLICY CR2, and should be compatible with POLICIES H1 (retention of existing housing stock), T2 (retention of existing tourist accommodation), CR13 (retention of neighbourhood or village community facilities) and CS6 (retention of community buildings). March 2006 Tunbridge Wells Borough Local Plan 7-7

138 7 Economic Development 7.45 Proposals for less intensive, large-scale light industrial B1 uses will be guided to the defined Economic Development Areas in Royal Tunbridge Wells, Paddock Wood and Gills Green (serving Hawkhurst and Cranbrook) or outside the Limits to Built Development in compliance with POLICY ED5. Light industrial uses are seldom satisfactorily accommodated in other locations due to their bulky form, whereas the Economic Development Areas are considered suitable due to the existing concentration of such activities at these locations. This clustering of uses supports the provision of transport measures, through the improvement of public transport, walking and cycling facilities. POLICY ED1 Proposals for large-scale B1 light industrial development of 500 square metres gross floorspace or greater should be located within the Economic Development Areas as defined on the Proposals Map. Small-Scale Business Use (Class B1) within the Limits to Built Development 7.46 It is now recognised that it is not appropriate to separate small-scale businesses from residential areas for which they can be a source of employment and local services. However, the intensity of the proposed use and the impact on the character or amenities of an area will be important in determining the acceptability of a proposal (POLICY EN1) Proposals should not have an adverse environmental impact on the locality, and should be compatible with POLICIES H1 (retention of existing housing stock), T2 (retention of existing tourist accommodation), CR13 (retention of neighbourhood and village centre community facilities) and CS6 (retention of community buildings). POLICY ED2 Proposals for small-scale B1 development up to 500 square metres gross floorspace will be permitted within the Limits to Built Development, as defined on the Proposals Map. General Industry (Class B2) and Distribution and Storage Uses (Class B8): Economic Development Areas in Royal Tunbridge Wells, Southborough, Paddock Wood, Cranbrook and Hawkhurst 7.48 General industrial uses (Class B2) are those which may cause disturbance if located in residential areas, depending on the level of associated noise, vibration, smell, fumes or other emissions. B2 development may be capable of being satisfactorily located in the Economic Development Areas, as defined on the Proposals Map, subject to its environmental impact on the locality Distribution and warehousing uses (Class B8) occupy substantial areas of land and tend to generate lower levels of employment than other business uses Given the access available to the strategic road network, further proposals for B8 development within the defined Economic Development Areas will be acceptable. The exception is the High Brooms Industrial Estate, which is located close to established residential areas with poor access to the strategic road network. HGV routing to and 7-8 Tunbridge Wells Borough Local Plan March 2006

139 7 Economic Development from the industrial estate is via the A264 east of Royal Tunbridge Wells or the A26 north of Royal Tunbridge Wells, both of which are congested routes, and through the residential areas of High Brooms or Sherwood. In addition, the highway network in the immediate vicinity is constrained. For these reasons, proposals that would result in a net increase in traffic movements on the local highway network, or have an adverse impact on adjacent residential areas, will not be permitted Within the Limits to Built Development, subject to meeting the criteria in POLICY EN1 and other relevant policies in the Plan, there may be scope for the expansion of existing B2 and B8 uses outside the defined Economic Development Areas. POLICY ED3 Within the Economic Development Areas, excluding the High Brooms Industrial Estate, as defined on the Proposals Map, proposals for general industry (Class B2) and distribution and storage uses (Class B8) will be permitted. ALLOCATION OF LAND FOR ECONOMIC DEVELOPMENT 7.52 A re-appraisal of existing undeveloped economic development land allocations in the adopted Local Plan (1996) has taken place in the light of this Local Plan s objectives and more detailed advice contained in Government guidance, in particular Regional Planning Guidance, PPG3, 4 and 13, and the Tunbridge Wells Borough Transport Strategy The selection of appropriate economic development sites has taken full account of the need to fulfil this Local Plan s sustainable development objectives. These aim for development to protect and enhance the high-quality environment of the Plan area, conserve finite and non-renewable resources, such as land, and achieve less energyintensive forms of development, whilst at the same time meeting community needs and priorities Of the existing undeveloped allocations, land south of Dowding Way and land north of Kingstanding Way, Royal Tunbridge Wells, and land west of Maidstone Road, Paddock Wood remain suitable for a range of B1, B2 and B8 uses The allocations not carried over from the adopted Local Plan (1996) comprise the site at Goods Station Road; land at Tunbridge Wells Northern Telephone Exchange, Royal Tunbridge Wells; land adjoining Barnetts Wood, Southborough; and land at Swattenden Lane; Cranbrook, for the following reasons: Land at Goods Station Road, Royal Tunbridge Wells is no longer considered viable for economic development by reason of site and access constraints. Due to the close proximity of the site to a residential area, B2 uses are not appropriate and the poor access creates problems for the location of B8 use; St John s Telephone Exchange, Royal Tunbridge Wells: the site is considered too peripheral to the town centre for large-scale B1 office development; Barnetts Wood, Southborough: the proposed link road between Dowding Way and North Farm Road is no longer proposed and an adequate access to the site is no longer available; and The Swattenden Lane allocation at Cranbrook is deleted because it is not available for development over the Plan period. March 2006 Tunbridge Wells Borough Local Plan 7-9

140 7 Economic Development 7.56 The sites allocated for economic development within the Plan provide a range of development opportunities in accordance with the advice in PPG4 and 12. Where it would benefit the preparation of proposals for an allocated site, the Local Planning Authority will prepare a brief in consultation with the public and landowners. This will provide more detailed guidance and explanation regarding the development of that site based on the policies in the Plan A Transport Assessment will need to be submitted for sites of a certain scale in accordance with POLICY TP1. Royal Tunbridge Wells 7.58 In order that B1 office provision is well located in relation to a wide choice of means of transport and becomes an integral part of town centre economies, all proposals for large-scale development should satisfy the sequential test set out in POLICY CR2. This may include the expansion of existing premises or the development of new B1 office accommodation. Specific provision for large-scale B1 office development is made on a number of Mixed Use Development sites in the Town, Neighbourhood and Village Centres (incorporating retail development) Chapter within POLICY CR4. On these sites it is envisaged that B1 use will form part of a larger mixed use development. This will strengthen the vitality and viability of the centre and generate further employment opportunities The allocated sites at Dowding Way and Kingstanding Way adjoin existing employment areas in the Longfield Road area. Both sites are allocated for B1, B2 and B8 uses, but only where the use would cause no adverse impact to residential amenity or adjacent uses. Given the poor availability of sustainable means of transport, each site will need improved links to the wider transport network, to include pedestrian and cycle provision, contributions to public transport facilities and, where necessary, highway improvement Both allocations are located on the edge of the urban area and abut open countryside of high landscape value, including the High Weald Area of Outstanding Natural Beauty and Kent Special Landscape Area, and are visible over a long distance. High-quality landscaping is expected in order to minimise the impact of development and to achieve an environmental upgrade of the area generally. An environmental enhancement scheme is required at the southern end of the Dowding Way site, including landscaping along the frontage to North Farm Road. Paddock Wood 7.61 Land west of Maidstone Road is allocated for economic development. This will ensure that large-scale B1, B2 and B8 uses remain concentrated to the north of the railway line. This allows the impact of heavy goods vehicles to be restricted to routes to the north of the railway line and for any detriment to residential amenity to be minimised. In addition, the site enables the rounding-off of the north-western sector of Paddock Wood In order to facilitate the development of the site in the light of PPG13 advice, the access requirements set out in the adopted Local Plan (1996) have been revised. The requirement to provide an access road through the site prior to its development has been replaced by a phased approach, and the creation of a road link through to Eldon Way has been removed. It is also envisaged that the location of the junction providing access into the site from Maidstone Road will be moved further north to avoid the need to relocate essential services Access to the site from Maidstone Road should be from a new priority junction (including right-turning lane) sited immediately north of its existing junction with Eastlands Lane, with a new road following the line of the lane before turning to enter the site from the north. This new access, coupled with existing weight restrictions to the south, would ensure that traffic to the site would not use Maidstone Road south of 7-10 Tunbridge Wells Borough Local Plan March 2006

141 7 Economic Development Eastlands Lane. A gateway measure should be provided at the entrance to the site, to include traffic-calming measures To improve transport links between the site, the town centre and housing areas south of the railway line, a toucan crossing is required on Maidstone Road to the north of the junction with Nursery Road. Direct pedestrian and cycle routes should also be provided from Maidstone Road and along Nursery Road into the site, with the pedestrian route extending to link up with the existing public footpath which runs along the western boundary of the site. Contributions will be sought towards pedestrian/cycle improvements and public transport facilities in the vicinity The site abuts open countryside to the north and west, and residential properties are located on the eastern boundary. Structural planting will be required along the north, east and west boundaries to soften the impact of development on the surrounding countryside and residential properties. Informal open space will be required to act as a buffer to residential properties to the east of the site. Residential amenity will be further protected by restricting the northern and eastern parts of the site to Use Class B1. Highquality, low rise buildings should be provided in a well-landscaped setting Adjacent to the allocation site lies the Tudeley Brook watercourse, which acts as a buffer to the development from the surrounding countryside. A public footpath runs alongside the brook. A 10-metre strip along both its banks is proposed in order to retain this buffer to the countryside and help protect the amenity of the footpath The allocation is within the active floodplain of the River Medway where the Environment Agency has identified a risk of flooding occurring, on average, once in every one hundred years. This means that, in consultation with the Environment Agency, applicants will be required to carry out an assessment of flood risk and development proposals will need to incorporate adequate flood protection and mitigation measures in accordance with POLICY EN18. Cranbrook and Hawkhurst 7.68 Due to the unavailability of land and environmental constraints, no sites suitable as an economic development allocation are available within, or adjoining, either Cranbrook or Hawkhurst. However, a previously-used site between the settlements, at Gills Green, is available. The site, formerly Hawkhurst railway station and sidings, is partially occupied by a variety of B2, B8 and sui-generis uses. The brownfield site comprises former railway buildings and several modern units, as well as outdoor storage The Local Planning Authority considers that there is potential for more efficient use of the site layout to provide modern, fully serviced economic development premises. The site is suitable for Class B1, B2 and B8 uses subject to the uses causing no significant harm to the amenities or character of the area in accordance with POLICY EN The site is located in the High Weald Area of Outstanding Natural Beauty and, due to its slightly elevated position, parts of the site are visible from the north and the south on the A229. In accordance with POLICIES EN25, EN26 and EN27, there is considerable opportunity to bring about environmental enhancement by introducing landscaping measures to relate the site more effectively to its adjacent countryside character Substantial hedgerow and tree planting will be required around the edge of the site, including those parts of the site that are already developed, to create a visual boundary and screen the site from the surrounding countryside and nearby residential properties The existing site frontage to the main road is considered to be of poor quality and future proposals will require careful design to reduce the impact on the surrounding landscape. Single-storey, high-quality development of appropriate scale, form, bulk, general design and materials will be sought. March 2006 Tunbridge Wells Borough Local Plan 7-11

142 7 Economic Development 7.73 The site abuts the A229, but further development of the site will require improvements to the access, including the provision of a dedicated right-turn lane. Pedestrian access to the site should be provided on the western side of the A229 through an extension to the existing footway to the south up to the site entrance. The site is served by a frequent bus service, linking Cranbrook and Hawkhurst, and a contribution to local public transport will be sought in the form of a bus lay-by and shelter on the A229 for northbound services. Linked pedestrian facilities should be provided to enable improved pedestrian access to an existing footpath and bus stop for southbound services on the eastern side of the A229. Capel (adjoining Tonbridge) 7.74 Tonbridge lies to the north of Royal Tunbridge Wells and Southborough, and adjoins the area covered by this Local Plan. At its eastern end Woodsgate Way encloses a small site (covered by this Local Plan) separating it from the open countryside and the Somerhill Historic Park and Gardens to the south. This site relates visually and functionally to Tonbridge, and the road provides a new and recognisable feature which defines the Metropolitan Green Belt boundary. The scale of the site is not significant in relation to the size of Tonbridge. South of Woodsgate Way, which marks the southern boundary of the site, are the grounds of Somerhill, a Grade I Listed Building, designated as an Historic Park and Garden protected by POLICY EN Given the adjoining land uses, the Tonbridge and Malling Borough Local Plan (adopted 1998) allocation of the abutting site for business development, and the objectives and policies of the Local Plans covering the two areas, the site is allocated for economic development The parkland character of that part of the site between Woodsgate Way and Five Oak Green Road (at the southern end of the site) should be retained because of its location and the important visual function which it performs. This part of the site will need to be handled sensitively because of its proximity to Woodsgate Way. All development on this site should be of a high quality in view of its prominent location The allocation site falls within an area of high flood risk as identified by the Environment Agency. Applicants will need to carry out an assessment of flood risk and development proposals will need to incorporate adequate flood protection and mitigation measures in accordance with POLICY EN18. POLICY ED4 The following sites, as defined on the Proposals Map, are allocated for economic development. The Local Planning Authority will seek the access, density, form and layout, and landscaping provisions set out below: ROYAL TUNBRIDGE WELLS a) LAND NORTH OF KINGSTANDING WAY, ROYAL TUNBRIDGE WELLS Site Area: 7.03 hectares Type of Use: The site is suitable for Class B1, B2 or B8 use, subject to the uses causing no significant harm to the amenities or character of the area. Access: The site will be accessed from Kingstanding Way. Additional transport 7-12 Tunbridge Wells Borough Local Plan March 2006

143 7 Economic Development measures to serve the development will be required. These include the signalisation of the existing junction between Kingstanding Way and Longfield Road, upgrading of North Farm Lane to a standard appropriate to serve as an emergency access, the extension of the existing footpath on the north side of Longfield Road eastwards to the junction with Kingstanding Way, and the completion of the proposed cycleway along Longfield Road eastwards to the junction with Kingstanding Way. A financial contribution will be sought for the provision of public transport facilities in the vicinity. Form, Layout and Landscaping: A high-quality development of low rise buildings in a well-landscaped setting will be required, to include a proportion of small units. The western part of the site, together with the eastern boundary, contains a number of mature trees which should be retained. Structural planting will be required along the eastern boundary. Special attention must be paid to landscaping along the northern boundary. b) LAND SOUTH OF DOWDING WAY, ROYAL TUNBRIDGE WELLS Site Area: 1.46 hectares Type of Use: The site is suitable for Class B1, B2 or B8 use, subject to the uses causing no significant harm to the amenities or character of the area. Access: Infrastructure measures for the site have already been brought forward: the need for further contributions to transport infrastructure will be considered in accordance with POLICY TP1. Form, Layout and Landscaping: As the site is located on rising ground, development should be of a high quality with the buildings on the higher parts of the site being low rise and generally small-scale to minimise their visual impact. A high standard of landscaping should be provided throughout and particularly along the western boundary opposite the Barnetts Wood housing area. Environmental enhancements are also required at the southern end of the site on a small area of undevelopable land which falls within the site, to include landscaping along the frontage to North Farm Road. PADDOCK WOOD c) LAND WEST OF MAIDSTONE ROAD, PADDOCK WOOD Site Area: hectares Type of Use: The proximity of residential use to the north and east of the site makes adjoining parts of the site suitable for B1 use only. The remainder of the site would be suited to B1 and B8 development. Class B2 use would also be considered on parts of the site, subject to the uses causing no significant harm to the amenities or character of the area. Access: Access should be obtained by constructing a new road into the site from March 2006 Tunbridge Wells Borough Local Plan 7-13

144 7 Economic Development the north with a new priority junction, including right turning lane, on Maidstone Road near the existing Eastlands Lane access. Traffic calming is required at the entrance to the site. A toucan crossing on Maidstone Road, north of the junction with Nursery Lane, should be provided, together with segregated cycle and pedestrian routes from Maidstone Road and along Nursery Road into the site. The pedestrian route should link up with an existing public footpath which runs along the western boundary. Pedestrian and cycle routes should be attractively landscaped. A financial contribution will be sought for the provision of pedestrian/cycle improvements and public transport facilities in the vicinity. Form, Layout and Landscaping: High-quality, low rise buildings should be provided in a well-landscaped setting and the layout should respect the Tudeley Brook watercourse adjoining the western boundary of the site. Watercourses on the site should be protected in an open state to protect riparian habitat and provide a positive site feature. Substantial screening in the form of structural planting is required along the site boundaries, including the road access to the north. In addition, a landscaped informal open space will be required to be provided as an integral part of the development. Within these landscaped areas appropriate provision will be made for overcoming any flooding problems by the inclusion of balancing facilities in the form of natural ponds. An area of scrubland/grassland/woodland should be maintained as a bird habitat within the areas of structural planting. Flood protection and mitigation measures should be provided in accordance with POLICY EN18. CRANBROOK AND HAWKHURST d) LAND AT THE FORMER HAWKHURST RAILWAY STATION, GILLS GREEN Site Area: 1.98 hectares Type of Use: The site is suitable for Class B1, B2 and B8 use, subject to the uses causing no significant harm to the amenities or character of the area. Access: The site is to be served by an improved highway access to the A229, including a dedicated right-turn lane. The existing footpath south of the site on the western side of the A229 should be extended northwards to the site entrance. A contribution to local public transport in the form of a bus lay-by and shelter on the A229 for northbound services is required. Linked pedestrian facilities should be provided to enable improved pedestrian access to an existing footpath and bus stop for southbound services on the eastern side of the A229. Form, Layout and Landscaping: High-quality, low rise development, of appropriate scale, form, bulk, general design and materials in keeping with the character of the landscape and surrounding area will be required. Existing hedges, trees and tree belts on the boundary of the site should be retained and reinforced by substantial screening in the form of hedgerow and tree planting along the entire site boundary Tunbridge Wells Borough Local Plan March 2006

145 7 Economic Development e) LAND AT BROOK FARM, CAPEL (NEAR TONBRIDGE) Site Area: 2.57 hectares Type of Use: The site is suited to uses within Classes B1 and B8; development within Class B2 would also be acceptable provided there would be no adverse impact on adjoining uses. Access: Access to the allocated site should be from Five Oak Green Road. Form and Layout: Development on the southern part of the site between Woodsgate Way and Five Oak Green Road should retain its parkland character. A high-quality development will be required in view of the site s prime location alongside a main road around Tonbridge (Woodsgate Way). Proposals should respect the rural character of land south of Woodsgate Way, which is designated as an Historic Park and Garden, and ensure no adverse impact on the setting of Somerhill, a Grade I Listed Building. Development on the easternmost part of the site should be low-density in view of its proximity to the open countryside to the east of Woodsgate Way. Flood protection and mitigation measures should be provided in accordance with POLICY EN18 and any development should enhance the existing watercourse that runs through the site, making it a positive environmental feature. Landscape: Landscaping on the southern part of the site should be to a high standard which reflects the location and respects the rural, parkland character of the land south of Woodsgate Way. Existing mature trees should be retained. Structural landscaping should be provided on the easternmost part of the site, adjacent to Woodsgate Way. ABATTOIR 7.78 SEEDA has carried out a study (Livestock Revival in the South East Report and Action Plan, February 2001) of the meat and livestock sector in the South East of England to identify the main issues following the foot and mouth outbreak. Of particular concern is the closure of the abattoir in Lamberhurst. The potential for a new highquality similar-sized facility for the region has been investigated. This study concluded that, from evidence provided so far, there would seem to be a case on competitive grounds in helping to safeguard the future for South East livestock producers by providing a new facility which would be well-placed in the eastern part of the South East region. This sub-region covers an extensive area and includes central/south Kent and East Sussex. There is no certainty that provision will be made and clearly a wide range of locations could serve this large catchment. Consequently, although a specific allocation for a new abattoir in the Borough has not been made, the Local Planning Authority would test any such proposal against the policies and sustainable objectives of this Plan. March 2006 Tunbridge Wells Borough Local Plan 7-15

146 7 Economic Development Economic Development Outside the Limits To Built Development Conversion of Rural Buildings to Economic Development Uses 7.79 There has been a continued decline in the number of people employed in agriculture in recent years. As a consequence, landowners and farmers have looked to diversify their operations. The Government recognises, in PPS7, that diversification into nonagricultural activities is vital to the continuing viability of many farm enterprises. It supports the re-use of appropriately located and suitably constructed existing buildings, stating that re-use for economic development purposes will usually be preferable Within the Plan area there has been a marked increase in proposals for the conversion of rural buildings to economic development uses, providing a total floorspace of 33,000 square metres between 1991 and In addition, at March 2003, 13,000 square metres of economic development floorspace had planning consent in the form of rural conversion proposals. Such proposals have primarily been small-scale developments of approximately 500 square metres gross floorspace for employment, including small workshops and offices Government advice and the Kent Structure Plan 1996 and the Kent & Medway Structure Plan 2006 policies state that development in the open countryside should be strictly controlled. However, small enterprises of an appropriate type can increase local employment and contribute to maintaining the rural economy and the creation of sustainable rural communities. In accordance with advice in PPG2, the conversion of rural buildings to business use will be acceptable within the Green Belt, subject to certain safeguards to ensure its openness. Nonetheless, proposals for conversion to economic development which could generate a significant number of jobs should be well-related to towns and villages The change of use or conversion of an existing building may be permitted if it would provide the best reasonable means of conserving the character, appearance, fabric and setting of a listed building or a building whose loss would be detrimental to the character of the countryside. The conversion of rural buildings of permanent and substantial construction may also be permitted provided that the scale, form, bulk, general design and materials are in keeping with the surroundings. In particular, all proposals must comply with POLICIES EN1, EN25, EN26 and EN Not all buildings will be suitable for re-use or adaptation for economic development use. For example, temporary insubstantial buildings requiring substantial reconstruction, alteration or extension are not suitable unless they are of special architectural or historic interest. Proposals for conversion will need to demonstrate how the implications of complying with appropriate Building Regulations will affect the building. In most cases this will entail the submission of a structural appraisal of the existing building together with details of any proposed new work There is considerable concern, given the high quality of much of the rural environment of the Plan area and the pressures for development that exist, that permitted development rights in respect of agricultural buildings should not be abused as a way of obtaining residential development in the countryside. The Local Planning Authority will, in accordance with Government advice, examine the history of buildings recently erected under agricultural permitted development rights, where these come forward with proposals for changes of use. Where such a building has been erected and falls out of agricultural use within 10 years, the building should be removed and the site restored to its original condition before the building was erected. If a building has been recently erected (within the last four years) for a specific agricultural purpose and then proposals are brought forward for a change of use out of agriculture, the Local Planning Authority will carefully investigate the history of the building and consider the consequences of its conversion. Where the conversion of an existing building would lead directly to a need for a replacement building and this could have a significant detrimental effect on the landscape, the Local Planning Authority will consider the need 7-16 Tunbridge Wells Borough Local Plan March 2006

147 7 Economic Development to attach a condition to the permission removing permitted development rights for the erection of new buildings Reference should be made to the Local Planning Authority s Supplementary Planning Guidance relating to the conversion of rural buildings. This offers advice on the suitability of buildings for conversion, expected standards of design and how a proposal should fit into the setting In the case of the conversion of listed buildings the provisions of POLICY EN3 also apply. POLICIES EN14 and EN15, covering nature conservation issues, may also apply to proposals to re-use rural buildings, particularly if they would affect protected species Access requirements and parking associated with rural buildings are an important factor in considering the impact of change of use proposals on the setting of the building and the character of the countryside. Local roads should have the capacity to accommodate the additional traffic generated by the proposed use without detriment to the character or amenities of the area, the amenities of local residents, or road safety. The impact of additional traffic on a rural lane identified in the Borough Council s Rural Lanes Supplementary Planning Guidance as possessing special character, will also be a material consideration. POLICY ED5 Outside the Limits to Built Development, as defined on the Proposals Map, the change of use or conversion to economic development use of a listed building, a building whose loss would be detrimental to the character of the countryside, or a building whose scale, form, bulk, general design and materials is in keeping with its surroundings, will only be permitted provided all the following criteria are satisfied: 1 The building would be capable of conversion without extensive alteration or rebuilding and/or extension; 2 The conversion can be achieved without detrimental effect on the building s fabric or character; 3 The creation of a curtilage, access and car parking facilities could be achieved without harm to the character of the countryside; and 4 The Local Planning Authority is satisfied that, in the case of a recently constructed building, there was a genuine agricultural justification for the erection of the building originally. EXTENSION OF BUSINESSES OUTSIDE THE LIMITS TO BUILT DEVELOPMENT 7.88 The Planning Strategy is to concentrate all large-scale economic development within town centres or Economic Development Areas within the Limits to Built Development. However, historically, there are a number of large-scale economic development sites located in the countryside PPG2, and the Kent Structure Plan 1996 and the Kent & Medway Structure Plan 2006 clearly state that the extension of business premises outside of the built up area should be strictly controlled, since the progressive enlargement of rural buildings and the scale of development can lead to over-development of the countryside. For this reason, outside of the Green Belt the Local Planning Authority will only permit small-scale March 2006 Tunbridge Wells Borough Local Plan 7-17

148 7 Economic Development extensions to existing economic development uses which comply with the provisions of POLICIES EN25, EN26 and EN27 and other relevant policies in the Plan. Implementation 7.90 Policy Number ED4 Implementing Agency Private Sector 7.91 Other policies and paragraphs in this Chapter will be used to control and guide the location, quantity and quality of new economic development in accordance with the sustainable objectives of this Plan Tunbridge Wells Borough Local Plan March 2006

149 8 Tourism Introduction 8.1 Tourism is defined as all aspects of visitor experience, whether the visitor is on a day trip, a short break or a long holiday, visiting for leisure or business, from this country or overseas. (Department of Culture, Media and Sport, 1997). 8.2 The Plan area forms part of the Garden of England and much of the countryside falls within the High Weald Area of Outstanding Natural Beauty. It is a popular tourist destination characterised by orchards, hop gardens, oast houses, Wealden villages and famous attractions such as Scotney Castle and Sissinghurst Castle Gardens. 8.3 The spa town of Royal Tunbridge Wells has attracted tourists since the seventeenth century and its present character is derived from its historical associations, architectural heritage and countryside setting, extending into the centre of the town by extensive areas of common land. 8.4 The historic country town of Cranbrook is another popular tourist destination, providing a base for exploring the surrounding area. 8.5 Provision for tourism in the Borough includes accommodation and visitor attractions, offering opportunities for leisure, shopping, eating and access to museums, galleries and theatres. These, combined with a strategic location between London and the south coast and its transport connections, have made the Plan area a valued destination for visitors, with Tunbridge Wells Borough attracting the second largest share of visitors in Kent. 8.6 The tourist industry is significant in terms of the investment and employment that it generates. However, because tourism depends on a high quality built and natural environment, this Local Plan strongly emphasises the protection and enhancement of this asset. 8.7 Specifically, this Plan aims to retain the existing serviced and non-serviced accommodation in the Borough and in particular enable the provision of appropriate new accommodation. Aims 1. To improve the attractiveness of the towns, villages and countryside of the Plan area to tourists by assisting the development of high-quality facilities whilst protecting the unique quality of the environment. 2. To facilitate the retention of existing serviced and non-serviced accommodation in the Borough and the provision of new, high-quality tourist accommodation throughout the Plan area to meet future demand. 3. To concentrate major new tourist accommodation in Royal Tunbridge Wells town centre. Tourism Development 8.8 This Local Plan facilitates the development of tourism in the Plan area in a sustainable, managed manner in accordance with Government guidance in PPG21. Within the Borough, tourism depends on a high-quality environment and above all this Local Plan places strong emphasis on protecting and enhancing this asset. The fabric of the towns and villages and the natural beauty of the surrounding countryside are extremely important in this context. In addition, specific policies in the Plan assist the development of tourism; promote the importance of historic town centres for shopping, entertainment and improved leisure facilities; improve transport links and expand recreational facilities. March 2006 Tunbridge Wells Borough Local Plan 8-1

150 8 Tourism 8.9 Tunbridge Wells Borough Council has adopted a positive stance towards tourism and in January 2000 adopted a Tourism Strategy which is consistent with the objectives of this Local Plan As well as the attractiveness of the built environment and the countryside, the Plan area boasts a number of attractions. Development of tourist facilities in the countryside can allow for a greater diversity in the rural economy. The promotion of tourist enjoyment of the countryside should be primarily aimed at those activities which draw on the character of the countryside itself, its beauty, culture, history and wildlife, and should be based around an existing resource. Given the general policies of restraint and the likely impact on rural roads and communities, it is not appropriate to encourage tourism in rural areas on a large scale The Kent Structure Plan 1996 and the Kent & Medway Structure Plan 2006 contain policies which generally permit minor facilities and attractions where they make an important contribution to diversifying and upgrading tourism attractions in the County in keeping with changing demands. Such developments should be consistent with environment, transport and Green Belt policies. TOURIST ACCOMMODATION 8.12 A key factor in establishing a successful tourist industry is the availability of a range of tourist accommodation. Staying visitors make a significant contribution to the local economy and are an essential part of the prosperous tourism industry within the Plan area, both in terms of the jobs generated and related expenditure. A 2000 survey of the economic impact of tourism in the Borough indicated that the total number of jobs supported by tourism was over 3,300, equating to 7% of total employment in the Plan area (South East England Tourist Board 2000). It is estimated that staying visitors spend approximately 1.39 million nights within the Borough, generating in the region of million of direct tourist expenditure into the local economy. Consequently, it is important to provide and retain a range of appropriate accommodation within the Borough The range of accommodation available within the Plan area includes hotels and guest houses, bed and breakfast and self-catering accommodation, and caravan and camping sites. For the purposes of this Local Plan, serviced accommodation is taken to include hotels, guest houses, motels, inns and bed and breakfast establishments. Nonserviced accommodation is taken to include self-catering accommodation and youth hostels In meeting current and future accommodation needs in both the urban and rural areas, all development proposals will be subject to environmental policies in this Plan and other considerations, such as access, design and landscaping The Tunbridge Wells Borough Hotel Needs Assessment (1999) assessed the need for hotel accommodation in the Plan area up to The study assumed a low growth forecast (2%) of demand for accommodation. It identified a shortfall in supply over the Plan period and this is addressed in the following sections The provision of additional self-catering accommodation within the Plan area should be facilitated in order that a comprehensive range of accommodation can be provided. Where approval is granted for self-catering accommodation, the Local Planning Authority will consider the need to attach a condition to the permission which either limits the use to holiday accommodation only, or limits occupation to a certain season, as advised in Circular 11/95 and Annex C of PPG Tunbridge Wells Borough Local Plan March 2006

151 8 Tourism Provision of Tourist Accommodation SERVICED ACCOMMODATION 8.17 The urban area of Royal Tunbridge Wells and Southborough contains 61 of the 156 serviced accommodation establishments in the Plan area, which equates to 62% of total available beds (South East England Tourist Board, 1999). Due to the presence of businesses and the leisure market in Royal Tunbridge Wells, hotel occupancy is fairly constant all year round Of the larger serviced establishments with over 10 rooms in Royal Tunbridge Wells and Southborough almost 90% of the rooms available are located in the Tunbridge Wells Town Centre Access Zone (Residential), as defined on the Proposals Map. A largescale hotel development is defined as 10 bedrooms and above for the purposes of this Local Plan. Provision of Serviced Tourist Accommodation in Royal Tunbridge Wells 8.19 In the context of identifying the demand for additional accommodation in Royal Tunbridge Wells over the Plan period, the Tunbridge Wells Borough Hotel Needs Assessment (1999) highlights the town centre as presenting a realistic development opportunity for a modern hotel together with additions to existing hotels to satisfy a demand of up to 150 bedrooms. For the purposes of this Local Plan, a large-scale hotel development is defined as 10 bedrooms or above or with a floorspace of 500 square metres or more PPS6 identifies leisure uses, including hotels, as being a key town centre use. Largescale hotels in particular are major generators of travel demand and should be highly accessible by public transport and link closely with a wide range of other tourist facilities, including Tourist Information Centres, places to eat and drink, shops and entertainment. As identified in the 1999 study, the historic core of Royal Tunbridge Wells presents an ideal location for the development of further hotel provision Of the total serviced accommodation stock in the Plan area, 26% is located outside of the Limits to Built Development of Royal Tunbridge Wells and Southborough and accounts for 30% of the total room nights spent in the Borough. Existing provision includes 10 hotels of 10 bedrooms or more, of which two are located outside the Limits to Built Development. Six smaller establishments are located within the Limits to Built Development of the towns and villages To meet future demand for accommodation over the Plan period outside Royal Tunbridge Wells and Southborough the 1999 study identified the need for about 20 additional rooms in the traditional hotel/guest house/bed and breakfast market. Such provision may be met by additions to the bed and breakfast stock (which can occur without planning permission) or small-scale extensions to existing accommodation In order that hotel provision is well located in relation to a wide range of other tourist facilities and means of transport, all proposals for large-scale development should satisfy the sequential test set out in POLICY CR1. This may include the expansion of existing premises or the development of new serviced accommodation. Specific provision for large-scale hotel development is made on a number of Mixed Use Development sites in the Town, Village and Neighbourhood Centres Chapter within POLICY CR4. On these sites it is envisaged that the hotel use will form part of a larger mixed use development. This will strengthen the vitality and viability of the centre and generate further employment opportunities Smaller-scale hotels of less than 10 bedrooms or 500 square metres are dispersed within the Limits to Built Development of Royal Tunbridge Wells and Southborough. In order to reflect the current distribution of hotels and in recognition of the lower travel impacts, small-scale proposals for new, or the expansion of existing, serviced tourist March 2006 Tunbridge Wells Borough Local Plan 8-3

152 8 Tourism accommodation need not be restricted to the town centre. Proposals that provide less than 10 bedrooms or have a floorspace of less than 500 square metres will be permitted within the Limits to Built Development, subject to satisfying POLICY EN1 and other relevant policies in the Plan. NON-SERVICED ACCOMMODATION 8.25 South East England generally has an under-supply of self-catering units and the South East England Tourist Board, in their Tourism Strategy (2000), identified a demand for additional non-serviced accommodation as a priority for the whole of the region, including Royal Tunbridge Wells. Research carried out by Kent County Council (1997) identified a total of 97 registered units Both the urban and rural areas are considered suitable for this type of accommodation and demand is high, due to the touring opportunities and the proximity of the A21, M25 and M20. In view of this demand, new or extended small-scale, non-serviced accommodation of less than 500 square metres will be permitted within the Limits to Built Development, as defined on the Proposals Map. POLICY T3 refers to opportunities outside the defined Limits to Built Development. POLICY T1 Small-scale proposals for new or extended serviced and non-serviced tourist accommodation will be permitted within the Limits to Built Development, as defined on the Proposals Map. RETENTION OF EXISTING TOURIST ACCOMMODATION 8.27 If Royal Tunbridge Wells and the surrounding area is to function effectively as a tourist centre, an adequate range and supply of accommodation of suitable quality is needed in both the serviced and non-serviced sectors. To limit losses within the existing stock of accommodation, and in order to meet future demand for tourist accommodation over the Plan period, the Local Planning Authority will not permit the loss of existing serviced and non-serviced accommodation to other uses, unless the premises are unsuitable for tourist use in respect of the standard of accommodation provided and are incapable of being made satisfactory at reasonable expense or it can be demonstrated that the continued use as tourist accommodation is not viable. In order to determine this, the following tests will be applied. Suitability of Premises 8.28 A premises may no longer be considered suitable for tourist use in respect of the standard of accommodation provided. In such circumstances, it will need to be demonstrated to the Local Planning Authority that the premises are unsuitable in respect of the standard of accommodation provided and are incapable of being made satisfactory at reasonable expense. Assessment of Economic Viability 8.29 Occasionally, a lack of market demand for an individual establishment may be given as a reason for cessation of provision of tourist accommodation. Where this leads to the decline of the business to the point that the continued commercial use of the premises as tourist accommodation is no longer economically viable and all reasonable attempts to market the existing business have been made, the Local Planning Authority may permit a change of use of the premises. 8-4 Tunbridge Wells Borough Local Plan March 2006

153 8 Tourism 8.30 In assessing viability, evidence will be required of occupancy rates and other relevant factors such as previous marketing, business plans, locational factors and ease of access for visitors by a variety of modes of transport. For the purposes of this Local Plan reasonable marketing would include the placement of advertisements in the regional and national trade press and the provision of evidence of the attempted sale of the business. Proprietors should also be able to demonstrate that the business has been marketed as a going concern, including the maintenance of up-to-date inspections, membership of trade organisations and current advertising In assessing whether the accommodation is no longer suitable for tourist use, or is not economically viable for such a use, the Local Planning Authority will seek the views of Tourism South East. POLICY T2 Proposals resulting in the loss of serviced and non-serviced tourist accommodation will be refused, unless it can be proven that: 1 The premises are unsuitable for tourist use in respect of the standard of accommodation provided and are incapable of being made satisfactory at reasonable expense; or 2 It can be demonstrated that the continued use of a premises as serviced or non-serviced accommodation is no longer economically viable and that the premises do not have the potential to become viable. New Tourist Accommodation Outside the Limits to Built Development 8.32 Outside the Limits to Built Development the conversion of rural buildings to tourist accommodation can be acceptable, resulting in an increase in the range and amount of available accommodation in the Borough and providing a valuable economic use for redundant buildings. In addition to POLICY T3, proposals for the conversion of rural buildings to serviced and non-serviced tourist accommodation, including extensions, will be assessed against POLICIES MGB1, EN1, EN25, EN26, EN27, ED5 and all other relevant policies in the Plan. POLICY T3 Outside the Limits to Built Development, as defined on the Proposals Map, the following types of serviced and non-serviced accommodation will be permitted: 1 The change of use or conversion of a listed building, a building whose loss would be detrimental to the character of the countryside, or an existing building in keeping with its surroundings; or 2 The extension of existing accommodation. March 2006 Tunbridge Wells Borough Local Plan 8-5

154 8 Tourism Provision of Other Tourist Accommodation 8.33 Tourism policies contained within the Kent Structure Plan 1996 and the Kent & Medway Structure Plan 2006 permit camping and holiday chalet accommodation, and static and touring caravans, subject to environmental and other considerations There are three recognised camping sites in the Plan area. Larger-scale proposals accommodating more than five caravans require planning permission. Suitable permanent sites for this type of accommodation are likely to be located beyond the built up limits of towns and villages where countryside policies, including POLICIES EN25, EN26 and EN27, will apply. Implementation 8.35 The policies and paragraphs set out in this Chapter will be applied by the Local Planning Authority to retain and encourage appropriate development consistent with the sustainable objectives of this Plan. 8-6 Tunbridge Wells Borough Local Plan March 2006

155 9 Recreation Introduction 9.1 Recreation can help to promote physical and mental health and wellbeing, enhance social interaction and foster a sense of community. Accessible recreation facilities are an essential ingredient in improving the quality of life and achieving a sustainable living pattern for local residents. They also provide green spaces within the Borough s towns and villages. 9.2 Traditionally, local authorities have been responsible for the provision and maintenance of facilities for outdoor team sports and recreation. Outside Royal Tunbridge Wells, Town and Parish Councils are responsible for providing and managing recreation facilities. The private sector now plays an increasingly important role in providing specialist facilities such as health and fitness centres, squash, golf and leisure centres. 9.3 This Local Plan deals with those aspects of recreation which have land use implications for new development and from proposals affecting existing facilities, namely open space for youth and adult use, children s playspace, informal open space (including commons and parks), allotments, indoor sports facilities and recreation in the countryside. Aims 1. To retain, and provide, an appropriate level and distribution of recreational open space. 2. To accommodate future demands for indoor and outdoor recreation facilities where this would not have an adverse effect on the amenities of adjoining occupiers or the attractiveness of the built up areas or the countryside. Recreation Development 9.4 Government guidance, in the form of PPG17, recognises the role which open spaces, sport and recreation play in: supporting urban renaissance; supporting a rural renewal; promoting social inclusion and community cohesion; promoting health and wellbeing; and promoting more sustainable development. It emphasises the importance of carrying out local assessments and audits so that local authorities can identify and plan for specific needs and deficits or surpluses of open space, sports and recreational facilities in their area. It seeks to protect existing recreation open space unless it is clearly shown to be surplus to requirements. 9.5 The Kent Structure Plan 1996 and the Kent & Medway Structure Plan 2006 encourage the provision of suitable locations to meet recreational demand to avoid it being located in inappropriate locations, for example, in conflict with countryside interests. The Kent Structure Plan 1996 and the Kent & Medway Structure Plan 2006 therefore seek the retention and provision of open space in towns and smaller settlements together with the development of an appropriate range and standard of facilities for formal sport and indoor recreation close to centres of population. 9.6 With the emphasis placed on seeking to secure a significant proportion of all new dwellings on brownfield sites in this Plan, it is also essential to ensure that the formal and informal recreational needs of existing and future residents can be met. Given that it may not always be possible to accommodate sufficient recreation space within a development site, the protection and upgrading of existing facilities through developer agreements becomes important. March 2006 Tunbridge Wells Borough Local Plan 9-1

156 9 Recreation General Policies RECREATION OPEN SPACE 9.7 PPG17 states that planning authorities should take account of the needs of local communities in planning for open space, sport and recreation. It seeks to protect existing recreation open space unless it is clearly shown to be surplus to requirement. Existing Recreation Open Space 9.8 The standard most generally applied to open space provision is that recommended by the National Playing Fields Association, of a minimum of 2.4 hectares (6 acres) per 1,000 population (the Six Acre Standard, 2001 National Playing Fields Association). This comprises 1.6 hectares of land for youth and adult use (including both public and private pitches, courts and greens), and 0.8 hectares of children s playspace (including equipped play areas and casual playspaces within housing areas). The standard excludes educational playing fields (unless they are as a matter of practice available for public use informal or unauthorised use by the public does not qualify), indoor facilities, ornamental gardens, parks and woodland. 9.9 Whilst this standard was devised principally for urban areas it can also be used to indicate the general level of provision within the Plan area. The provision of open space in line with a precise national standard is arguably less critical in villages and rural communities than in urban areas because of the availability of recreation grounds and reasonable access to the countryside. Table 4: Existing Open Space Provision 2000 Town/Parish Population (est.) 1997 Area (ha) Playspace (Gross) Rate of provision (ha/1,000) Area (ha) Youth and adult space Rate of provision (ha/1,000) RTW 47, Southborough 11, Paddock Wood 7, Cranbrook 6, Benenden 1, Bidborough 1, Brenchley 2, Capel 2, Frittenden Goudhurst 2, Hawkhurst 4, Horsmonden 2, Lamberhurst 1, Pembury 6, Sandhurst 1, Speldhurst 4, Sissinghurst BOROUGH 104, Table 4 reveals that there are currently some 160 hectares (395 acres) of recreation open space in the Plan area or approximately 1.53 hectares (3.77 acres) per 1,000 population. This breaks down into 1.1 hectares of youth and adult space per 1,000 population and 0.43 hectares of children s playspace per 1,000 population and shows an overall deficiency of recreation open space in the Plan area when measured against the National Playing Fields Association recommended standards However, Table 4 also reveals that the distribution of recreation space is uneven across the Plan area. The clear deficiencies within the Plan area are most notable around 9-2 Tunbridge Wells Borough Local Plan March 2006

157 9 Recreation Royal Tunbridge Wells and Southborough. There is a reasonable level of provision in many of the rural areas of the Borough, with each of the principal settlements having at least one recreation ground. There are identified shortfalls of playing pitches at Pembury and Goudhurst. Paddock Wood has adequate levels of provision Even where current provision is fairly well matched to demand, it is important to retain and make the best use of existing open space. PPG17 states that local planning authorities need to take account of the current levels of open space provision and deficiencies and to resist pressures for the development of open space where provision is deficient. PPG17, together with strategic planning policy, indicates support for protecting open spaces with recreational value. Recreation open space makes an important contribution to Neighbourhood Centres within Royal Tunbridge Wells and Southborough and to the range of community facilities within other towns and villages. The advice also recognises that such open spaces may also have value as an amenity and through the contribution made to the natural and built heritage of the area. For this reason the Plan identifies some of the Borough s recreation grounds as Important Open Space; POLICY EN21 within the Environment Chapter refers. Government guidance in PPG3 (Annex C) states that the definition of previously-developed land excludes parks and recreation grounds, and the Plan seeks to protect them. Proposals for the development of recreation open space within the built up area will be resisted unless this would not result in a local deficiency and no suitable alternative previouslydeveloped land was available to accommodate the development. POLICY R1 Proposals that would result in the loss of recreation open space, as defined on the Proposals Map, or open land with existing or potential recreation value which is not protected by other policies in the Plan, will only be permitted where: 1 No deficiency in accessible open space in the area exists or would result from the development, or alternative provision, of at least equivalent size, suitability and accessibility is made within the locality; and 2 No suitable alternative previously-developed land is available to accommodate the development. PROVISION OF RECREATION OPEN SPACE IN NEW RESIDENTIAL DEVELOPMENT 9.13 It is essential that adequate provision for recreation open space is incorporated into the early planning of new residential developments if future deficiencies are to be avoided. All residential development, with the exception of very sheltered housing where residents require a significant level of care, adds to the demand for recreation open space within the Plan area which is already deficient in many areas. For these reasons the Local Planning Authority will require developers to provide appropriate recreation open space facilities as an integral part of new developments, or contribute towards the installation or upgrading of other facilities in the locality The Local Planning Authority has adopted the standards published by the National Playing Fields Association (NPFA) in 2001 as a basis for calculating youth and adult recreation open space requirements of new development. However, for children s playspace, the Local Planning Authority has adopted a lower standard than that of the NPFA as developers are not required to provide casual playing space within development given the reasonable access to parks, recreation grounds, common land March 2006 Tunbridge Wells Borough Local Plan 9-3

158 9 Recreation and countryside in most settlements. Instead the emphasis is on providing useable and useful equipped children s playspace There are circumstances when it is not essential or practicable to accommodate the required facilities on-site. This will depend on the scale and type of housing proposed and the alternative provision in the locality The Local Planning Authority recognises that occasionally it may be impracticable to provide open space within sites due to their size, shape or topography, or the impact on the character of a conservation area or, in the case of larger-scale open areas for youth or adult use, because of the constraints of existing important landscape or nature conservation features The cumulative effect of a number of small developments on existing open space provision could be significant, particularly within the Borough where a large number of small-scale developments come forward. The Borough Council considers that a development of some 10 bedspaces, capable of accommodating some 10 people, is likely to have a sufficiently significant impact on the demand for recreation open space to merit provision, or a contribution towards the provision, of open space. A threshold of 10 bedspaces would capture some 75% of new dwellings (based on trends from the past five years), to a large extent overcoming the cumulative impact of small-scale developments. For these reasons, recreation open space will normally be required for developments providing a total of 10 bedspaces or more, although each development will be assessed on its own merits. Bedspaces are calculated in accordance with the table included in the notes to POLICY R2. Youth and Adult Open Space 9.18 Development generating 10 or more bedspaces will normally be required to make youth and adult recreation open space provision on or abutting the site. On-site provision will be triggered where the development would generate a requirement for at least 0.2 hectares. This would be capable of accommodating a multi-use games area, for uses such as basketball or mini soccer, for example. Where the need generated by the development is less than 0.2 hectares, or where on-site provision is not appropriate for reasons set out above, the Local Planning Authority will seek financial contributions towards either the provision of alternative recreation open space or the upgrading of existing local facilities where this is allocated in the same town or parish. Sheltered housing schemes, where an appropriate level of communal amenity space is made within the development, will not be required to make provision for open space for youth and adult use. This exception does not apply to retirement homes designed for the early retired since the occupiers of such housing are unlikely to make radically different demands on recreation open space than the occupiers of general purpose housing. Children s Playspace 9.19 In recent years a number of playspaces have been installed or upgraded by Borough, Town and Parish Councils. In addition, the Local Planning Authority has negotiated a number of informal or equipped playspaces within housing development sites or sought contributions towards the upgrading of local facilities. One of the objectives of the Borough Council is to achieve a better coverage of play areas to ensure that all households living in towns and villages are within reasonable walking distance of an equipped playspace The National Playing Fields Association (NPFA) provides standards for equipped children s playspaces based around Local Equipped Areas for Play (LEAPs) and Neighbourhood Equipped Areas for Play (NEAPs). A combination of both LEAPs and NEAPs provide a range of equipped facilities for children of different ages. LEAPs provide facilities for younger children, typically around 4 to 8 years of age, and should be located within 5 minutes walk of the home, equivalent to approximately 400 metres distance by pedestrian route. The space should offer at least five pieces of play 9-4 Tunbridge Wells Borough Local Plan March 2006

159 9 Recreation equipment over an area of 400 square metres. A NEAP provides at least eight pieces of play equipment for older children, 8 to 14 years of age, including wheeled play facilities for in-line skates, skateboards, etc., and should be located within a 15-minute walk of the home, equivalent to approximately 1,000 metres distance by pedestrian route. The space should comprise approximately 1,000 square metres. It has been found that children and parents alike are prepared to walk a reasonable distance to attractive, wellequipped playspaces. The NPFA walking distance standards are more readily applicable to urban areas and can be more flexibly applied in rural settlements where it is often more beneficial to concentrate children s playspace on an existing recreation ground which serves the whole settlement. Robust and attractive landscaping and buffer zones can help to enhance proposals and, in many instances, allow them to be more easily integrated into their surroundings The Borough Council wishes to encourage the provision of equipped playspaces which are conveniently accessible to the greatest number of households. This is because many households within the Plan area already have reasonable access to informal open space such as parks and common land. Kent Design a guide to sustainable development (2000) recommends that open space should have an identified end use within a development site, such as a children s playspace. Small, poorly-located patches of grass within development sites frequently remain unused by residents and consequently represent an inefficient use of land Development proposals generating between 10 and 150 bedspaces are not likely to generate sufficient demand for an on-site equipped children s playspace and will therefore be required to make contributions towards the provision, or upgrading, of a larger equipped play area within the locality. Payments will be calculated on the basis of 0.3 hectares of playspace per 1,000 population. Commuted payments in lieu of on-site provision will be sought where: a suitable playspace capable of being upgraded to meet the demands of the new development is already located within 400 metres of the housing site for a LEAP, or 1,000 metres in the case of a NEAP; or a children s playspace of either LEAP or NEAP standard is allocated within 400 metres or 1,000 metres respectively of the site Development of 150 bedspaces or more will be required to provide an equipped play area at the rate of 0.3 hectares per 1,000 population within the development. Equipped playspaces should be provided to at least a LEAP standard and accommodate at least five pieces of play equipment in an area of not less than 400 square metres provided with appropriate safety surfacing. A buffer zone and/or landscaped screening should be provided to help minimise disturbance to existing and future residents. Quality landscape planting can also contribute significantly to the appearance and attractiveness of playspace facilities In exceptional circumstances, where the playspace cannot be provided in a satisfactory manner on-site, due to its size, shape or topography, or an adverse impact on the urban form of an area or the character of a conservation area, commuted payments in lieu of on-site provision will be sought as outlined above The commuted payment will be used to install or upgrade a local or neighbourhood playspace. Where appropriate the commuted payment may be used to improve access to a playspace Development proposals for housing schemes for the elderly, or residential proposals comprising single-bedroom dwellings, will not be required to provide, or contribute towards, children s play facilities All proposals should take account of advice contained in the Local Planning Authority s supplementary planning document on recreation open space provision. March 2006 Tunbridge Wells Borough Local Plan 9-5

160 9 Recreation POLICY R2 This Policy applies to new residential developments in towns or parishes with an identified quantitative or qualitative deficiency in open space provision, or where the new development would lead to such a deficiency. Youth and Adult Use: New residential developments will be required to provide recreation open space for youth and adult use calculated at the rate of 1.6 ha per 1,000 population. Youth and adult recreation open space should be provided within or abutting the site as an integral part of the design unless any of the following circumstances defined below applies: (i) The development would generate a requirement for less than 0.2ha of recreation open space; or (ii) The required open space cannot be provided in a satisfactory manner due to the shape, size, topography, important landscape or nature conservation features of the site, or would have an adverse impact on the urban form of an area or the character of a conservation area, or risk of conflict with existing neighbouring residential properties or the future occupiers of the site; or (iii) Alternative land is allocated for new or upgraded provision in the same town or parish in POLICY R3. In such cases the developer will be required to make a payment in lieu of onsite provision which would fairly and reasonably relate to the scale of the development. Payments will be used to implement the appropriate Plan proposal in POLICY R3 or to improve an existing open space. Children s Playspace: On residential developments of 150 bedspaces or more, equipped children s playspace, calculated at the rate of 0.3 ha per 1,000 population, should be provided within or abutting the site, as an integral part of the design, unless the required open space cannot be provided in a satisfactory manner due to the shape, size or topography of the site, or would have an adverse impact on the urban form of an area or the character of a conservation area, or risk of conflict with existing neighbouring residential properties or the future occupiers of the site. On residential developments of up to 150 bedspaces, and on those of 150 bedspaces or more where playspace cannot be provided on-site, if the circumstances defined below apply, the developer will be required to make a payment in lieu of on-site provision, calculated at the rate of 0.3 ha per 1,000 population, which would fairly and reasonably relate to the scale of the development. The circumstances referred to above are: (i) If a playspace within 400 metres walking distance of the site is proposed in POLICY R4, or could be upgraded to a LEAP to meet demand generated by the proposed development; or (ii) If a playspace within 1,000 metres walking distance of the site is proposed in POLICY R4, or could be upgraded to a NEAP to meet demand generated by the proposed development. 9-6 Tunbridge Wells Borough Local Plan March 2006

161 9 Recreation Notes: a) Bedspaces will be calculated in the following way: Bedrooms per Property Bedspaces per Property 1 2* *One bedroom properties are assumed not to generate the need for children s playspace and bedspaces arising from 1 bed dwellings will only be applicable when calculating Youth & Adult provision b) In applying the commuted sum, priority will be given to the nearest playspace to the housing site as defined in POLICY R4. c) For the purposes of this Policy a suitable playspace is defined as a LEAP having a minimum area of 400 square metres and containing five pieces of play equipment with safety surfaces and preferably buffer zones or landscape screening around the activity area. A NEAP is defined as having a minimum area of 1,000 square metres and containing eight pieces of play equipment with safety surfaces, a kickabout area and wheeled play area, with buffer zones or landscape screening around the activity area. d) Amenity areas, incidental spaces and highways land are excluded from these calculations and population figures will be calculated from the number of bedspaces in the development. e) The walking distance should not involve the crossing of a Primary distributor road unless a convenient, safe crossing point for children exists or would be provided in connection with the development. Outside Royal Tunbridge Wells and Southborough, the walking distance of 1,000 and 400 metres can be extended to the walking distance to an existing recreation ground. f) Housing schemes for the elderly will not be required to make provision for children s playspace, and sheltered housing schemes that make an appropriate level of provision for communal amenity space within the development will not be required to make provision for open space for youth and adult use. Very sheltered housing where residents require a significant level of care will not be required to make any provision under this Policy. Recreation Provision Within the Defined Limits to Built Development OPEN SPACE FOR YOUTH AND ADULT USE, INCLUDING SPORTS PITCHES 9.28 The principal requirement for youth and adult use comes from the four team sports of soccer, cricket, hockey and rugby. Whilst the overall level of provision is below the National Playing Fields Association standard, a reasonable level of provision is achieved in several Parishes with at least one recreation ground located in each village. Moreover, consultations do indicate a degree of satisfaction with the overall level of pitch provision to serve the existing population. March 2006 Tunbridge Wells Borough Local Plan 9-7

162 9 Recreation 9.29 The greatest deficiency is in the provision of soccer pitches in the western part of the Borough, particularly Royal Tunbridge Wells, Southborough and Pembury. In addition, there is no capacity for growth in the provision of hockey in Royal Tunbridge Wells. The condition of some of the facilities, including pavilions and changing rooms, is also an area for concern A variety of other outdoor sports are provided for within the Borough including athletics, bowls, netball and tennis. There is planning permission for an athletics track at Mascall s School in Paddock Wood which, when developed, will be available for use by the public. Netball is in most instances possible through dual use of school facilities. Royal Tunbridge Wells 9.31 It is within the urban areas of Royal Tunbridge Wells and Southborough where the most significant deficiencies occur. This is demonstrated by the fact that a number of pitches maintained by the Borough Council are suffering from over-use. Unfortunately the opportunities for providing additional sports pitches are limited through topography and the lack of suitable sites in Borough or Town Council ownership. To help overcome the problem the Borough Council is investigating a number of management measures to increase the opportunities for outdoor sports and recreation. The installation of an Artificial Turf Pitch (ATP) and floodlighting at Hawkenbury Recreation Ground has allowed a greater intensity of use and the facility is well used Following a re-appraisal of the previous sports pitch allocation at Dunorlan Park, the provision of facilities at this location will not now be pursued. This is because the area is to be restored as an historic park and garden and, in part, is established as a temporary events location, catering for events such as circuses and horticultural shows Sites at Hawkenbury and Rusthall are identified as suitable locations for the provision of six additional sports pitches which, with an additional ATP, should meet the demand for new soccer pitches. These sites are reasonably level and adjoin existing pitch facilities. Any remodelling of the land should be minimised and new and existing boundaries and margins should be enhanced. Provision of the two sites is distributed to the west and east of Royal Tunbridge Wells allowing the opportunity to more closely serve the local catchment populations. Whilst the land identified is situated outside the defined Limits to Built Development and is within the Green Belt, its use for outdoor recreation would be consistent with countryside and Green Belt policies. Any proposed floodlighting would be required to comply with POLICY EN The Tunbridge Wells Borough Sports Facilities Study (2000) suggests that there should be sufficient local demand within the Plan period for an ATP to be provided in Royal Tunbridge Wells. This could serve a variety of local needs including those of Tunbridge Wells Hockey Club. Positioning a new ATP adjacent to the existing facility at Hawkenbury would enable, for example, hockey matches to be played concurrently, making maximum practical usage of the facility. Unlike the site at Rusthall, the Hawkenbury site is located outside of the Metropolitan Green Belt and the High Weald Area of Outstanding Natural Beauty In addition to new recreation grounds, the following sites require upgrading during the Plan period: Hilbert Recreation Ground (land drainage and car parking); Cadogan Playing Field (land drainage); Bayham Road Playing Field (car parking); Colebrook Recreation Ground (car parking); Nevill Grounds (land drainage); Hawkenbury Recreation Ground (land drainage); and Bayham Road Playing Fields (land drainage). 9-8 Tunbridge Wells Borough Local Plan March 2006

163 9 Recreation 9.36 The upgrading of existing sites is as important as developing new sites in improving the recreation provision for the town. For this reason, payments collected in connection with new residential development in lieu of on-site youth and adult recreation provision will be put towards upgrading existing sites as well as developing new ones The re-allocation of space within some of the Borough Council s recreation grounds in Royal Tunbridge Wells may result in the loss of some tennis courts and bowls rinks during the Plan period correcting the identified surplus of supply. Southborough 9.38 Southborough has the lowest provision of open space in the Plan area with only 0.7 hectares (1.7 acres) per 1,000 population. The closure of the Ridgewaye Secondary School has meant that alternative uses have been considered for the former school playing fields. The site represents a rare opportunity of flat land which adjoins existing pitches and is close to the community it serves. Land is allocated for outdoor recreation use which has the capacity for one, or potentially two, additional full-size soccer pitches by utilising land currently occupied by allotments. The allotments are not fully utilised, but those which are currently used are proposed to be relocated to either the underused adjoining site or the proposed new site allocated in this Local Plan (POLICY R7). The environmental value of the site as Important Open Space is recognised by POLICY EN21. Paddock Wood 9.39 The Tunbridge Wells Borough Sports Facilities Study (2000) has indicated that Paddock Wood has sufficient provision of sports pitches to meet demand through the Plan period. New facilities have been secured as part of the Hunter s Chase development to the south of the town. An athletics track has also been granted planning permission at Mascall s School. It is not necessary to allocate further land for youth or adult recreation space within the Plan period, and existing facilities will be protected under POLICY R1. Cranbrook 9.40 The Tunbridge Wells Borough Sports Facilities Study (2000) has indicated that there is adequate provision of outdoor pitches within the Cranbrook area. Changing facilities are in demand, particularly at Ball Field recreation ground, and, in connection with any new residential development, any payments collected in lieu of on-site youth and adult recreation provision will be put towards upgrading this facility. It is not necessary to allocate further land for youth or adult recreation space within the Plan period, and existing facilities will be protected under POLICY R1. Villages 9.41 The Tunbridge Wells Borough Sports Facilities Study (2000) and consultations that have been carried out with Town and Parish Councils and local sports associations indicate a degree of satisfaction with the overall level of open space within existing sports grounds. In most cases, there is no requirement to allocate further land for recreation, although in order to retain the current provision it is necessary to protect existing facilities through POLICY R1. Goudhurst 9.42 Following development of the existing soccer pitch off Cranbrook Road for a housing development, a new pitch is allocated on adjoining land to the east. The site is of sufficient size to accommodate a full-size pitch with changing and storage facilities. Dual use could be made of the primary school car park with some additional dedicated spaces provided as part of the development. The site is reasonably level and, with March 2006 Tunbridge Wells Borough Local Plan 9-9

164 9 Recreation minimal re-modelling and sufficient native planting to the south, should integrate satisfactorily within the landscape. Pembury 9.43 Information supplied by Pembury Parish Council and local sports associations indicates a high level of local demand for both adult and junior football as well as tennis. The opportunity exists to extend the existing Woodside playing fields, off Henwoods Mount by a total of 3.4 hectares (8.4 acres), to provide two new football pitches. Whilst the land identified is situated outside the defined Limits to Built Development and within the Green Belt, its use for sports pitches would be consistent with countryside and Green Belt policies. The land identified is reasonably flat and has the advantage of being close to existing recreation facilities. In view of the shortcomings of the existing access to the site, and the intensification of use likely to be associated with the additional pitches, a new access suitable for cars should be created directly from Woodside Road. POLICY R3 Land is allocated for sports pitches and other outdoor recreation facilities at the following locations, as defined on the Proposals Map: 1 Land adjacent to Hawkenbury recreation ground, Royal Tunbridge Wells; 2 Land adjacent to Rusthall recreation ground, Royal Tunbridge Wells; 3 Land west of the Ridgewaye, Southborough; 4 Land at Cranbrook Road, Goudhurst; and 5 Land adjacent to Woodside playing fields, Pembury. New boundaries should be sympathetic to the character of the adjoining countryside. New habitats for flora and fauna should be created along the boundaries and margins of the sites. CHILDREN S PLAYSPACE 9.44 This category covers recreation grounds, children s playspace within housing estates and larger equipped playspaces. Playspace includes areas for informal play as well as a range of conveniently located equipped sites for varying age groups which can incorporate areas suitable for more robust play such as kickabout areas and wheeled play facilities for skateboards and in-line skates The distribution of playspace is more critical than sports pitches in view of the need for convenient access by children. This is particularly so in higher density urban areas where there may also be poor access to parks, playing fields and other land The National Playing Fields Association (NPFA) recommends that 0.8 hectares of playspace per 1,000 population should be met at all times, with hectares of equipped playspace provided as part of that total. The Borough Council wishes to encourage the provision of challenging, attractive equipped playspaces within the Plan area which are accessible to the largest number of households. The NPFA has recommended the provision of a combination of Local Equipped Areas for Play (LEAPs) and Neighbourhood Equipped Areas for Play (NEAPs) in order to allow for playspaces which appeal to a broad range of children up to the age of fourteen Tunbridge Wells Borough Local Plan March 2006

165 9 Recreation 9.47 There are a total of 38 playspaces within the Plan area which are equipped to LEAP standard. The quality and range of equipment available at the moment is variable, and vandalism and limited resources for maintenance means that provision is not consistent across the Plan area. It is recognised that additional equipment is required, including some that is more robust, catering for different forms of play such as skateboarding. Royal Tunbridge Wells 9.48 There are considerable variations in the provision of children s playspace within Royal Tunbridge Wells and the following residential areas do not enjoy reasonable access to equipped children s playspaces: Showfields Road-Broadmead Camden Road-Goods Station Road Culverden Down-Molyneux Park Road St Peter s Stephens Road/Newlands Road area Upper Grosvenor Road area Grosvenor Road/Dudley Road Ravenswood Avenue area Albion Road area Sandhurst Park area Oak Road Grange Road area, Rusthall Green Way area, Sherwood Mereworth Road area Bayhall Road/Prospect Road area Broadmead, Broadwater Down area Moat Farm area Southview Road-Holmewood Road area Farmcombe Road area 9.49 A number of residential areas which are deficient in playspace comprise relatively low density development with predominantly large gardens, and the problem is less acute. Sometimes the worst deficiencies occur in predominantly built up areas where there is less prospect of suitable sites becoming available. In some localities, such as Ravenswood Avenue, and Albion Road/Prospect Road in Royal Tunbridge Wells the lack of children s playspace is partly compensated for by the close proximity of either a public park, garden or sports pitches Opportunities have been identified to rectify the situation in the Showfields Road- Broadmead, Camden Road-Goods Station Road, St Peter s, Culverden Down, Oak Road, Southview Road-Holmewood Road and Farmcombe Road areas of Royal Tunbridge Wells. This will be achieved through either the allocation of new sites for equipped playspace or the upgrading of existing space to either LEAP or NEAP standard The Showfields Road-Broadmead area of higher density housing has poor access to larger areas suitable for more robust play and ball games. Land is allocated adjacent to Broadwater Down County Primary School for playspace. The site is suitable for the provision of a NEAP Proposals in POLICY H6 to redevelop land off Goods Station Road for housing provide the opportunity to require a playspace to be incorporated into the site serving not only future residents but also the adjoining, older residential areas around Camden Road. The site would be suitable for the provision of a LEAP. Any contaminated land within the site would have to be removed from the site or capped in accordance with POLICY EN19. March 2006 Tunbridge Wells Borough Local Plan 9-11

166 9 Recreation 9.53 Proposals in POLICY H7 to redevelop the Kent and Sussex Hospital provide the opportunity to redress the imbalance in the Molyneux Park area through a requirement to provide children s playspace as part of any future development An opportunity exists to provide a children s playspace on land at Oak Road. The site would be suitable for the provision of a NEAP. The proposed use, accompanied by a high standard of landscaping, will enhance the general appearance and amenity of the locality. The site is also well positioned in relation to the Colebrook playing fields which would also benefit from any environmental enhancement Two further NEAPs are also proposed to supplement existing facilities in Hawkenbury and Rusthall A LEAP is proposed on land at the Julian Hewitt grounds, off Farmcombe Road Land at Goods Station Road is suitable for the provision of a NEAP. This will be provided in conjunction with the development of the housing sites at Goods Station Road (POLICY H6(a)) and Medway Road (POLICY H6(e)) The upgrading of existing playspace facilities at St John s recreation ground, off Beltring Road, provides an opportunity for a NEAP to serve the Culverden Down area If the land allocated for children s playspace in POLICY R4 were developed and the upgrading of existing facilities carried out, there would still be a limited number of areas without reasonable access to children s playspace in Royal Tunbridge Wells. In these locations the high density of development and the lack of opportunities to provide open space may preclude further improvement during the Plan period although POLICY R1 would apply in such areas. Southborough 9.60 Southborough has the poorest provision of open space per 1,000 head of population in the Plan area. Southborough Town Council owns land at Powder Mill Lane and this would be suitable for the provision of a NEAP within the Plan period. The High Brooms Road area is deficient in the standard of children s playspace provided. An opportunity exists on land available at Southview Road in the St John s-high Brooms area of Royal Tunbridge Wells and Southborough. The site is within Borough Council ownership and would be suitable for the provision of a LEAP. An equipped children s playspace is also proposed at The Ridgewaye site in POLICY CR6. The playspace is proposed to be equipped to a NEAP standard and should be available within the Plan period. Paddock Wood 9.61 Most of the Paddock Wood area, including the area around Tutsham Way/Mount Pleasant/Allington Road is so densely built up that there is no capacity for additional provision of children s playspace. However, most properties in the area have reasonable access to the Memorial Recreation Ground. Within the Warrington Road area, most properties enjoy reasonable access to the St Andrew s Recreation Ground. New children s playspace facilities have been secured as part of the Hunter s Chase development to the south of the town. Cranbrook 9.62 With the exception of the Turner Avenue/Dorothy Avenue area, Cranbrook benefits from a reasonable provision and distribution of equipped children s playspace, including a skate ramp at Crane Valley. Opportunities also exist, however, to upgrade the quantity and range of play equipment at both the Crane Valley and Ball Field playspaces to a NEAP standard Tunbridge Wells Borough Local Plan March 2006

167 9 Recreation Villages 9.63 In addition to the distances to facilities, the analysis of the distribution of children s playspace has included factors such as the provision of recreation grounds and village greens, the density of residential development, the constraints of the existing built up area and opportunities for access to the countryside. POLICY R4 Land is allocated for an equipped children s playspace at the following locations, as defined on the Proposals Map: 1 Land at Rusthall recreation ground, Royal Tunbridge Wells (NEAP); 2 Land at Oak Road, Royal Tunbridge Wells (NEAP); 3 Land at Powder Mill Lane, Southborough (NEAP); 4 Land east of London Road, Southborough (NEAP); 5 Land to the south of Broadwater Lane, Royal Tunbridge Wells (LEAP); 6 Land at Southview Road, Royal Tunbridge Wells (LEAP); 7 Land at Julian Hewitt grounds, Farmcombe Road, Royal Tunbridge Wells (LEAP); and 8 Land at Goods Station Road, Royal Tunbridge Wells (NEAP);and 9 Land at Kent and Sussex Hospital, Mount Ephraim, Royal Tunbridge Wells (LEAP). The extension and upgrading of an existing equipped children s playspace is proposed at the following locations, as defined on the Proposals Map: 1 Land at Hawkenbury recreation ground, Royal Tunbridge Wells (NEAP); 2 Land at St John s recreation ground, Royal Tunbridge Wells (NEAP); 3 Land at Crane Valley, Cranbrook (NEAP); and 4 Ball Field, Cranbrook (NEAP). INFORMAL OPEN SPACE 9.64 The Plan area contains a wealth of informal open space and woodlands ranging in size from places such as Tunbridge Wells Common, Bedgebury Pinetum and Lamberhurst Down to landscaped areas within housing estates. In Royal Tunbridge Wells some areas are linked by footpaths or landscaped walkways providing the basis of an integrated open space system allowing walks in and around the town. There are many opportunities for informal recreation, particularly the large number of public footpaths allowing people to walk in and around the towns and villages These resources are valuable in terms of both their recreational and amenity potential. However, whilst it is desirable that everyone should have convenient access to informal March 2006 Tunbridge Wells Borough Local Plan 9-13

168 9 Recreation open space this does not fall within National Playing Field Association guidelines nor are there any other generally accepted standards which can be applied. Wherever possible the Borough Council will seek opportunities to exploit the amenity potential of existing features or provide additional space or linkages, for example in connection with the redevelopment of existing sites, development of new sites or management of Council-owned land. The Borough Council will also use its influence to ensure that public parks and gardens, common land and woodland (such as High Woods, Royal Tunbridge Wells), are protected and improved through good management, and that, where appropriate, features such as picnic areas, trails and signposting are introduced to encourage better use. The Kent High Weald Project will provide expertise and resources in fulfilling some of these objectives. Southborough 9.66 As part of the redevelopment proposals at the Ridgewaye site, open space is to be retained for public amenity and informal recreation purposes. It is anticipated that the allocated area may be partly landscaped with an open space also retained. Paddock Wood 9.67 The juxtaposition of existing residential and the proposed economic development site on land west of Maidstone Road requires a well landscaped and open space. The open space would serve as an informal recreation area for residential properties situated to the north of the railway line and also for the surrounding employment area. It is expected that the site would also be laid out and developed in conjunction with the economic development site and would be maintained as an integral part of that development. POLICY R5 Land is allocated for informal open space at the following locations, as defined on the Proposals Map: 1 Land east of the Ridgewaye, Southborough; and 2 Land off Nursery Road, Paddock Wood. ALLOTMENTS 9.68 The Borough Council in Royal Tunbridge Wells and most of the Town and Parish Councils maintain allotments. These comprise both statutory allotments which cannot be used for any other purpose without Ministerial approval, and non-statutory allotments which occupy land initially held for other purposes such as road widening. At Speldhurst, allotments are owned by the Church and at Langton Green there are some privately owned allotments Under existing legislation, the Borough Council and Parish Councils are required to provide a sufficient number of allotment gardens to supply demand. A total of over 27 hectares are available within the Plan area, the distribution of which is given in the following table. Although some allotments are less accessible than others, overall supply exceeds demand with 35% of plots vacant in Royal Tunbridge Wells and Southborough and evidence of vacant plots in the Parishes. The last official guidance on allotment provision was provided in the findings of the Thorpe Committee of Inquiry into Allotments which was published in The report recommended a minimum level of provision of 0.2 hectares per 1,000 population, which implies a requirement of approximately 19 hectares within the Plan area Tunbridge Wells Borough Local Plan March 2006

169 9 Recreation 9.70 PPG3 (Annex C) states that allotments are excluded from the definition of previouslydeveloped land and this Local Plan seeks to protect them. When individual proposals come forward to develop allotment land these will only be acceptable if it can be demonstrated that no suitable alternative previously-developed land is available to accommodate the development. In addition, it will have to be shown that there is no unsatisfied demand for allotments within the locality or that alternative, convenient provision will be made elsewhere. New procedures governing the potential disposal of any redundant allotment land require that the use of vacant allotment sites must have been actively promoted and advertised prior to disposal. Applications for the sale of statutory allotment sites which attract objections should be referred to the Office of the Deputy Prime Minister prior to determination As well as representing a finite resource, allotments also have a functional role in providing open breaks between development. Such areas have been identified as Important Open Space within the Environment Chapter and are covered by POLICY EN21. Table 5: Tunbridge Wells Borough Local Plan Allotment Provision 2000 Parish Area (ha) Total Plots Vacant Plots RTW Southborough Cranbrook Paddock Wood Benenden Bidborough Brenchley Capel Frittenden Goudhurst Hawkhurst Horsmonden Lamberhurst Pembury Sandhurst Speldhurst TOTAL No allotment provision Site not within Parish ownership and currently unused March 2006 Tunbridge Wells Borough Local Plan 9-15

170 9 Recreation POLICY R6 Proposals for the development of allotment land which is located within the defined Limits to Built Development will only be permitted if all the following criteria are satisfied: 1 It can be demonstrated that demand within the locality for allotments on the land under construction no longer exists or that suitable alternative provision can be made elsewhere; 2 The Borough Council is satisfied that the land is not required to make good a shortage of public recreational open space; and 3 No suitable alternative previously-developed land is available to accommodate the development This Local Plan allocates allotment land in Southborough as a result of displacement of existing allotments by a new sports pitch (POLICY R3). Although there is some underuse of the allotments, additional land is allocated for replacement allotments in the vicinity. POLICY R7 Land at The Ridgewaye, Southborough, as defined on the Proposals Map, is allocated as allotment land. INDOOR SPORTS FACILITIES 9.73 The provision of indoor sports facilities is currently met within the Borough by Tunbridge Wells Sports and Indoor Tennis Centre, the Tunbridge Wells High School Sports Centre, Putlands Sports and Leisure Centre at Paddock Wood and the Weald Sports Centre in Cranbrook, together with a number of village and school halls (which provide for a limited range of indoor sports) and private clubs (catering for sports such as squash and indoor bowls). The Borough Council recognises that dual use of educational buildings provides an important indoor facility and dual use will be encouraged where possible. For example, improved facilities at the Tunbridge Wells High School Sports Centre will serve eastern Royal Tunbridge Wells and Pembury. Swimming pools are provided within the Plan area at the Tunbridge Wells Sports and Indoor Tennis Centre and Weald Sports Centre, and just outside the Plan area at Crowborough, Maidstone, Tonbridge and Tenterden Analysis of, and demand for, swimming facilities in the Plan period indicates that the swimming pools at Tunbridge Wells Sports and Indoor Tennis Centre and Weald Sports Centre are meeting current demand efficiently and will be likely to do so for the remainder of the Plan period. A recent study has shown that demand is presently insufficient to justify the construction of a further swimming pool in Paddock Wood. However, the Putlands Sports and Leisure Centre has been designed so that a 25 x 12 metre community pool could be added on its north side should demand increase to a viable level. As a pool could be located on the existing site no additional land has been allocated for this purpose in the Plan The analysis of demand within the Borough for multi-use sports hall facilities, capable of accommodating five-a-side football, netball, basketball and other uses, is currently 9-16 Tunbridge Wells Borough Local Plan March 2006

171 9 Recreation being met by Tunbridge Wells Sports and Indoor Tennis Centre, Tunbridge Wells High School Sports Centre, Putlands Sports and Leisure Centre and Weald Sports Centre. Demand is not expected to increase significantly over the Plan period sufficient to require the allocation of a further site for a sports hall There is currently one main gymnastics club within the Borough, the Tunbridge Wells School of Gymnastics, which operates out of Showfields Community Hall in Royal Tunbridge Wells. The club is well attended although facilities are inadequate to meet the basic training space requirements of 28 metres by 21 metres. The Regional Governing Body for Gymnastics have recognised that there is a need for a dedicated facility within the area given that the nearest alternative facilities are located in Maidstone, or Maresfield in East Sussex. The provision of a Borough facility would also accord with the facilities strategy adopted by the British Amateur Gymnastics Association. A suitable facility could be supported on a school site, taking advantage of an existing building of a suitable size, or a new building. Alternatively, facilities could be incorporated into a comprehensive mixed use redevelopment of an existing town centre site that may come forward within the Plan period. In either case, proposals would be assessed against POLICY EN1 and other policies relevant to the particular site. Recreation Provision Outside the Defined Limits to Built Development GOLF COURSES 9.77 The high-quality landscape and varied topography of the Borough has undoubtedly been an attraction to golf course operators, with a contraction in the amount of land required for agricultural purposes encouraging diversification from farming to leisure and recreation The Borough currently contains three 18-hole courses, at Cranbrook, Brenchley and Lamberhurst, and two 9-hole courses at Hawkhurst and Royal Tunbridge Wells, all of which are operated on a private membership basis. In addition, the Nevill Course is located on the border between Royal Tunbridge Wells and East Sussex The level of provision of existing courses within the Borough approximates to one course per 19,800 people. This compares with a national average level of provision of one course per 36,355 people, rising to one course per 34,350 in the south (Sports Council, 1992). In terms of overall provision the Borough is clearly well provided for in line with current standards. Although there is no municipal or pay-as-you-play course within the Plan area there are courses at Poult Wood in Tonbridge & Malling Borough and at Boars Head in Wealden District, both being close to the Borough boundary. These courses serve the needs of the widest possible spectrum of the local population, particularly new and young players Golf courses are acknowledged by the Government as being an acceptable use of the countryside, even within the Green Belt where alternative uses are severely restricted, particularly where they are developed without ancillary built structures and other uses. If designed sensitively, they can assist the retention and enhancement of important natural and built features and help protect wildlife and nature conservation features. In addition, the sites can give opportunities for increased access by the public to the countryside. Finally, new golf courses may also benefit the local economy by generating jobs and stimulating tourism as well as providing leisure facilities for local residents The protection of the character of the countryside and important landscape features, particularly within the High Weald Area of Outstanding Natural Beauty, will be important considerations when assessing proposals for golf course and other facilities such as pitch-and-putt courses and driving ranges. POLICIES EN25, EN26 and EN27 will apply to all such proposals within countryside locations. The landscape of the Plan area can be adversely affected through the impact on the traditional pattern of woods, copses, trees and hedgerows; the pattern of fairways, mown greens, tees and bunkers being very different to the agricultural pattern of fields and hedgerows. The undulating March 2006 Tunbridge Wells Borough Local Plan 9-17

172 9 Recreation topography of much of the Plan area means that the visual impact of new golf courses located on slopes or on ridgelines exposed to longer views is given added significance. Re-modelling of the local topography, through cut and fill, will be carefully controlled as will the construction and location of any ancillary buildings or structures. Lighting schemes will be assessed against POLICY EN As well as controlling buildings directly related to the proposal, the Local Planning Authority will guard against possible future development for replacement agricultural dwellings, buildings or structures resulting from the fragmentation of a farm holding which would have adverse landscape or highway implications It is important to protect the amenities of local residents against the impact of increased levels of activity. POLICY EN1 will apply to all proposals. Furthermore, the need for an adequate water supply will also be an important consideration and proposals will be assessed against POLICIES EN16 and EN17 within the Environment Chapter The Plan aims to reduce the need for travel by car and proposed golf courses and other golf facilities will only be permitted where they are well related to existing centres of population. POLICY R8 Proposals for new golf courses, pitch-and-putt courses and driving ranges will only be permitted where they would be well located to serve existing centres of population. EQUESTRIAN DEVELOPMENT 9.85 The growing popularity of horseriding for recreational purposes, or as part of a commercially based equestrian activity, has resulted in a number of stables being erected in the countryside. Applications for stables generally fall into one of the following categories: Private: a) Isolated in a field (unless a building to house horse used for farming purposes); b) On land adjacent to the owner s home but outside the residential curtilage, e.g. paddock adjoining house. Commercial: a) Riding school; b) Livery stables; c) Stud farm; d) Specialist training and competition, e.g. racing, polo, hunting, show jumping, showing, eventing stable In order to control the number of new buildings in the countryside to house horses for non-domestic or agricultural purposes, the use of existing buildings will be preferred. Where this is not possible, the scale, siting, design, materials and landscaping of the proposed buildings and boundary treatment will be required to be in keeping with the countryside setting. Whilst boundaries will be required to be stock-proof, the Local Planning Authority would not wish to see the introduction of visually inappropriate fencing and would expect appropriate hedge and tree boundary treatment (if necessary in addition to appropriate stock-proofing) Tunbridge Wells Borough Local Plan March 2006

173 9 Recreation 9.87 The volume and speed of traffic and the narrowness and alignment of some rural roads can make horseriding on roads impracticable and dangerous for horse, horserider and motorist alike. In the case of proposals for commercial riding schools, livery stables and other commercial establishments it is important that the proposal would not have an unacceptable impact on highway safety due to an increase in horse riding on unsuitable roads. POLICY R9 Outside the Limits to Built Development, proposals for the erection of domestic stables, commercial stables, maneges or sandschools or other equestrian activities, will only be permitted if all of the following criteria are satisfied: 1 In the case of proposals for commercial riding schools, livery stables and other commercial stables, they would not lead to an increase in horse riding on roads that, because of the nature or level of use of the roads affected, would be likely to have an unacceptable impact on highway safety; 2 The proposal would contain an appropriately sited and designed area for the reception of soiled bedding materials and provision for foul and surface water drainage; and 3 The proposed means of enclosure would be sympathetic to the character of the adjoining countryside. Implementation 9.88 Policy R2 R3 R4 R5 R7 Implementing Agency Private Sector, Housing Association Tunbridge Wells Borough Council, Town and Parish Councils, Private Sector Tunbridge Wells Borough Council, Town and Parish Councils, Private Sector Private Sector, Parish Councils Tunbridge Wells Borough Council and Southborough Town Council 9.89 Other policies and paragraphs in this Chapter will be applied by the Local Planning Authority to retain and encourage appropriate development consistent with the sustainable objectives of this Plan. March 2006 Tunbridge Wells Borough Local Plan 9-19

174 9 Recreation 9-20 Tunbridge Wells Borough Local Plan March 2006

175 10 Community Services Introduction 10.1 This Chapter includes policies and, where appropriate, land allocations for the provision of new community services The West Kent Health Authority is responsible for overall health planning, policy and public consultation as well as allocating funds to the local Trusts and primary care groups and monitoring and enforcing the Government s health strategy. One of the Plan s aims is to facilitate the provision of a new District General Hospital Education is the statutory responsibility of Kent County Council and provision is supplemented by private education facilities, especially for early years and childcare Community buildings are an important focal point for neighbourhood centres and the Plan seeks to retain, improve or replace existing facilities to meet local needs This Chapter also encompasses places of worship, libraries, police, fire and ambulance services, cemeteries, waste disposal, public utilities and waste recycling Community Services often operate from within town, neighbourhood and village centres and this Chapter should be read in conjunction with the relevant sections of Chapter 5. Health Services 10.7 National Health Service provision for the Plan area is the responsibility of the West Kent Health Authority, formed on 1 April The Authority is responsible for overall health planning, policy and public consultation as well as allocating funds to the local Trusts and primary care groups and monitoring and enforcing the Government s health strategy. Aims 1. To facilitate the provision of a new District General Hospital serving the Plan area and beyond, by allocation of a suitable site. 2. To provide guidance to both National Health Service providers and those offering healthcare in private practice on suitable locations for premises. HOSPITAL PROVISION 10.8 Maidstone and Tunbridge Wells National Health Service Trust, formed on 1 April 2000, is now the Trust responsible for the provision of hospital services covering the Plan area and beyond The Invicta Community Care NHS Trust also provides elderly care provision at Highlands House, Royal Tunbridge Wells and runs the Hawkhurst Community Hospital, as well as priority care services such as those for the mentally ill, disabled and the elderly. There is an extant planning permission for an extension to the Hawkhurst Cottage Hospital buildings. March 2006 Tunbridge Wells Borough Local Plan 10-1

176 10 Community Services Table 6: Tunbridge Wells Borough Local Plan Area Existing Hospital Provision April 2001 Kent and Sussex Hospital Homeopathic Hospital Pembury Hospital Highlands House (Geriatric) Mount Ephraim, Royal Tunbridge Wells Church Road, Royal Tunbridge Wells Tonbridge Road, Pembury Calverley Park Gardens, Royal Tunbridge Wells Maidstone and Tunbridge Wells NHS Trust Maidstone and Tunbridge Wells NHS Trust Maidstone and Tunbridge Wells NHS Trust Invicta Community Care NHS Trust Hawkhurst Cottage Hospital Hawkhurst Invicta Community Care NHS Trust One of the first duties of the newly-formed Maidstone and Tunbridge Wells NHS Trust has been to determine the nature and location of new hospital services at Royal Tunbridge Wells. Following an extensive public consultation exercise and feasibility studies during summer 2000, the requirement is for a District General Hospital, providing Accident and Emergency Services, acute medical and psychiatric services, women s and children s services, together with some other specialities which will be provided jointly with Maidstone Hospital. Some modern nurses accommodation and crèche facilities will also be required at the site. The population served will include the Tunbridge Wells Borough area, but patients for some services may be drawn from Maidstone and parts of East and West Sussex In accordance with national planning policy guidance (PPG13), a sequential site search was undertaken for selection of a suitable site. A central location would be the preferred site for attracting large numbers of people on a daily basis. The only possible site meeting this description would be the existing Kent and Sussex Hospital site at the edge of the centre of Royal Tunbridge Wells. However, feasibility studies have indicated that this site would not be large enough to accommodate the new hospital without high rise accommodation and a design and layout which would be unacceptable in terms of local amenity and in operational terms. There are no other suitable sites available within the built up area of Royal Tunbridge Wells and Southborough The existing Pembury Hospital site, although just outside the urban area of Royal Tunbridge Wells, is of sufficient size to accommodate the new hospital, (and could accommodate a phased redevelopment) whilst remaining operational. The site also has the advantages of: avoiding the need to take fresh land in the countryside; providing the opportunity to redevelop the Kent and Sussex Hospital site for mixed uses most appropriate for a centrally located site; providing an accessible location to serve most parts of the Plan area (particularly avoiding delays for emergency traffic accessing a town centre hospital) and to facilitate ease of access from those parts of the NHS Trust catchment area beyond the Plan area; avoiding current ambulance (and private) journeys between the Kent and Sussex and the Pembury Hospital sites and reducing the number of vehicular movements into Royal Tunbridge Wells town centre; and providing the opportunity of extending existing bus routes to the Pembury site and increasing the frequency of service to reflect changes in the catchment and function of the hospital Tunbridge Wells Borough Local Plan March 2006

177 10 Community Services The Pembury site is entirely within the Green Belt and has been identified as a Major Developed Site under POLICY MGB2 with a defined boundary on the Proposals Map. POLICY MGB2 (based on provisions of PPG2) allows for the redevelopment of such sites subject to certain considerations. The footprint of the existing built area should not be exceeded. In the case of the Pembury Hospital site, the existing footprint of 25,000 square metres should be sufficient to accommodate the proposed new District General Hospital. The height of buildings forming the new hospital should not exceed the maximum height of any of the existing buildings on the site. The whole redevelopment scheme would be judged against the overall visual impact it would have on the openness of the Green Belt The Pembury site is sensitively located as it abuts the High Weald Area of Outstanding Natural Beauty and Kent High Weald Special Landscape Area, woodland of SNCI standard and an SSSI site. Careful design and layout of the site will be essential, preferably with a masterplan for the entire project, showing phased redevelopment, layout, scale, bulk, massing, and height of buildings. Consideration should be given to the introduction of public art into this development A Transport Assessment should be submitted with proposals for the development of this site in accordance with POLICY TP1. POLICY CS1 Within the Pembury Hospital Major Developed Site, as defined on the Proposals Map, proposals for the redevelopment of existing buildings to provide a new District General Hospital will be permitted This provision is supplemented by various private healthcare facilities. Hospice provision for the Plan area is met by the Hospice in the Weald facility at Downingbury, Pembury, which is funded by a charitable Trust. DOCTORS, DENTISTS AND COMPLEMENTARY HEALTH PRACTITIONER SURGERIES There are some 19 doctors surgeries and 20 dental surgeries in Royal Tunbridge Wells and Southborough, although provision tends to be concentrated with least provision in the north eastern and south eastern parts of the town. Over three quarters of these are located either within the main town centre access zones or in the neighbourhood centres. All Parishes (with the exception of Bidborough and Capel) are served by at least one doctors surgery. Paddock Wood, Cranbrook, Hawkhurst, Pembury and Speldhurst also have at least one dental surgery within the Parish. Increasingly, complementary therapies such as osteopathy and homeopathy, are being made widely available in addition to NHS services. In some cases these are available at NHS doctors surgeries and there are also considerable numbers of independent practitioners in the Borough. It is proposed for the purpose of planning policy to treat them in a similar way to doctors and dentist surgeries, since similar locational considerations will apply There may be some demand for new surgeries and/or development associated with qualitative improvement to existing services. It is important that new surgeries are developed within existing built up areas and close to the population which they are to serve. Surgeries form one of the essential community services within Royal Tunbridge Wells and Southborough neighbourhood centres and within villages. For these reasons, this Plan seeks to concentrate new provision into existing defined town, neighbourhood or village centres (POLICIES CR1 to CR3) and to retain surgeries within neighbourhood centres or villages (POLICY CR13). Residential amenity may be affected by the greater March 2006 Tunbridge Wells Borough Local Plan 10-3

178 10 Community Services Education intensity of activity associated with such a development and this will require certain safeguards (see POLICY EN1). Where a change of use of a residential dwelling is proposed, the retention of self-contained residential accommodation is important in continuing to provide housing accommodation and in retaining the residential character of an area (see POLICY H1) Education is the statutory responsibility of Kent County Council. This provision is supplemented by private education facilities. Aims 1. To allow for a satisfactory level of primary and secondary school provision in accordance with proposed housing development and the projected numbers of school and pre-school age children. 2. To allow for the development and growth in early years and childcare facilities in appropriate locations. 3. To encourage the dual use of school facilities. 4. To protect open space attached to schools where it provides, or could provide, a valuable contribution to recreation provision or where it contributes to the character and amenity of the locality. 5. To encourage the provision of safe routes to school to encourage walking to school. SCHOOL PROVISION Pre-School Education Kent County Council aims to provide places for 4-year olds in Local Education Authority schools. Most early years and childcare provision for younger children is likely to be in the private sector during the Plan period, on both Local Education Authority and private sites. The Borough Council will support the provision of early years and childcare facilities in appropriate locations, within the defined Limits to Built Development. Future provision will be judged against POLICIES CS3, EN1, CR2 and other relevant policies in the Plan. Primary Schools The Kent Education Authority provides 33 primary schools within the Plan area of which 16 are located in Royal Tunbridge Wells and Southborough. There is at least one primary school serving each of the Parishes in the Plan area with three in Cranbrook Parish (at Cranbrook, Sissinghurst and Colliers Green), and two in Speldhurst Parish (at Speldhurst and Langton Green) Kent County Council will continue to meet future demands for primary school education principally within the existing established sites in the Plan area. Some new site provision will be required to cope with rationalisation plans and those schools requiring extension or relocation to overcome the problems of inadequate premises, or to cope with additional pupils resulting from changes in the population or new housing development New schools provision is dependent on the availability of funds. However, it is prudent to safeguard land which may otherwise be used during the Plan period for alternative development under other policies contained in this Plan Tunbridge Wells Borough Local Plan March 2006

179 10 Community Services The compact, built up areas, with potential environmental constraints, means that sites suitable for new primary schools to serve local communities can only be found at the edge of some of these settlements. For this reason, as an exception to planning policy, the Borough Council considers that primary schools, which are required to be sited close to the population which they serve, are acceptable in locations which adjoin the built up area. In all cases, sites have been chosen which are well located to serve the local catchment area by pedestrian access and on sites which match the relevant space standards for the school s requirement. Any such development permitted must be sympathetic to the character and landscape of the countryside, particularly the High Weald Area of Outstanding Natural Beauty Exceptionally, within Southborough, there is an opportunity to situate a new primary school close to the town centre where a range of other community uses are located New sites are allocated for the following schools on the basis that their existing sites or buildings are sub-standard or need to be rationalised onto one site, and to meet a growth in demand for primary school places which cannot be met through existing school provision: Southborough (new school required to meet existing and future demand as existing schools within the area are at or above capacity). Land for the school is reserved as part of POLICY CR6, which deals with the centre of Southborough; Paddock Wood (extension to the existing school required to alleviate overcrowding and to meet expected demand from existing under-fives currently resident in the town. No further major residential development is expected in Paddock Wood for the Plan period, so expansion of the school to four form entry within the existing site is deemed feasible by the education authority); Cranbrook Church of England Primary School (extension of existing school field site); and Sissinghurst Church of England Primary School (relocation onto a new site to provide more space, a better standard of accommodation and a playing field) All the allocated sites are situated within either a defined town, neighbourhood or village centre, (i.e. within 400m of a village boundary) as defined for the purposes of this Plan. POLICY CS2 The Local Planning Authority allocates land for primary school provision at the following locations and will refuse proposals for development which would compromise the implementation of the school proposal: 1 Land off Carriers Road, Cranbrook for Cranbrook Primary School (extension of existing school field site); and 2 Land off Common Road, Sissinghurst for Sissinghurst Church of England Primary School. March 2006 Tunbridge Wells Borough Local Plan 10-5

180 10 Community Services Secondary Schools There are currently nine secondary schools within the Plan area, six of which are located within Royal Tunbridge Wells and Southborough, one in Paddock Wood and two at Cranbrook In some cases, the schools are located outside the built up area of the settlement. However, outside the Green Belt, as an exception to other planning policies, the Borough Council considers that public institutional uses of this nature, which are required to be close to the areas of population which they serve, are acceptable in locations which adjoin the built up area provided the development complies with other relevant policies in this Plan. Special Schools Special educational facilities supplement the above primary and secondary schools. Two Local Education Authority special schools are located within the Plan area. No change is expected in this provision during the Plan period. Independent Schools State school provision in the Plan area is supplemented by independent schools catering for all-age boarders or day pupils. There are 15 independent schools in the Plan area (five in Royal Tunbridge Wells). Independent schools generally serve a wide catchment and for this reason have not been severely constrained in terms of location. The preferred location for all school development is within the defined Limits to Built Development, as defined on the Proposals Map. The Borough Council will generally support the establishment and development of independent schools in appropriate locations within the Plan area in accordance with POLICY CS Provision for new schools will not be permitted in the countryside unless, exceptionally, it is in accordance with allocations in POLICY CS2 serving a specific local community need for which no alternative appropriate sites are available. Extensions to sites or built facilities of existing schools will only be permitted if the school use is well established having satisfactorily occupied the site for a period of several years and provided there would be no detrimental impact on the character and amenities of the surrounding area. Within the Green Belt, opportunity is given for the infilling or redevelopment at Holmewood House School at Langton Green and Kent College at Pembury through POLICY MGB2, as these are defined as Major Developed Sites within the Green Belt. Development proposals at all other schools situated within the Green Belt are subject to POLICY MGB1. All proposals will be in accordance with POLICIES EN1, EN25, EN26 and EN27 and satisfactory footpath links and green travel plans would be provided to the main residential areas served by the school in accordance with POLICY TP1. POLICY CS3 Proposals for school provision will only be permitted if proposals are located within the Limits to Built Development, as defined on the Proposals Map, unless they are allocated in accordance with POLICY CS2 or represent an extension to an established school development Tunbridge Wells Borough Local Plan March 2006

181 10 Community Services DEVELOPMENT CONTRIBUTIONS TO LOCAL EDUCATION AUTHORITY SCHOOL PROVISION The Kent Education Authority have advised that most of the schools in the Borough are well subscribed and many are at, or near, the capacity of their existing facilities. Some are capable of expanding capacity within their existing sites. Clearly, additional housing development, whether on sites allocated in this Local Plan (POLICIES H6 and H7), or coming forward as unidentified sites through the enabling policy (POLICY H5) of the Plan could result in additional strain on the existing facilities. This could result in children having to travel long distances to school if places are not available in the locality. This is unsatisfactory for the pupils concerned and is likely to lead to more and longer trips by car The Education Authority is not in a position to fund all the necessary infrastructure required as a direct consequence of new development. Government advice, including Circular 05/2005, seeks to ensure that new development makes appropriate contributions towards service provision Consequently, the Local Planning Authority will seek a developer contribution towards school provision where there is a demonstrable shortage of capacity in the locality. If a residential development proposal will result in a shortage of school places within a two mile radius in the case of primary schools and within a three mile radius in the case of secondary schools, then a developer contribution will be sought. The number of pupils assumed to arise from new residential development is based on research carried out for the Local Education Authority, Kent County Council. The cumulative effect of a number of small developments on school provision could be significant, particularly within the Borough where the housing land supply includes a large number of smallscale developments. The Borough Council considers that the cumulative effects of developments of 10 bedspaces or more are likely to have a sufficiently significant impact on the demand for school places to merit contributions towards the provision of school places. The Local Education Authority advises that a development of 10 bedspaces would be likely to generate the need for at least one primary and one secondary school place. Bedspaces are calculated in accordance with the table included in the note to POLICY H2. A threshold of 10 bedspaces would capture some 75% of new dwellings (based on trends from the past five years), to a large extent overcoming the cumulative impact of small-scale developments. For these reasons, school provision will normally be required for developments providing a total of 10 bedspaces or more, although each development will be assessed on its own merits. Residential development of a type which is not likely to produce a demand for school facilities (for example, specialist accommodation for the elderly, and one-bedroom units) will be excluded. Where there are demonstrable exceptional and unforeseen costs involved in preparing and developing sites, the level of contribution towards education provision on any given site will be subject to negotiation at the time of a planning application so that the issue of viability can be considered A planning obligation will be required to secure contributions required under this Policy, which will be calculated on the basis of information provided by the Local Education Authority. The planning obligation should indicate when any contribution should be made and the broad location where the contribution will be used The Local Planning Authority has produced Supplementary Planning Guidance in parallel with this Local Plan to allow the detailed implementation of POLICY CS4 and to update and monitor the availability of school places within the Borough In accordance with the housing land strategy set out in Chapter 6 of this Local Plan and the principles in PPG3 (2000), no market housing sites have been allocated outside the defined Limits to Built Development of villages. All of the village schools within the Plan area are well subscribed and none are under threat of closure or are likely to be during the Plan period as a result of insufficient pupil numbers. Consequently, although some March 2006 Tunbridge Wells Borough Local Plan 10-7

182 10 Community Services are in need of new sites, there is no justification within the Plan area for this to be crosssubsidised by market housing outside the defined Limits to Built Development. POLICY CS4 Where a residential development proposal would generate a demand for primary school places which could not be met within a two-mile radius of the development, or for secondary school places which could not be met within a three-mile radius of the development, the Local Planning Authority will seek a development contribution towards school provision. THE DUAL USE OF SCHOOLS The dual use of school facilities can provide necessary recreational provision and enhance the role of the school as a focal point for the community. In land use terms, three types of school facilities can be made available to the public out of school hours; buildings, hard surface areas (including car parking) and sports pitches Most of the secondary schools, but only a limited number of primary schools, make their buildings available for meetings and indoor sports such as badminton and gymnastics. There is great potential for further dual use provision (where physical constraints allow this) in order to supplement existing community facilities, especially in the new purposebuilt primary schools proposed. The adaptation and extension of existing educational facilities should be carried out with a view to allowing use by the general public. The Borough Council will encourage the providers of education facilities to make provision for the dual use of facilities in the designs for new schools and will encourage the dual use of educational facilities for recreational and other purposes, where these are well placed to serve local needs. REDUNDANT SCHOOLS The rationalisation and upgrading of schools within the Plan area will release school buildings and sites for alternative uses. Schools proposed to be closed on their present sites in the Plan period include Lamberhurst and Sissinghurst Primary Schools (for which alternative locations have been identified in POLICY CS2) Schools which are located within defined neighbourhood centres would generally be well located to serve their catchment community and loss of such a community facility would generally be resisted (POLICY CR13) unless there are clear operational reasons for moving or closing the school In some cases the potentially redundant schools are situated in sensitive locations such as in conservation areas or within a residential area. Some are listed buildings and others are constrained in terms of access and car parking. The individual characteristics, layout and context of the buildings will limit the types of alternative uses which are appropriate The Local Plan indicates the type of alternative use which would be acceptable for these sites. Proposals for alternative uses will be expected to be in compliance with other relevant Plan policies Tunbridge Wells Borough Local Plan March 2006

183 10 Community Services POLICY CS5 The Borough Council will permit the following alternative uses for school sites which have been declared redundant or which are likely to become redundant during the Plan period and will seek the removal of inappropriate temporary structures: 1 Lamberhurst Primary School: Conversion of the building to residential or business use (Class B1); and 2 Sissinghurst Primary School: Conversion of the building to residential or business use (Class B1). Community Buildings For the purposes of this Plan, a community building is defined as a building, or part of a building, which is available for use by the local community for community activities. Such activities include scouts/cubs, guides/brownies, youth, religious and social activities and sports/dance/exercise The size of the building will vary from a small meeting room to a large hall capable of accommodating a large event of 100 or more people seated. Sometimes large or small halls are provided in the same building. In other instances, provision may be through a range of separate buildings dispersed throughout a local area. It is assumed that most residential areas should be able to have reasonable access (defined as being within approximately 800 metres radius) to: A large hall which would be capable of accommodating a large event of approximately 100 people seated, or a single badminton court. (There should also be access to a kitchen and toilets); A small meeting room (with access to kitchen and toilets) Although some schools can offer facilities for hire, not all can offer kitchen facilities and term time availability may be limited. Nevertheless many are adding to the facilities available for community activities, in accordance with Local Education Authority policy to promote schools as a focus for community activities. This has been taken into account in the overall assessment of provision for neighbourhoods. Aims 1. To encourage a satisfactory distribution of community building facilities. 2. To seek the retention, improvement or replacement of existing community building facilities to meet local needs. PROVISION OF COMMUNITY BUILDINGS The Tunbridge Wells Borough Community Hall Study (2000) has indicated that there is a reasonable level of provision of community buildings throughout the Borough, although data on accessibility and extent to which supply matches demand was not comprehensive. However, in considering the location of a new community building or the expansion of existing facilities, the impact of its use on the amenities of the immediate neighbourhood is an important consideration. In particular, increased pedestrian and vehicular movement and noise are key factors in judging their impact. March 2006 Tunbridge Wells Borough Local Plan 10-9

184 10 Community Services Community halls are often an important focal point for neighbourhood centres within Royal Tunbridge Wells and Southborough or village centres in other settlements. Proposals will be judged against relevant policies contained in this Plan, notably POLICY EN1 and POLICIES CR1-CR3. Royal Tunbridge Wells There are a large number of buildings and halls available for community use within the town. These are quite well distributed across the area and many are situated within the town or neighbourhood centres. The Tunbridge Wells Borough Community Hall Study (2000) indicates, however, that there may be areas within the town where improved provision or better management of existing facilities are needed. This does not necessarily require land allocation At Rusthall, although some of the local churches provide the focus for some basic community activities, the community lacks a central focus point. The feasibility of linking a community facility to the existing library could be investigated along with extending community use of St Paul s Junior School Within the Sherwood area, there is a good level of provision, through the Sherwood Community Centre, the YMCA (which both have spare capacity at the present time) and further provision becoming available in the near future with the completion of the dual use sports facility at Tunbridge Wells High School. The Sherwood Community Centre and YMCA buildings will be the subject of a feasibility study for rationalisation and improvement to better suit local needs. Apart from improving access to the facilities within the Sherwood area itself, there should be an opportunity to use the proposed redevelopment at Sandhurst Gasworks to achieve better pedestrian and cycleway links between the Oak Road area and the neighbourhood facilities which are available in the High Brooms and eastern parts of St John s Ward. Southborough At Southborough a need has been identified for a community building which would be capable of fulfilling a number of functions to meet community and recreation activities. Examples of such need include play sessions for toddlers, school holiday activities, keep fit and functions for older residents, the library and the Citizens Advice Bureau. The facility is most likely to be achieved through a refurbishment and extension of the Royal Victoria Hall at the centre of Southborough and/or potential dual use of the new primary school which is allocated at the Ridgewaye site immediately adjacent to the Royal Victoria Hall. Proposals for these important community buildings at the centre of Southborough are included within POLICY CR At the eastern end of Southborough, space has been reserved for a community facility within an existing building at ground floor level in Hornbeam Avenue. Local consultation exercises revealed a strong preference for a local shop and the premises have recently been marketed as such. There has been no commercial interest in such a venture to date and there will need to be further consultation with the High Weald Housing Association (the owners) and local residents as to what the space should be adapted for. Paddock Wood Paddock Wood has experienced considerable residential development in recent years and the need for community hall facilities has increased accordingly. The Putlands Sports Centre offers hall facilities for sport and community use, has good access and is well located to serve much of the residential development to the south of the railway line. However, the town lacks a multi-purpose community building to act as a focal point for the community at or near the town centre, which may offer a base for the Paddock Wood Town Council, enhanced library facilities, adult education, and hall provision for Tunbridge Wells Borough Local Plan March 2006

185 10 Community Services small-scale concerts and community groups. A site has been identified in POLICY CR8 as suitable for a range of town centre uses, including space for a community hall. Cranbrook A Community Centre Trust Fund for an additional hall has been established (supported by the Parish Council and other organisations) which would cater for the needs of a number of community groups, particularly elderly and youth groups. A central location is needed and sufficient space for access by vehicles accommodating the disabled or elderly. Subject to a feasibility study and the continued provision of library services, the site of the current library in Carriers Road would offer the opportunity for a central location and the use of existing town centre car parking. Hawkhurst Hawkhurst Parish Council operates three halls in the village and feasibility work into an alternative site and specification for a village community centre is ongoing. Villages Community hall provision across the remainder of the Borough is good with at least one hall in each parish. Some needs for refurbishment and additional provision have been identified An extension to the existing village hall at Benenden has been completed Capel village hall is in need of major refurbishment, but the building is not owned by the Parish Council Pembury village hall has recently been re-built on the existing site and an extant outline permission for further hall accommodation at Woodsgate Corner has recently been renewed. There is therefore no need to show this site as an allocation There is an outstanding planning permission for a new village hall at Ringle Green, Sandhurst, which is to be renewed, pending the outcome of funding bids. Consequently no allocation is made in this Local Plan At Langton Green, planning permission has been granted for a new hall at Langton Recreation Ground Community buildings continue to make an important contribution to community life and the current distribution generally serves the local population well. The retention of such facilities is desirable. POLICY CR13 aims to protect community buildings, along with other community facilities where they are clustered together in defined neighbourhood centres or villages More generally, it is often difficult to replace existing community buildings in new locations where issues including the scale of building and residential amenity must be carefully considered. Consequently, outside the defined neighbourhood centres and villages, where individual proposals come forward to redevelop or change the use of a community building, this would be acceptable only if it can be demonstrated that there is only very limited demand for the facility within the locality or that alternative, satisfactory provision is made elsewhere. March 2006 Tunbridge Wells Borough Local Plan 10-11

186 10 Community Services POLICY CS6 Proposals for the redevelopment or change of use of a community building to alternative uses located outside defined neighbourhood and village centres will only be permitted if it can be demonstrated that demand within the locality for the facility no longer exists or that suitable alternative provision is made elsewhere. Places of Worship Each Parish contains at least one church building, whilst some Parishes accommodate a number of denominations. Places of worship are often local landmark buildings (and many are protected as listed buildings or, by virtue of their location, within conservation areas) and may also represent an important community resource. POLICY CR13 seeks to protect places of worship, along with other community facilities, where they are clustered together in defined neighbourhood centres and villages. Should a place of worship be made redundant during the Plan period, proposals for alternative uses will be considered in accordance with relevant Plan policies. Any proposals for new places of worship will be considered in accordance with all relevant Plan policies. Libraries Library services are provided in the Plan area by four libraries in Royal Tunbridge Wells (Tunbridge Wells Central, Sherwood Estate, Showfields Estate and Rusthall located at St Paul s School) and smaller branch libraries are located at Southborough, Paddock Wood, Cranbrook, Hawkhurst, Horsmonden, Pembury and Speldhurst. These are complemented by mobile libraries which visit the remaining Parishes Kent County Council are of the opinion that the number and distribution of libraries are likely to be maintained at the current level during the Plan period. This has been reinforced through the protection of POLICY CR13. However, there is a growing trend towards multi-purpose buildings where the library function is combined in a single building with other community functions or services. In this way services could be moved to new premises and improved. The libraries at Paddock Wood and Southborough may be relocated in this way and combined with a general purpose community building. New multi-purpose community buildings should be located within defined town, neighbourhood or village centres in accordance with POLICIES CR1- CR3. Police, Fire and Ambulance Services Kent County Constabulary, Kent Fire Brigade and Kent Ambulance Service have no intentions to expand or relocate their services within the Plan area to Cemeteries Adequate land capacity exists within the municipal cemetery and crematorium facilities at Royal Tunbridge Wells for the period to No requests for further provision have arisen from the church authorities for the Parishes. Waste Disposal The Borough Council s responsibilities for waste disposal extend only as far as domestic refuse collection Tunbridge Wells Borough Local Plan March 2006

187 10 Community Services Under the Environmental Protection Act 1990 a Waste Management Plan is required from the Waste Regulation Authority to assess how much and what types of waste are produced in Kent and how and where the waste should be disposed of. The Waste Management Plan was the responsibility of the Kent County Council but in April 1996 this duty was transferred to the Environment Agency Under the Planning and Compensation Act 1991, Kent County Council are required to produce a Waste Local Plan which must contain detailed proposals and policies on the location and type of development associated with the depositing of refuse or waste material. It must have regard to the findings of the Waste Management Plan. Kent County Council adopted their first Waste Local Plan in March The only implications of the Waste Local Plan for the Borough are a continuation and improvement of the waste transfer station at North Farm, Royal Tunbridge Wells (for non-toxic industrial wastes and household waste) and the possibility of use of land also at North Farm for the sorting, recycling and transfer of demolition rubble from local building projects. Utilities The main utilities companies serving the Plan area have not indicated any major problems with supplies or services for the period to However, there may be a need for off-site works which developers may be required to provide, to enable new development sites to be served adequately and, where relevant, these are mentioned in the appropriate allocation policies. Waste Recycling Recycling facilities have been provided at a number of key points within or near town, neighbourhood and village centres throughout the Borough. They are an important element in creating a more sustainable society and reducing the amount of waste material to be disposed of to landfill or incineration. Their retention is sought within neighbourhood and village centres by POLICY CR13. Implementation Policy Number CS1 CS2 Implementing Agency Maidstone and Tunbridge Wells NHS Trust, Private Sector Kent County Council Other policies and paragraphs in this Chapter will be applied by the Local Planning Authority to retain and guide development consistent with the sustainable objectives of this Plan. March 2006 Tunbridge Wells Borough Local Plan 10-13

188 10 Community Services Tunbridge Wells Borough Local Plan March 2006

189 11 Transport and Parking Introduction 11.1 This Local Plan seeks to manage transport through promoting alternative modes of travel, infrastructure improvements and by allocating land for new development in areas which are well served by facilities and/or public transport. Transport considerations have been a key factor in influencing the location of development within this Plan, with the focus on Royal Tunbridge Wells and other town centres in order to avoid significant new development dispersed through the Borough s villages or throughout the countryside In order to encourage walking, cycling and the use of public transport, improvements are sought to these networks, and careful consideration will be given to the needs of the users of these networks To continue past patterns of development with associated patterns of transport and consumption is unsustainable. However, since parts of the Plan area are characterised by a dispersed settlement pattern, it will also be necessary to cater for the private car during the Plan period. By promoting alternatives to the car for access to new development and by reducing the amount of parking in new developments, more efficient use can be made of the land available for development, particularly in places with good public transport accessibility However, the Local Planning Authority does not control the transport system and complementary transportation and land use planning strategy is achieved through coordination with the relevant authorities The Department for Transport (via the Highways Agency) is responsible for trunk roads such as the A21. Construction, improvement and maintenance of other statutorily adopted highways are the responsibility of Kent County Council, as Highway Authority. In order to co-ordinate strategic transport provision, a Regional Transport Strategy has been produced by the South East England Regional Assembly The rail infrastructure and services are the responsibility of the Department for Transport, Network Rail and the Train Operating Companies. Bus services are provided by private transport operators, some of which are supported or procured by the Highway Authority or through planning agreements The Borough Council is responsible for management of public off-street parking within the Borough and, in conjunction with the Highway Authority, it has recently become responsible for the management of on-street parking The Kent Local Transport Plan provides strategic guidance for future transport provision in Kent. Government guidance advises that the strategy underpinning the Kent Local Transport Plan and the Local Plan should be complementary The Borough Council and Kent County Council have approved the Tunbridge Wells Borough Transport Strategy (2003) which, in conjunction with the Local Transport Plan and Local Plan, ensures that the strategies for transport and land use planning are complementary. The Strategy sets out a series of transport objectives for strategic transport provision affecting the Borough; Royal Tunbridge Wells and Southborough, the small rural towns of Paddock Wood, Cranbrook and Hawkhurst, villages and the rest of the rural area This Chapter examines the transport and parking provision required to serve new development, safeguards routes for transport infrastructure and then sets out transport and parking proposals for each settlement where there is direct implication for land use planning. March 2006 Tunbridge Wells Borough Local Plan 11-1

190 11 Transport and Parking Aims Set out below are transport and parking objectives for the Plan which relate directly to the use of land within the Borough: 1. To make suitable land use provision for strategic transport proposals, including new highway and rail infrastructure, within the Borough. 2. To retain and enhance public parking provision serving the small rural towns of Paddock Wood, Cranbrook and Hawkhurst and retain existing provision in Neighbourhood and Village Centres. 3. To ensure that the layout and design of new development is readily accessible including safe and direct routes for pedestrians, cyclists and the mobility-impaired which link to existing networks. 4. To ensure that new development is not detrimental to highway safety, either in terms of access onto the highway network or the level of traffic likely to be generated by the development. 5. To ensure that the level of parking provided with new development enables the most effective use of land and reflects the proximity of local services and the availability of alternative transport provision. 6. To make suitable parking provision for people with disabilities and cyclists as part of new development. 7. To ensure that proposals for new development are accessible by a range of transport modes, including public transport, cycling and walking and, where appropriate, make suitable provision towards new transport and public parking infrastructure. Transport Provision with New Development ACCESS TO NEW DEVELOPMENT All development needs to ensure that it can be safely accessed Kent Design a guide to sustainable development (2000) sets out access guidelines for new development and, in particular, includes the following principles: highway standards for private cars should reflect the provision of alternative modes of transport (buses, cycleways and pedestrian routes); developments should be readily accessible with safe, direct routes for vehicles, pedestrians, cyclists and the mobility-impaired; and new infrastructure for cycling, walking and riding should be linked into existing networks The sections below detail the transport infrastructure requirements for different types and scale of development. Large-Scale Non-Residential Development Transport Assessments For the purpose of assessing large-scale non-residential developments, the thresholds set out in Table 7 will be used to identify the need for a full Transport Assessment and 11-2 Tunbridge Wells Borough Local Plan March 2006

191 11 Transport and Parking Travel Plan to be prepared and submitted alongside any planning application. The thresholds reflect guidance provided by PPG13 and accord with those defined within the current Kent Vehicle Parking Standards. Table 7 Guidance on the thresholds above for which a full Transport Assessment and Travel Plan will be required for non-residential development are: Land Use Class A1 Retail Establishments A2 Financial & Professional Services Threshold for Transport Assessments & Travel Plans 1,000 sq m 2,500 sq m A3, A4 and A5 Food & Drink 400 sq m B1 Office B1 High Tech / Light Industrial B2 General Industrial B8 Storage & Distribution B8 Wholesale Trade Distribution C1 Hotels C2 Residential Institutions D1 Primary & Secondary Schools, Further & Higher Education Establishments D1 All Other Non-Residential Institutions D2 Assembly & Leisure D2 Stadia 2,500 sq m 3,000 sq m 5,000 sq m 10,000 sq m 3,000 sq m 100 parking spaces 100 parking spaces All new and expanded school facilities 2,500 sq m 1,000 sq m 1,500 seats Other unclassified uses or mixed developments on a scale considered by the Local Planning Authority to be major travel-generating development may require a full Transport Assessment and Travel Plan. Smaller-scale development considered by the Local Planning Authority to be located in a location where measuring the transport impact of a proposal is critical, or that is otherwise likely to have a prejudicial impact on the implementation of local transport strategies may require a full Transport Assessment and Travel Plan For large-scale proposals, the assessment should illustrate accessibility to the site by all modes and the likely modal split of journeys to and from the site. It should give details of proposed measures to improve access by public transport, walking and cycling, to reduce the need for parking associated with the proposal and to mitigate transport impacts. The content of Transport Assessments should reflect best practice These assessments will enable the Local Planning Authority to assess the application and provide a basis for discussion on details such as the level and location of parking and the need to improve access to the site for all modes. When considering proposals to improve access to the site, relevant proposals of the Local Transport Plan and Borough Transport Strategy should be taken into consideration. The provision of, and/or contributions towards, measures identified in these strategies may resolve the access needs for a development Transport Assessments should provide the basis for consideration of the level of parking to be provided in conjunction with larger non-residential developments falling March 2006 Tunbridge Wells Borough Local Plan 11-3

192 11 Transport and Parking outside the Tunbridge Wells Central Parking Zone (Commercial). PPG13 advises that incentives should not be created for development to locate away from town centres, by allowing excessive levels of car parking to be provided to serve new development in other areas. Where there is a need to improve access to a peripheral development or one currently poorly served by a range of transport, and the need for measures to be provided is identified in a Transport Assessment, the level of parking provided should be lowered accordingly. Travel Plans In accordance with Government guidance, Travel Plans should be treated as equally important as the other transport infrastructure and mitigation measures addressed in a Transport Assessment. Travel Plans are promoted to help raise awareness of the impacts of travel decisions and as a mechanism for the delivery of sustainable transport objectives, including: reductions in car usage (particularly single occupancy journeys) and increased use of public transport, walking and cycling; reduced traffic speeds and improved safety for pedestrians and cyclists; and more environmentally friendly delivery and freight movements Travel Plans should be submitted alongside planning applications which are likely to have significant transport implications as set out in Table 7 above. Travel Plans may be used to identify measures which would reduce the level of potential traffic impact of development proposals Travel Plans should be worked up in consultation with the Local Planning Authority and local transport providers. They might be designed for applicant development only or be part of a wider initiative in co-operation with other occupiers. Plans should comply with best practice. For example, they should include measurable outputs and arrangements for monitoring and review in the event that agreed objectives are not met In the case of speculative development it may be difficult to fully detail all aspects of a Travel Plan in the absence of a known occupier. However, the developer will be required to submit proposals for the development of a Travel Plan with the application. POLICY TP1 Proposals for large-scale non-residential development will be required to be accompanied by a Transport Assessment and a Travel Plan to demonstrate the adequacy of transport infrastructure to serve the development. Where adequate transport infrastructure is not available to serve the development, the Local Planning Authority will seek the provision of, or contributions towards, appropriate measures which will address the identified inadequacy and which assist walking, cycling, public transport, other highway improvements and/or Park and Ride provision. Transport Assessments and Travel Plans should also accompany development proposals for new or significantly expanded schools, and may also be required by the Local Planning Authority in support of a development which would otherwise be unacceptable due to the level of traffic which would be generated Tunbridge Wells Borough Local Plan March 2006

193 11 Transport and Parking Smaller-Scale Non-Residential Development Non-residential development of a smaller scale than that requiring a full Transport Assessment or Travel Plan (see Table 7) can nevertheless have a significant impact on the local transport infrastructure. It is equally important that such development is welllinked to all modes of transport Non-residential proposals of 500 square metres, or expecting more than 50 person trips on any day of the week, will be required to be accompanied by an outline statement of Transport Assessment. The outline statement should describe the scale and modes of transport provision required and identify improvements to transport provision that are proposed. The outline statement may be utilised in identifying appropriate car parking provision and, where appropriate, should refer to relevant initiatives and proposals in the Borough Transport Strategy The scale and range of transport provision needed to serve a proposed development will be dependent on its size and location. This Local Plan focuses non-residential development on existing Town, Neighbourhood or Village Centres. However, these locations sometimes require improved infrastructure within, and from, the centre, such as footways, cycleways, crossing points, bus infrastructure and roads. Sites not located within a defined centre are likely to require considerably greater improvements to transport infrastructure which connects with the residential areas likely to be served by the development Exceptionally, a full Transport Assessment or Travel Plan may be required for smaller developments in a location where measuring the local transport impact of a proposal is critical, or where the proposal would otherwise be likely to have a prejudicial impact on the implementation of local transport strategies. Where a proposal necessitates highway improvements, the developer will be required to meet the cost of the improvements where these are fairly and reasonably related to the development. POLICY TP2 Proposals for smaller-scale non-residential development in excess of 500 square metres gross floorspace, or expecting more than 50 person trips on any day of the week, will be required to be accompanied by an outline statement of Transport Assessment. Where adequate transport infrastructure is not available to serve a development, the Local Planning Authority will seek provision of, or contribution towards, appropriate measures which will address the identified inadequacy and which assist walking, cycling, public transport, other highway improvements and/or Park and Ride provision. Residential Development Residential development represents the origin of most trips. Where larger-scale development is proposed, it is important that the development incorporates safe pedestrian and cycle provision which is not dominated by the needs of the car. Furthermore, the sites should be well-linked by all modes of transport to key destinations such as a defined Primary Shopping Area, Neighbourhood or Village Centre or Economic Development Area. This may require provision of, for example, a new footway, cycleway or road crossing facility and relevant proposals of the Local Transport Plan and Borough Transport Strategy will be taken into consideration. The requirements for access to the road network are set out in POLICY TP4. For the purposes of this Plan, larger-scale residential development is taken as sites of 0.4 March 2006 Tunbridge Wells Borough Local Plan 11-5

194 11 Transport and Parking hectares or greater, or 15 dwellings or more, whichever is the lower. A Transport Assessment is likely to be required for sites of 50 dwellings or more. The threshold of 50 dwellings is in accordance with the current Kent Vehicle Parking Standards. POLICY TP3 Proposals for larger-scale residential development should demonstrate how the needs of pedestrians, cyclists and buses are met, including: the provision of new or improved segregated footways and cycleways within the site and convenient and safe links to key destinations such as a defined Primary Shopping Area, Neighbourhood or Village Centre, Economic Development Area, a school and public transport provision; and scheme layouts which facilitate bus access and maximise bus patronage, together with the provision of facilities such as shelters and seating. Proposals which will have significant transport implications should be accompanied by a Transport Assessment to demonstrate the adequacy of transport infrastructure to serve the development. Where adequate transport infrastructure is not available to serve the development, the Local Planning Authority will seek the provision of, or contributions towards, appropriate measures which will address the identified inadequacy and which assist walking, cycling, public transport and other highway improvements. Access to the Road Network The overall approach of the strategy for transport and land use planning is to locate development where the choice of transport mode is maximised. The Road Traffic Reduction Act requires a reduction in traffic growth. However, access to the road network will remain important in the control of development as an instrument in achieving a safe highway network. This is particularly important in a Plan area containing a number of roads which have severe width restrictions and poor alignment The Department for Transport s current policies in relation to trunk roads, such as the A21, are set out in Government circulars The Kent Structure Plan 1996 and the Kent & Medway Structure Plan 2006 identify a hierarchy of roads throughout the county. The Kent Structure Plan 1996 and the Kent & Medway Structure Plan 2006 state that the construction of new accesses or the intensification of existing accesses onto the defined inter-urban primary or secondary routes will be refused where an increased risk of accidents or significant traffic delays may result. Furthermore, it is expected that traffic should be well related to this network. The Kent Structure Plan 1996 and the Kent & Medway Structure Plan 2006 do not classify the function of roads within individual built up areas. A detailed listing of the road hierarchy within settlements is set out in Appendix 6 against which proposals affecting both existing and proposed roads can be assessed Tunbridge Wells Borough Local Plan March 2006

195 11 Transport and Parking POLICY TP4 Proposals will be permitted provided all of the following criteria are satisfied: 1 The road hierarchy and the function of routes (as set out in Appendix 6) have adequate capacity to cater for the traffic which will be generated by the development, taking into account the use of, and provision for, alternative modes to the private car; 2 A safely located access with adequate visibility exists or could be created; 3 Within the Limits to Built Development, as defined on the Proposals Map, an additional access or the intensification of use of an existing access directly onto a Primary or District distributor, would not significantly worsen traffic conditions in terms of delay or the risk of accidents; 4 Outside the Limits to Built Development, as defined on the Proposals Map, the development would not involve the provision of an additional access or the intensification of use of an existing access directly onto a Primary or Secondary route; and 5. The traffic generated by the proposal does not compromise the safe and free flow of traffic or the safe use of the road by others. Where a proposal necessitates highway improvements, the developer will be required to meet the cost of the improvements where these are fairly and reasonably related to the development. Parking Provision with New Development Kent Vehicle Parking Standards In February 1999, Kent County Council as Highway Authority adopted new maximum parking standards for all new developments in line with advice in PPG13. Subsequently, revised parking standards were adopted in 2003 as Supplementary Planning Guidance to the Kent and Medway Structure Plan 2006, in the light of more recent advice in Regional Planning Guidance for the South-East (RPG 9) and the revision of PPG13, which stress the need for parking restraint, in pursuit of the aim of reducing car use. This is also advocated in Kent Design a guide to sustainable development (2000) which looks at parking provision within an overall demand managed system and, of most importance, promotes developments with increased densities and constrained parking provision The latest vehicle parking standards document adopted by Kent County Council are adopted by the Local Planning Authority as Supplementary Planning Guidance as they form part of Kent Design, and should apply to new development subject to the following exceptions: residential development within the Tunbridge Wells Central Access Zone (POLICY TP6); non-residential development within the Tunbridge Wells Central Parking Zone (POLICY TP7); small-scale changes of use to non-residential uses (POLICY TP8); development affecting listed buildings and conservation areas (POLICY TP8); and March 2006 Tunbridge Wells Borough Local Plan 11-7

196 11 Transport and Parking these standards may be departed from where it can be clearly demonstrated that this is required by local circumstances Where provided, Transport Assessments and Travel Plans will be considered to identify the non-car borne component of all trips associated with a development, so that the necessary parking requirement can then be identified. This will enable an appropriate level of parking below the maximum identified by the parking standards Parking requirements for the mobility impaired are defined in the Kent Vehicle Parking Standards. It should form part of the overall parking allocation for a site but is not included in the operational parking requirements. Operational parking is defined as space for servicing, loading and unloading and other traffic which must park on the premises for reasons of security, ease of access to transport, or if the site operates when access to public transport is not available (unsociable working hours). POLICY TP5 Vehicle parking in connection with development proposals other than those covered by POLICIES TP6, TP7 and TP8 will be restricted to the maximum necessary having regard to local highway conditions. Kent County Council s Vehicle Parking Standards, adopted by the Council, will be applied to such development proposals. Residential Development in Tunbridge Wells Central Access Zone Parking Provision PPG3 (2000) highlights that requirements for parking are a significant determinant of the amount of land required for new housing. Local authorities are advised to lower parking standards in town centre locations where services are readily accessible by walking, cycling or public transport, and for residential conversions, where off-street parking is less likely to be integrated into a scheme Within the hierarchy of centres identified by this Plan, Royal Tunbridge Wells town centre is a sub-regional shopping centre with a good range of facilities, services and employment opportunities available, and with good access to a range of public transport, thus reducing the need to travel by car. Consequently, the Local Planning Authority has defined an area within a reasonable distance of the centre measured as an 800m radius from three key locations within the Primary Shopping Area referred to as the Tunbridge Wells Central Access Zone (Residential) The accessibility of this area to the centre by a range of modes of transport allows parking standards for residential development in the Tunbridge Wells Central Access Zone to be lower than the Kent County Council maximum standards Further exception is made for conversions to flats within the Zone. Provided no more than minor development (15 bedspaces) is proposed, no additional on-site parking will be required These standards will facilitate higher density residential development within the area In the case of large-scale residential development, access to the pedestrian, cycle and public transport provision should be provided or a contribution towards such provision will be sought in accordance with POLICY TP3. In addition, contributions towards the implementation of Residents Parking Zones will be sought where no Zone is in place in order to manage any additional parking pressure placed on roads in the vicinity of the development Tunbridge Wells Borough Local Plan March 2006

197 11 Transport and Parking POLICY TP6 Within the Tunbridge Wells Central Access Zone (Residential), as defined on the Proposals Map, the following parking provision will apply: 1 A maximum parking standard of one space per dwelling; 2 In the case of schemes for the conversion of existing buildings to no more than 15 bedspaces *(1) (gross), the provision of additional on-site parking will not be required; and 3 In the case of larger-scale residential development, a contribution towards the implementation of Residents Parking Zones may be sought if the need for the zone is directly related to the proposed development. Any contribution should also be fairly and reasonably related in scale to the proposed development. Notes: *(1) Bedspaces will be calculated in the following way: Bedrooms per Property Bedspaces per Property Non-Residential Development Parking Provision PPG13 advises that the availability of car parking has a major influence on the choice of means of transport, and may have a bearing on levels of congestion. In addition, parking takes space in commercial developments and hence reduces densities. Tunbridge Wells Central Parking Zone (Commercial) In view of traffic congestion in the central part of Royal Tunbridge Wells and on the main radial routes, this Local Plan seeks to limit the amount of on-site parking provided in conjunction with new commercial development. This will also maximise development potential in the town centre, where public transport and other alternative modes are readily accessible A Central Parking Zone (Commercial) has been defined for Royal Tunbridge Wells, which broadly defines the area of concentrated commercial development within, and at the edge of, the town centre. Within this Zone, proposals for all retail, food and drink, business and leisure uses will be required to provide operational parking spaces only on-site, at levels prescribed in the latest Kent County Council parking standards. Royal Tunbridge Wells town centre offers a range of on-street parking and off-street public car parks whilst provision is also made for Park and Ride facilities, to meet the needs of employees, visitors, shoppers and tourists. In addition, a range of transport options are available within this central location. The restriction of further private non-operational parking is not considered a threat to the vitality and viability of the centre. March 2006 Tunbridge Wells Borough Local Plan 11-9

198 11 Transport and Parking POLICY TP7 Within the Tunbridge Wells Central Parking Zone (Commercial), as defined on the Proposals Map, operational parking only should be provided on-site for development within Use Classes A, B and D and commercial sui-generis uses. Small-Scale Changes of Use In the case of small-scale changes of use to non-residential development of under 100 square metres within the Limits to Built Development, no additional non-operational parking will be required to serve the development. This will provide for flexibility between uses in respect of minor development, particularly within Primary Shopping Areas and Neighbourhood and Village Centres. Such exemptions will not apply in the rural area outside the Limits to Built Development given the reliance on the car in such locations. Development Affecting Listed Buildings and Conservation Areas There are sound conservation reasons which occasionally make it impossible and undesirable to meet standard parking requirements on-site. It is not intended that, on constrained sites, the lack of sufficient off-street car parking and loading and unloading facilities should preclude the conversion of a listed building, or building important to the character of a conservation area. In such cases contributions will be sought towards improving provision of alternative forms of access such as footways, cycleways and Park and Ride. POLICY TP8 Within the Limits to Built Development, as defined on the Proposals Map, the provision of additional non-operational parking will not be required in the following instances: a) Changes of use to non-residential uses involving gross floorspace of no more than 100 square metres; b) Proposals essential to the successful restoration, refurbishment or re-use of buildings of architectural or historic interest or buildings which make a significant contribution to the character of a conservation area; or c) Proposals essential to the successful integration of a development scheme within a conservation area. In all cases operational parking for non-residential development should be provided on-site where feasible. Cycle Parking The provision of cycle parking facilities should be incorporated into new developments. The provision of convenient and secure cycle parking and storage facilities should be made at shopping, community facilities and transport nodes, as advocated in PPG Tunbridge Wells Borough Local Plan March 2006

199 11 Transport and Parking Cycle parking standards for new non-residential development are set out in Kent County Council s Cycling Strategy for Kent, and these standards will be applied to new development. Additionally, given the limited availability for cycle storage, cycle parking should be provided for new-build residential development without private curtilage, such as flats. Communal cycle parking facilities to serve the residential development is envisaged. POLICY TP9 Within the Plan area, the cycle parking standards for non-residential development set out in the latest Kent County Council s Cycling Strategy for Kent will be applied. Cycle parking will be required to serve new-build residential development without private curtilage at a standard of one space per dwelling unit. Strategic Transport Proposals THE A21 TRUNK ROAD The A21 provides a vital trunk road link between London and Hastings. Improvements have already been made to some sections of the A21, for example Pembury to Kippings Cross. However, remaining single-carriageway sections within the Borough continue to suffer from poor alignment and visibility resulting in delays and accidents. There are proposals to make further improvements to the A21 during this Plan period. A21: Tonbridge to Pembury Bypass The Kent Local Transport Plan promotes the A21 Tonbridge Bypass to Pembury Bypass scheme in order to resolve the congestion and accident problems in the Tonbridge and Tunbridge Wells areas, but also to significantly improve the accessibility of the Hastings and Bexhill area from the M25/London direction A Public Inquiry into the re-alignment and dualling of this section of the A21 was conducted in the spring of 1993, and confirmed the alignment shown on the Proposals Map The Highways Agency s preferred alignment of the proposed three-lane dual carriageway lies to the west of the current line of the A21, from the Somerhill Park Intersection (Vauxhall Lane) to a new grade separated junction of the A21 and Longfield Road However, in 1998 the Department of the Environment, Transport and the Regions announced that the approved scheme be remitted to the Access to Hastings Multi- Modal Study. The primary objective of this study was to develop a sustainable and integrated strategy for access to and within the Bexhill and Hastings area. In addition to this, the study considered the safety and congestion problems in the Tonbridge/ Tunbridge Wells area The recommendation made by the study in order to achieve these objectives cover a range of modes, including rail which is covered in the Rail Services section below In terms of highway schemes, The Access to Hastings Multi-Modal Study recommends that there is an online widening of the A21 between the Tonbridge Bypass and the March 2006 Tunbridge Wells Borough Local Plan 11-11

200 11 Transport and Parking Pembury Bypass to dual two-lane standard. This proposal is now included in the Regional Transport Strategy (July 2004) The Highways Agency published a new preferred route following broadly the line of the existing A21 in July However, this is still subject to final detailed design proposals and the publication of the necessary statutory orders and any public inquiry which may be held in accordance with procedures under the 1980 Highways Act. A revocation order will also be needed for the offline route approved in The Highways Agency anticipates publication of these orders during late Following any consequential public inquiry, a construction programme for the route is to be determined through a prioritisation process to be undertaken by SEERA. Work will not start on site prior to Both of the currently published routes are included in POLICY TP10 and on the Proposals Map, as advised by PPG12 and PPS12 (and are required to be safeguarded from other development in accordance with Article 15 of the General Development Procedure Order However, the Highways Agency has not yet finalised their final detailed design and the alignment has not yet been confirmed by revocation of the formerly approved route. The more recent on-line scheme was the subject of a Highways Agency publicity exercise during autumn 2002 and is reported in the Ministerial Statement (July 2003) announcing the decision on the preferred on-line route. However, the local planning and highway authorities are not committed to support any detailed designs that have yet to be published. An Environmental Impact Assessment should involve a full scoping and consultation process in advance of an EIA being submitted and will need to take full account of the landscape, built heritage and ecological significance of the area. The needs of local access, Public Rights of Way, pedestrians and other non-motorised road users all need to be taken into account as well as minimising environmental impact Subject to further consultation and finalisation of the Tonbridge to Pembury A21 improvements scheme under the auspices of the 1980 Highways Act, the resulting scheme will be incorporated into the Tunbridge Wells Borough Local Development Framework. POLICY TP10 The Highways Agency proposes to upgrade the A21 between Tonbridge Bypass and Pembury Bypass, through one of the schemes defined on the Proposals Map. The Local Planning Authority will safeguard both of these alignments by refusing proposals which would compromise the implementation of either scheme. Following confirmation of the preferred scheme, the Local Planning Authority will safeguard the preferred alignment by refusing any proposals which would compromise the implementation of the scheme. A21: Other Improvements The Access to Hastings Multi-Modal Study (referred to above) advised that the A21 between Pembury and Hastings should be the subject of further feasibility studies due to the importance of the road in providing strategic access to Hastings and existing road safety issues In May 2004 the Highways Agency announced the Preferred Route for the A21 Kippings Cross to Lamberhurst Bypass. This follows the line shown on the Proposals Map and will be to dual carriageway standard from the Kippings Cross roundabout to link up with the Lamberhurst Bypass at its junction with the A262. Further design work will be carried out before draft orders are published under the 1980 Highways Act and an Tunbridge Wells Borough Local Plan March 2006

201 11 Transport and Parking Environmental Impact Assessment produced. The Highways Agency timetable for publication of these is late These will be open to objection and possibly a public inquiry. Construction is anticipated In accordance with Article 15 of the General Development Procedure Order 1995, this route will be safeguarded from other development. However, the Highways Agency have not yet finalised their design and the Local Planning Authority are not committed to supporting the detail of any scheme which has yet to be published. Any Environmental Impact Assessment should involve a full scoping and consultation process in advance of an EIA being submitted and needs to take account of the landscape, built heritage and ecological significance of the area. The scheme is within the High Weald Area of Outstanding Natural Beauty and the needs of local access, Public Rights of Way, pedestrians and other non-motorised road users all need to be taken into account, as well as minimising environmental impact Subject to further consultation and finalisation of the Kippings Cross to Lamberhurst A21 improvements scheme under the auspices of the 1980 Highways Act, the resulting scheme will be incorporated into the Tunbridge Wells Borough Local Development Framework. POLICY TP11 The Highways Agency proposes to construct an upgrade of the A21 from Kippings Cross to Lamberhurst Bypass, as defined on the Proposals Map, and the Local Planning Authority will safeguard the preferred alignment by refusing proposals for development which would compromise the implementation of the proposed scheme. A228 COLTS HILL STRATEGIC LINK The Kent Local Transport Plan identifies the A228 as a key strategic corridor linking major settlements from Medway, through the Medway Valley, and on to Royal Tunbridge Wells. The Colts Hill Strategic Link is the last section of the A228 between the A26 and the A21 to be improved and would allow the A228 to replace the A26 as the primary route in the area. Locally the A228 links Paddock Wood with the A21 and Royal Tunbridge Wells In 1991 an off-line two-lane dual carriageway scheme was taken to public consultation, a scheme was approved by Kent County Council as Highway Authority, and subsequently discussed extensively during the Tunbridge Wells adopted Local Plan (1996) Public Inquiry. The Inspector questioned the need for a dual carriageway and considered that a single carriageway option should be examined In June 1995 Kent County Council published an appraisal of a single carriageway option. Further to this, Kent County Council carried out a Fundamental Review of the Transport Capital Programme in 1997 and abandoned the dual carriageway scheme in favour of a single carriageway scheme with crawler lanes and overtaking lanes The benefits of the scheme include reduced travel costs, improved safety and the removal of traffic from the frontage of some 55 houses (reducing the visual and noise intrusion effects of traffic on these properties). It would also assist in the reduction of traffic on the A26 and its impacts on the village of Hadlow and parts of Tonbridge The single carriageway option was formally approved by Kent County Council without prior consultation, since the route closely followed the previous dual carriageway alignment which had been subject to considerable analysis, public consultation and March 2006 Tunbridge Wells Borough Local Plan 11-13

202 11 Transport and Parking examined as part of the preparation of the adopted Tunbridge Wells Borough Local Plan (1996) The alignment of the approved single carriageway scheme is shown on the Proposals Map. This scheme was adopted in May 2003 and a bid for Government funding for the scheme was made through the Local Transport Plan in July Although funding was not allocated, the bid was not rejected. A further bid was made in July 2004, which is recognised by GOSE as providing traffic and safety benefits along a heavily trafficked section of the A228 but which did not present a sufficient priority for approval at that stage The scheme adopted in May 2003 has been included in the submission of the Provisional Local Transport Plan for Kent, A provisional financial settlement should be known by late Subject to funding, it is anticipated that a planning application could be submitted in mid Subject to completion of statutory processes and allocation of funding, construction could, at the earliest, commence in 2008/ In designing the Strategic Link, the needs of local access, Public Rights of Way, pedestrians and other non-motorised road users will need to be taken into account. If, in the detailed designing of the scheme, the safeguarded route is inadequate to allow Kent County Council to make minor modifications to the alignment, this issue will be considered as part of a planning application for the route, or as part of a Development Plan Document. POLICY TP12 The Local Highway Authority proposes to realign the A228 at Colts Hill, as defined on the Proposals Map, and the Local Planning Authority will safeguard the preferred alignment by refusing proposals for development which would compromise the implementation of the proposed scheme. RAIL SERVICES Whilst the rail system provides the opportunity to make local journeys, the main market for train operating companies is the London commuter, and consequently services have developed accordingly Within the Plan area there are four stations which provide commuter services: Tunbridge Wells Central (London Charing Cross-Hastings line); High Brooms, Southborough (London Charing Cross-Hastings line); Paddock Wood (London Charing Cross-Ashford line; Paddock Wood-Maidstone line); and Ashurst (London Victoria-Uckfield line) The slower and less frequent London to Uckfield service which serves settlements to the south and west of Royal Tunbridge Wells, principally beyond the Plan area, leads to a high demand for the better services provided from Tunbridge Wells Central and High Tunbridge Wells Borough Local Plan March 2006

203 11 Transport and Parking Brooms stations. This adds to the traffic within the town and demand for long-stay parking in Royal Tunbridge Wells town centre and in the vicinity of High Brooms railway station. However, as part of the new 20-year franchise agreement for the South Central area the train operating company, GoVia, have committed themselves to providing through electric trains between London and Uckfield. These improved services are expected to be operating by 2004 and may have the effect of reducing demand for services at Tunbridge Wells Central and High Brooms stations The other main rail service enhancement currently planned is the introduction of Thameslink 2000 services. This service enhancement will incorporate Tonbridge and Paddock Wood stations into the Thameslink 2000 network by operating services on the Ashford line. Furthermore, the improvements will provide direct services to new London destinations, new London interchanges and stations to the north of London The Access to Hastings Multi-Modal Study, in considering north-south transport movements in the vicinity of Royal Tunbridge Wells, recommends an enhanced local rail service between Wadhurst and Tonbridge, either as a shuttle service or as an extension of the (Horsham) Gatwick-Tonbridge/Tunbridge Wells service. These proposals would significantly enhance local rail access to Royal Tunbridge Wells town centre from both the north and south. Tunbridge Wells Central to Eridge Railway Line Retaining the option to fully reinstate the Tunbridge Wells Central to Eridge railway line provides the opportunity to link the London to Uckfield railway line with the London to Hastings railway line. Part of the line is currently used to provide a heritage railway, known as the Spa Valley Line, from historic rail sheds near Tunbridge Wells West station to Groombridge with a halt at the tourist attraction, High Rocks On a local level, the re-opening of this rail corridor to commercial services would provide the opportunity for rail access from the south to Royal Tunbridge Wells town centre for work and shopping trips. Additionally, services on this rail corridor may reduce the demand for long-stay commuter parking in the vicinity of Tunbridge Wells Central railway station by rail commuters travelling from the south The re-introduction of commercial services on this route could potentially contribute to the strengthening of the region s strategic rail network. Full reinstatement of the Tunbridge Wells Central to Eridge railway line, together with the reinstatement of the Uckfield to Lewes railway line, would provide an alternative route from London to the south coast, therefore contributing to alleviating pressure on the existing services operating to destinations on the south coast The full reinstatement of this railway line would impact significantly on the existing development surrounding Tunbridge Wells West station, particularly in relation to parking and highway access. These issues would need to be addressed in the early stages of implementation. Clearly the scale of any impact in this location or potentially in other locations adjoining the line would be dependent on the role and function of a reopened line within the rail network and the consequent scale of infrastructure required The immediate prospects of commercial services on the link are limited. However, PPG12 and PPS13 advise local authorities to consider the potential of disused trackbeds and routes for possible future transport schemes, including rail. This route will continue to be safeguarded through the Plan period. The section of safeguarded route around The Grove junction has been provisionally identified by the Strategic Rail Authority for the provision of a rail turn-back facility within their medium term plan. Although there is no finalised programme for this investment it is anticipated that the incumbent Train Operating Company on the new Integrated Kent Franchise will be keen to pursue its provision. Local pressure continues for the reintroduction of the Tunbridge Wells to Eridge through-route. A detailed investigation of the reinstatement of this line March 2006 Tunbridge Wells Borough Local Plan 11-15

204 11 Transport and Parking and the likely programme for such a reinstatement will be considered as part of a Development Plan Document The East Sussex and Brighton and Hove Structure Plan and the Wealden Local Plan both safeguard the lengths of this route, which are outside the Borough. POLICY TP13 The Local Planning Authority will safeguard the Tunbridge Wells Central to Eridge railway line, as defined on the Proposals Map, by refusing proposals that would compromise the re-opening of the rail line. Paddock Wood Railway Station Services to London Charing Cross station operate from Paddock Wood railway station. Consequently rail commuters are attracted to the town and considerable pressure is placed on the existing parking facilities in the centre. On-Street Parking Surveys: Royal Tunbridge Wells Town Centre, Paddock Wood, Cranbrook and Hawkhurst, 1999: Babtie Group, have revealed that some of the on-street parking that occurs in residential streets around the centre of the town is by rail commuters It is anticipated that with the completion of the Thameslink 2000 project, and the introduction of improved services, the patronage of rail services from Paddock Wood station will increase and the demand for commuter parking will increase An opportunity exists to provide additional commuter car parking to the south of Paddock Wood railway station adjacent to existing provision. Approximately 55 additional spaces could be provided, making a total provision of 315 spaces. This would contribute to alleviating the pressure placed on on-street parking, assist modal shift to the train by commuters, and complement recent traffic management and environmental improvements designed to enhance the attractiveness of the town centre by relieving pressure on on-street car parking. POLICY TP14 Land is allocated for an extension to the car park north of Station Road, adjoining Paddock Wood railway station, as defined on the Proposals Map In order to increase the attractiveness of bus services to Paddock Wood railway station, land is reserved for the provision of improved bus interchange facilities. A scheme has been developed by the Borough Council, in partnership with the Highway Authority and the then rail franchisee Connex South-East, and it is anticipated that the scheme will be implemented within the Plan period. POLICY TP15 Land is allocated for improved bus/rail interchange facilities at Paddock Wood railway station, as defined on the Proposals Map Tunbridge Wells Borough Local Plan March 2006

205 11 Transport and Parking Ashurst Railway Station As part of the franchise agreement for the South Central area the train operating company, GoVia, are committed to improving services on the Uckfield to London railway line. These new services have the potential to absorb some of the existing high demand for the Tunbridge Wells-London line. Additional station parking will assist modal shift in favour of the train and, more locally, help reduce the number and length of some car journeys into High Brooms and Tunbridge Wells Central Stations to access that line. In the light of these planned improvements to services from Ashurst station, it is consistent with Plan objectives to reserve land for additional car parking at this location in order to cater for the increased demand. POLICY TP16 Land is allocated for an extension to the car park on land adjoining Ashurst railway station, as defined on the Proposals Map, and in Appendix 7. Royal Tunbridge Wells Transport and Parking Provision TRANSPORT STRATEGY The transport and parking strategy for Royal Tunbridge Wells aims to maintain accessibility by car into Royal Tunbridge Wells in peak periods whilst improving travelling conditions for bus users, pedestrians and cyclists Key proposals set out in the Borough Transport Strategy include: park and ride proposals, and complementary management of town centre long-stay parking provision; bus priority measures on the radial routes; a comprehensive cycle network, segregated, where feasible, serving and linking the town centre, the Longfield Road area and High Brooms railway station, including cycle priority measures; new and improved pedestrian and cycle crossing facilities; improved rail and bus provision from the south; and traffic management measures within residential areas, including Home Zones and local School Safety Zones and HGV management The full range of proposals are shown on the Illustrative Maps of Transport Proposals (within the Borough Transport Strategy) for Royal Tunbridge Wells and Southborough and Royal Tunbridge Wells town centre. PARK AND RIDE In the case of Royal Tunbridge Wells, there is particular concern about: the volume of traffic and its forecast growth; peak hour congestion and delays; the impact of traffic on the local environment; and limited parking opportunities (particularly for visitors). March 2006 Tunbridge Wells Borough Local Plan 11-17

206 11 Transport and Parking A number of historic towns facing similar problems have sought to manage car parking demand by implementing Park and Ride schemes. These normally involve the provision of surface level car parks on the periphery of the town and a quality bus service to the centre (involving bus priority) Park and Ride provides an opportunity to intercept traffic on main/congested radial roads and encourages travellers to complete their journeys by bus. This allows reductions in the level of traffic on the main routes and in the centre of town, with consequent potential for environmental improvements or using existing highway land for other priorities such as buses and cycles. Recent guidance provided by the English Historic Towns Forum (EHTF), Bus-based Park and Ride A Good Practice Guide (2000) indicates that these sorts of scheme can, as a minimum, stabilise the volume of traffic using radial routes and the town centre In summary, Park and Ride could: stabilise and possibly reduce levels of traffic congestion; reduce delays for workers, shoppers and visitors travelling to the centre; improve the environment for cyclists and pedestrians; release more town centre parking for short-stay visitors; release on-street parking space for residents parking schemes; and help to preserve the character of the town The benefits of Park and Ride in Royal Tunbridge Wells are likely to be significant. It is the Local Planning Authority s strategy to manage demand and promote alternatives to the car. One of the key components is the provision of a Park and Ride system to serve the Royal Tunbridge Wells area. Park and Ride Demand Criteria There are four primary criteria for assessing the potential success of a Park and Ride proposal: (i) There must be existing parking difficulties in the town centre In Royal Tunbridge Wells, the occupancy rates for off-street car parks (both short and long-stay) are approximately 90%, which represent effective full capacity, and are projected to increase further over the Plan period. (ii) Park and Ride must be quicker than the alternative options. Park and Ride must provide travellers with the opportunity to get to their destinations more quickly than by using their car. The bus service must be reliable, frequent (about once every 10 minutes), quick and routed to ensure that patrons are dropped very close to their destinations. It is essential that buses are provided with priority where possible. The Borough Transport Strategy gives consideration to opportunities for providing bus lanes and priority measures, wherever practical and desirable, on key sections of routes into the town centre. Perceived time savings achieved by the use of bus lanes coupled with perceived delays associated with traffic congestion, combined with problems of accessing a multi-storey car park and the time taken to find a space, should ensure patronage of the Park and Ride services Tunbridge Wells Borough Local Plan March 2006

207 11 Transport and Parking (iii) There must be sufficient potential demand The Tunbridge Wells Borough Transport Strategy Technical Notes, (2000/2001) indicate that a daily demand for Park and Ride of at least 650 vehicles can be achieved on the town s principal radial routes. (iv) Park and Ride must be cheaper than the alternative options A price differential would need to operate between long-stay town centre car parking and the use of Park and Ride. The tariff for short-term car parking can remain relatively low, thereby encouraging shoppers, business visitors and tourists to use the town. The pricing of the Park and Ride services should also take into account the cost of scheduled bus services in the local area. Selecting the Sites for Park and Ride Car Parks Recent guidance provided by the English Historic Towns Forum (EHTF), Bus-based Park and Ride A Good Practice Guide (2000) lists eight factors which should be considered in site selection: well-signed; close to a major radial route; preferably on the edge of the built up area; ideally located before congestion begins; provided with safe and easy access; sufficient space for expansion; located to minimise impact on conventional bus services; and in keeping with surrounding land uses Since Park and Ride involves establishing a differential between the cost of using Park and Ride and the costs of using the town centre car parks, it is preferable to provide a Park and Ride scheme on (or accessible from) all main radials, since those using routes without a service would be obliged to pay a higher premium for a car parking space in the town centre No Park and Ride sites are proposed to the south of the town, either along the A26 or A267. There are particularly limited opportunities for the provision of sites along these routes within the Borough boundary. However, as highlighted in paragraph above, proposals exist for an enhanced local rail service between Wadhurst and Tonbridge, serving Royal Tunbridge Wells town centre. In addition, the Tunbridge Wells Borough Transport Strategy (2003) proposes a peak hour express bus service, as an integrated part of the overall service on the route, between Crowborough and Royal Tunbridge Wells town centre. In combination, these proposals would improve public transport access to the town centre from the south, thus reducing the need for Park and Ride provision The Borough Council considered alternative sites along the radial route corridors within the built up area, on the basis that, although they may not meet the EHTF criteria, they may be less constrained by Green Belt, Area of Outstanding Natural Beauty and High Weald Special Landscape Area policies In the event, sites of sufficient size in the radial route corridors closer to the town centre are scarce and generally no less constrained than the allocated sites: most have Green Belt, Area of Outstanding Natural Beauty and/or High Weald Special Landscape Area constraints; many are on ridgelines or skylines and would be highly visible; March 2006 Tunbridge Wells Borough Local Plan 11-19

208 11 Transport and Parking some are further constrained by being on common land, within conservation areas, areas of nature conservation or landscape importance, landscape approaches, recreational land, important open space or areas affected by Tree Preservation Orders; development of many of the sites would have a significant adverse impact on residential amenity; and none have the traffic benefits of the allocated sites which are at the Limits to Built Development of Royal Tunbridge Wells and Southborough, and bring maximum benefit to the radial routes In the case of the Royal Tunbridge Wells and Southborough area this necessarily focuses the search for sites for Park and Ride car parks on the Green Belt, Area of Outstanding Natural Beauty and High Weald Special Landscape Area Whilst Green Belt policy includes a presumption against most forms of development, Park and Ride car parks represent a land use which is not footloose, which must be located at the edge of the built up area of the town and must adjoin a radial route. Specific tests for the development of Park and Ride sites within the Green Belt must be met. No sites are allocated within the Green Belt in this Local Plan Furthermore, in choosing sites for Park and Ride car parks one of the prime considerations has been to minimise the impact on the countryside, the character and setting of the settlements which the sites adjoin and residential amenity Similarly, specific tests must be met when siting major development in the Area of Outstanding Natural Beauty and no allocations are made within the designated area in this Local Plan It is also desirable for the facility to be located to allow a right turn in and left turn out manoeuvre for most of the traffic using a Park and Ride site, since this provides convenient access and easy egress, and involves the least disruption to other traffic using the radial route. The Pembury Road Park and Ride Pembury Road is one of the prime routes into the town, and land is allocated for a Park and Ride car park at Woodsgate Corner, Pembury. The site is well-screened from the road, and the height of the site and vegetation to the south of the A21 help to hide the car park from potential long views from open countryside to the south. However, careful on-site landscaping, comprising mounding and planting, designed to reflect the character and appearance of the landscape of the area when seen from the public viewpoints from the south, will still be needed to minimise the impact of development on the Area of Outstanding Natural Beauty The location and character of the Woodsgate Corner site mean that its development for Park and Ride will have a limited impact on the perceived Green Belt gap between Pembury and Royal Tunbridge Wells The allocated site meets the EHTF criteria whilst minimising the potential impact of the scheme, notably on the Green Belt and the Area of Outstanding Natural Beauty. In particular, provision has been made for substantial landforming and landscaping along the southern boundary of the Woodsgate Corner site to screen Park and Ride and other development from views from the Area of Outstanding Natural Beauty The site allocated for Park and Ride lies immediately adjacent to the built up area of Pembury, and is excluded from the Green Belt Access will be provided directly from the roundabout which links the A21 and the A264, and serves the retail supermarket on the adjoining site. The planning permission for Tunbridge Wells Borough Local Plan March 2006

209 11 Transport and Parking Park and Ride from this site has already been granted and part of the car parking completed in conjunction with the supermarket Estimated demand and the environmental context indicate that the facilities on Pembury Road should have a sizeable capacity, but further work is necessary to determine in detail the number of spaces required. Home Farm, south of Longfield Road Park and Ride Longfield Road in the north east of Royal Tunbridge Wells is not a designated radial route to Royal Tunbridge Wells town centre. However, The Tunbridge Wells Borough Transport Strategy Technical Notes (2000/2001) indicate that Longfield Road is used by significant levels of through-traffic, given the access provided to the A Provision of a Park and Ride facility on the allocated site south of Longfield Road is dependent upon the dualling of the A21 between the Tonbridge and Pembury Bypasses and a major improvement of the A21/Longfield Road roundabout, to resolve existing congestion at the junction and hence access to the Longfield Road area. Improvement of the A21/Longfield Road junction should come forward as part of a scheme for dualling the A21 between the Tonbridge and Pembury Bypasses The allocated site lies to the south of Longfield Road outside the Limits to Built Development for Royal Tunbridge Wells, on land previously designated as Rural Fringe. The site is low-lying, situated to the north west of a highly visible north-south running ridge which is particularly important to the character and setting of this part of the town. In addition, existing woodland to the north west of the site, adjoining Home Farm Lane, will screen the site from long distance views from High Brooms, Southborough and the railway line. Careful landscaping of the site will be needed to minimise the potential impact of the scheme on the landscape quality of the area Vehicular access to the site would be via an extension of Knights Way which serves the Knights Park leisure complex. Bus services into Tunbridge Wells from the facility would utilise the highway measures to reduce bus travel time and improve journey reliability, as identified in the Borough Transport Strategy Estimated demand and the environmental context indicate that the facilities south of Longfield Road should have a capacity of 400 spaces. Other Sites Two other sites were identified in the adopted Local Plan (1996). These require reappraisal as part of a Development Plan Document. POLICY TP17 Land is allocated for a Park and Ride car park at Woodsgate Corner (Pembury) and Home Farm (south of Longfield Road, Royal Tunbridge Wells) as defined on the Proposals Map. Particular attention must be paid to minimising the impact of the development on the landscape and to meeting the following requirements: 1 A comprehensive scheme of landscape planting must be provided to screen new development. This will include native tree and shrub boundaries incorporating existing hedgerows; and 2 New structures, lighting and signage should be minimised. March 2006 Tunbridge Wells Borough Local Plan 11-21

210 11 Transport and Parking CYCLE PROVISION A continuous network of cycle routes is proposed within Royal Tunbridge Wells, comprising both mandatory and advisory routes. The network is detailed in the Borough Transport Strategy and provides for segregated cycle routes, where feasible. The network will be developed over time as priorities and opportunities allow, enhancing the attractiveness of cycling for utility trips in the urban area in particular. Key destinations to be served by the cycle route network include: Royal Tunbridge Wells town centre, the Longfield Road area, High Brooms railway station, leisure and recreation sites and a number of secondary schools. Segregated cycle facilities follow the A264 (east) and A26 (north) corridors into the central area, whereas, because of limited road widths and ensuing safety issues, alternatives to the main road routes are proposed for routes into the central area from the residential areas of Langton Green, Rusthall and Ramslye The majority of the cycle network can be achieved within the existing highway carriageway. However, additional land is likely to be required to achieve sections of the network, and POLICY TP18 identifies land accordingly. For routes identified in POLICY TP18(a), (b) and (d), some of which pass through Local Plan allocations in some instances, only the access and egress points are shown on the Proposals Map. The route alignment between these points should follow the desire lines for cyclists and pedestrians (but segregated) as far as possible, but consistent with the best overall planning of the allocated development. POLICY TP18 The Local Planning Authority and Local Highway Authority will promote and provide a continuous network of cycle routes within Royal Tunbridge Wells. The proposed network includes the following parts of routes defined on the Proposals Map which will require land outside of the existing public highway: (a) Goods Station Road to Sandhurst Road/Sandhurst Park, via Grosvenor and Hilbert Recreation Grounds; (b) Barnetts Wood (Southborough) to Dowding Way; (c) Woodside Road, Rusthall to Coniston Avenue, Culverden Down; (d) Ropers Gate, Ramslye to Linden Park Road/Old West Station area; (e) (f) Lamberts Road to Knights Way, Knights Park, via Home Farm Lane; and St John s Road to Tunbridge Wells Sports Centre. Proposals for development which would compromise the construction of the schemes will be refused. TRAFFIC MANAGEMENT Main Transport Routes The proposals of the Borough Transport Strategy that affect the main transport routes into the urban area have been subject to engineering assessments. Most of the improvements are to be achieved within existing public highway land, but in some instances the achievement of bus facilities, cycle and pedestrian provision or offcarriageway parking/loading and consequent realignment of the carriageway, will require additional land for highways purposes. Generally, these requirements are too Tunbridge Wells Borough Local Plan March 2006

211 11 Transport and Parking small to be clearly shown on the Proposals Map and therefore more detailed maps are provided in the Appendices to the Plan. POLICY TP19 The Local Planning Authority and Local Highway Authority will promote and undertake highway improvements to achieve the objectives of the Borough Transport Strategy. The following improvements are defined on the Proposals Map and in Appendices 8 to 12: a) A26 London Road, Southborough, loading and short stay parking bays and cycle/pedestrian crossing facilities (Appendix 8); b) A26 between John Street and Culverden Park, south bound Bus Priority measures (Appendix 9); c) A26 London Road/Vale Road junction improvements (Appendix 10); d) A264 Langton Road/Coach Road junction improvements (Appendix 11); and e) A264 Langton Road loading and short stay parking bays (Appendix 12). Proposals for development which would compromise the construction of the schemes will be refused. NEIGHBOURHOOD CENTRES Eleven Neighbourhood Centres are identified within Royal Tunbridge Wells, as defined on the Proposals Map under POLICY CR13. Only two of these Neighbourhood Centres are served by existing off-street car parks. In particular, the St John s Neighbourhood Centre is served by the John Street car park, hence reducing the incidence of on-street parking on the congested A26. POLICY TP20 seeks to protect this existing provision accordingly These centres seek to provide a range of local facilities within the urban area which are primarily accessible to local residents by foot or cycle. On-street parking is typically available in the vicinity of these centres. No further parking provision is made to serve these centres. POLICY TP20 The Local Planning Authority will seek to retain the following sites, as defined on the Proposals Map, for public car parking unless a convenient, suitable alternative is provided: High Brooms Road, High Brooms, Royal Tunbridge Wells; and John Street, Royal Tunbridge Wells. March 2006 Tunbridge Wells Borough Local Plan 11-23

212 11 Transport and Parking Southborough Transport and Parking Provision TRANSPORT STRATEGY The transport and parking strategy for Southborough aims to improve transport access to the centre and ameliorate the negative effects of traffic in the shopping area. A key component of the strategy is to provide a suitable pedestrian environment, whilst providing sufficient traffic capacity to provide reliable conditions for traffic flow through the town Key proposals set out in the Tunbridge Wells Borough Transport Strategy (2003) include: improved pedestrian crossings and widened pedestrian footpaths within the centre; prohibition of all loading and parking on London Road and suitable provision on side streets or within dedicated bays on London Road; traffic management measures and a re-allocation of roadspace on London Road to maintain low vehicle speeds; improved bus services through greater timetable reliability, resulting from the removal of constraints on traffic flow on London Road and bus priority measures, and complemented by improved bus stop infrastructure; improved cycle access to Southborough town centre; and further studies of the A The full range of proposals are shown on the Illustrative Map of Transport Proposals (within the Borough Transport Strategy) for Royal Tunbridge Wells and Southborough. CYCLE PROVISION A cycle route is proposed between the Barnetts Wood residential area and Southborough town centre, to provide cycle access to services and facilities. The full route is shown on the Illustrative Map of the Borough Transport Strategy. The majority of the route can be achieved within the highway carriageway, but the development site (POLICY CR6) will need to be traversed to enable the provision of the western section of the route. The access points onto the site for the cycle route are indicated on the Proposals Map and the route should serve the supermarket, school and children s play area within the site. The route alignment should follow the desire lines for cyclists and pedestrians (but segregated) as far as possible but consistent with the best overall planning of the redevelopment site to achieve Plan objectives. Layout should include the capability for possible development of a spur northwards from the main cycle route to a third access/egress point to the north of the recreational grounds. POLICY TP21 The Local Highway Authority proposes to provide a segregated cycle route across the Ridgewaye, Southborough, between the points defined on the Proposals Map, as part of a continuous route between Barnetts Wood and Southborough town centre. PARKING PROPOSALS Within Southborough there has been a long-established need for additional parking facilities to serve the town centre. Current levels of public car parking provision are Tunbridge Wells Borough Local Plan March 2006

213 11 Transport and Parking inadequate to meet demand arising from the existing and proposed uses within the centre Existing demand for parking in Southborough town centre is provided for through the provision of 66 car parking spaces at the Yew Tree Road Car Park. These are used primarily for short-stay parking. Approximately 20 spaces will be lost from this car park with the requirement to provide service access to the new retail and residential development through the site. POLICY TP22 The Local Planning Authority will seek to retain the Yew Tree Road, Southborough public car park, as defined on the Proposals Map, unless a convenient, suitable alternative is provided In order to address the inadequacy of current provision, it is proposed that additional parking will be provided on the redevelopment site allocated for mixed use development, including a retail supermarket and improved community facilities at the Royal Victoria Hall, under POLICY CR6. A new primary school and recreation facilities are also proposed. No more than 150 parking spaces should be provided and thus a total off-street car parking provision of some 200 spaces will serve the centre of Southborough. Proposals of the Borough Transport Strategy and POLICY TP19 above provide improved crossing facilities over London Road and off-carriageway servicing for local shops. NEIGHBOURHOOD CENTRES The only Neighbourhood Centre within Southborough, as defined on the Proposals Map under POLICY CR13, is complemented by public car parking facilities at Pennington Road. Notwithstanding the opportunity for local residents to access the local centres available by foot or cycle, the retention of the parking facility is sought, given its role in reducing the incidence of on-street parking on the congested A26. POLICY TP23 The Local Planning Authority will seek to retain the Pennington Road, Southborough public car park, as defined on the Proposals Map, unless a convenient, suitable alternative is provided. Paddock Wood Parking Provision Paddock Wood town centre is served by two public car parks which are located off Commercial Road with an approximate total number of spaces of 120, as shown in Table 8 below. Table 8: Public Car Parks Paddock Wood Location Spaces Commercial Road (west) 55 Commercial Road (east) 65 Total Spaces 120 March 2006 Tunbridge Wells Borough Local Plan 11-25

214 11 Transport and Parking Separate provision of 176 spaces is made specifically to serve the retail supermarket to the north of Church Road. This level of parking provision is considered sufficient to serve the centre over the Plan period and whilst no further provision for public car parking is made in the Plan, it is important that current provision is retained Considerable pressure is placed on the town centre car parking provision and on-street parking in the centre by rail commuters using Paddock Wood railway station. An opportunity exists to make additional provision to serve the railway station and land is allocated under POLICY TP14. POLICY TP24 The Local Planning Authority will seek to retain the Commercial Road (east and west), Paddock Wood public car parks, as defined on the Proposals Map, unless a convenient, suitable alternative is provided. Cranbrook Parking Provision In addition to on-street car parking spaces, provision is made for public car parking in three off-street car parks, totalling 472 spaces, as shown in Table 9 below. Table 9: Public Car Parks Cranbrook Location High Street 331 St David s Bridge (Tanyard) 100 Jockey Lane 41 Total Spaces 472 Spaces The car parks located at The Tanyard/St David s Bridge and The High Street primarily function to serve the whole town centre and to support its mix of uses. However, the Jockey Lane car park, off Carriers Road, primarily functions to meet the demand for parking facilities created by nearby healthcare, library and school facilities The proximity of the High Street car park to the retail food supermarket and the High Street shops make this a popular, well-used car park. Often usage of this car park is close to capacity, particularly during much of the shop trading times. It is important for the vitality and viability of this rural centre that such parking provision is retained. POLICY TP25 The Local Planning Authority will seek to retain the High Street, Jockey Lane and Tanyard/St David s Bridge, Cranbrook public car parks unless a convenient, suitable alternative is provided Tunbridge Wells Borough Local Plan March 2006

215 11 Transport and Parking Hawkhurst Parking Provision Three public car parks serve the centre of Hawkhurst with a total capacity of 185 spaces as shown in Table 10 below. Table 10: Public Car Parks Hawkhurst Location Rye Road (All Saints) 79 Rye Road (Fowlers Park) 72 North Grove Road 34 Total Spaces 185 Spaces The Hawkhurst Off-street Parking Survey revealed that at the present time the public car parks to the south of Rye Road (All Saints) and at North Grove Road are primarily used for short-stay parking. The car park at Fowlers Park is available for long-stay parking In order to protect the vitality and viability of the rural centre of Hawkhurst, the Local Planning Authority wishes to retain existing car parking provision unless suitable alternatives are provided. POLICY TP26 The Local Planning Authority will seek to retain the Rye Road (All Saints), Rye Road (Fowlers Park) and North Grove Road, Hawkhurst public car parks, as defined on the Proposals Map, unless a convenient, suitable alternative is provided. Rural Transport and Parking Provision TRANSPORT STRATEGY Traffic in the rural area is growing with a resulting increase in traffic problems. Particular concerns include: the lack of public transport and access to services and opportunities; the number of heavy goods vehicles in villages and on minor rural roads; increasing vehicle speeds and the conflicts with vulnerable road users such as pedestrians, equestrians and other recreational road users. The rural character of many roads has been eroded by unsympathetically designed highway infrastructure and signing. However, the circumstances of some rural areas mean the car is likely to remain the key form of transport The transport and parking strategy for the rural communities aims to provide adequate access to services and facilities whether they have access to a car or not, at the more accessible rural towns and villages. Generally development is directed away from rural areas, but certain appropriate development, such as farm diversification, can be acceptable in principle, in which case the transport implications will be given careful consideration The Tunbridge Wells Borough Transport Strategy (2003) proposes a framework for different types of village within the Borough to enable transport priorities to be identified, and implemented, through Village Action Plans. Other rural transport issues addressed March 2006 Tunbridge Wells Borough Local Plan 11-27

216 11 Transport and Parking in the Tunbridge Wells Borough Transport Strategy (2003) are the management of traffic and HGVs, safer routes to school and the provision of community transport. PARKING PROPOSALS The Borough Council provides public car parks in many of the villages. In some cases these facilities are complemented by facilities provided by the Parish Council, most notably in Lamberhurst. As demand for spaces in village car parks is unlikely to reduce, it is essential to retain existing facilities whenever possible. This will ensure that, in particular, village centres are able to serve their respective rural hinterland and hence assist in maintaining the vitality and viability of these centres. POLICY TP27 The Local Planning Authority will seek to retain the following sites, as defined on the Proposals Map, for public car parking unless a convenient, suitable alternative is provided: Bidborough Ridge, Bidborough; High Street, Brenchley; Falmouth Place, Five Oak Green; Balcombe s Hill, Goudhurst; and The Broadway, Lamberhurst; Adjacent to The Brown Trout Public House, Lamberhurst. Implementation Policy Number TP10 TP11 TP12 TP13 TP14 TP15 TP16 TP17 TP18 TP19 TP21 Implementing Agency Highways Agency Highways Agency Kent County Council Network Rail, Train Operating Company Network Rail, Train Operating Company Kent County Council, Network Rail, Train Operating Company Network Rail, Train Operating Company Tunbridge Wells Borough Council Kent County Council Kent County Council Kent County Council Other policies and paragraphs in this Chapter will seek to reserve land for transport and parking proposals, protect existing parking facilities and ensure that the transport and parking needs of new development are addressed through the Local Planning Authority s development control process Tunbridge Wells Borough Local Plan March 2006

217 Appendices

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219 Appendix 1 Kent College, Pembury Major Developed Site within the Metropolitan Green Belt not to scale Reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Tunbridge W ells Borough Council , 2006 March 2006 Tunbridge Wells Borough Local Plan A-1

220 Appendix 2 Areas of Special Control for Advertisements Scale 1:40,000 Reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Tunbridge Wells Borough Council , 2006 A-2 Tunbridge Wells Borough Local Plan March 2006

221 Appendix 3 Scheduled Ancient Monuments Scheduled Ancient Monuments Location Description Royal Tunbridge Wells High Rocks Earthworks, Iron Age Hill Fort Royal Tunbridge Wells Moat Farm Medieval Moated Site Cranbrook Little Farningham Wood Roman Site Cranbrook Bedgebury Furnace Tudor Iron Furnace Benenden Iden Green Paved Ford crossing line of Roman Road Brenchley Castle Wood Castle Iron Age Hill Fort Capel Castle Hill Earthworks, Iron Age Hill Fort Horsmonden Moated Site Share Farm Lamberhurst Scotney Castle Medieval and later Castle Speldhurst Groombridge Place Medieval Moated Site March 2006 Tunbridge Wells Borough Local Plan A-3

222 Appendix 4 Nature Conservation Areas/Historic Parks and Gardens A-4 Tunbridge Wells Borough Local Plan March 2006

223 Appendix 4 March 2006 Tunbridge Wells Borough Local Plan A-5

224 Appendix 5 Royal Tunbridge Wells Primary Shopping Area Character Areas Character Area 1 Royal Victoria Place/Ely Court not to scale Reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Tunbridge W ells Borough Council , 2006 A-6 Tunbridge Wells Borough Local Plan March 2006

225 Appendix 5 Royal Tunbridge Wells Primary Shopping Area Character Areas Character Area 2 Calverley Road (west) not to scale Reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Tunbridge Wells Borough Council , 2006 March 2006 Tunbridge Wells Borough Local Plan A-7

226 Appendix 5 Royal Tunbridge Wells Primary Shopping Area Character Areas Character Area 3 Monson Road/Camden Road not to scale Reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Tunbridge W ells Borough Council , 2006 A-8 Tunbridge Wells Borough Local Plan March 2006

227 Appendix 5 Royal Tunbridge Wells Primary Shopping Area Character Areas Character Area 4 Calverley Road (east) not to scale Reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Tunbridge W ells Borough Council , 2006 March 2006 Tunbridge Wells Borough Local Plan A-9

228 Appendix 5 Royal Tunbridge Wells Primary Shopping Area Character Areas Character Area 5 Goods Station Road/Grosvenor Road not to scale Reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Tunbridge Wells Borough Council , 2006 A-10 Tunbridge Wells Borough Local Plan March 2006

229 Appendix 5 Royal Tunbridge Wells Primary Shopping Area Character Areas Character Area 6 Mount Pleasant Road (north) not to scale Reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Tunbridge Wells Borough Council , 2006 March 2006 Tunbridge Wells Borough Local Plan A-11

230 Appendix 5 Royal Tunbridge Wells Primary Shopping Area Character Areas Character Area 7 Mount Pleasant Road (south) not to scale Reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Tunbridge W ells Borough Council , 2006 A-12 Tunbridge Wells Borough Local Plan March 2006

231 Appendix 5 Royal Tunbridge Wells Primary Shopping Area Character Areas Character Area 8 Vale Road/Grove Hill Road not to scale Reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Tunbridge W ells Borough Council , 2006 March 2006 Tunbridge Wells Borough Local Plan A-13

232 Appendix 5 Royal Tunbridge Wells Primary Shopping Area Character Areas Character Area 9 High Street/Castle Street/Chapel Place not to scale Reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Tunbridge Wells Borough Council , 2006 A-14 Tunbridge Wells Borough Local Plan March 2006