Introduction Station Badsell Road Paddock Foal Hurst Maidstone Road Welcome to the Berkeley Homes (Eastern Counties) Consultation Thank you for taking the time to attend today s consultation event about plans for a development at Mascalls Farm,. Berkeley has acquired an interest in land at Mascalls Farm and has been promoting the site through the local plan process to bring forward a high quality residential scheme. In July 2016 the site was allocated for residential development within Tunbridge Wells Borough Councils Local Plan. Berkeley now wish to engage with the community in relation to our proposals. Please find information on the background to the proposals on the subsequent boards. All comments will be carefully considered in formulating the design of the scheme ready for submission of a planning application currently anticipated in late August / September 2017. Representatives from Berkeley and members of the project team are on hand to answer any questions.
About Berkeley Group The Berkeley Group was founded in 1976 and today is one of the UK s best known developers of new homes with a track record of delivering a wide range of residential led regeneration projects across London and the South East. The Group comprises five brands: Berkeley, St Edward, St George, St James and St William. Proud to be members of the Berkeley Group of companies The Berkeley Group build homes and neighbourhoods, focusing on creating beautiful, successful places in London and the South of England. Berkeley believe that housebuilding is not just about providing people with shelter, it s about place making. We create places, build strong communities, provide jobs and training and fund new schools, parks and public transport. In 2015 alone, The Berkeley Group built 3,355 homes which supported 26,000 jobs and contributed 2.1 billion to Britain s economy. About Berkeley Homes (Eastern Counties) Limited The region is proud to be part of the wider Berkeley Group. Berkeley Homes (Eastern Counties) is a local Kent employer, based in Sevenoaks with around 120 direct employees and nearly 600 operatives employed on the regions sites. The region is responsible for the delivery of nearby schemes such as Royal Wells Park in Tunbridge Wells, Holborough Lakes in Holborough and Ryewood in Dunton Green. Berkeley Group Awards Housebuilder of the Year 2015 Large Developer of the Year 2015 Home Builder of the Year 2015 Home Builder of the Year 2015 36 Awards Won
Maidstone Road Land at Mascalls Farm Site Context The Mascalls Farm site consists of approximately 68 acres of agricultural land, orchards and woodland located on the southern edge of Paddock. The site was allocated in the Tunbridge Wells Site Allocations Local Plan, which was adopted in July 2016, for approximately 300 dwellings. The site is bounded by Badsell Road to the north and Maidstone Road to the east. Agricultural land, orchards and woodland adjoin the site to the south. To the west the site adjoins the local nature reserve, Foal Hurst, which is designated as Ancient land. The site is within walking and cycling distance of town centre, close to bus stops on Badsell Road and Maidstone Road, and approximately 1 mile away from train station. Station A228 Badsell Road Paddock Foal Hurst Constraints Opportunities Badsell Road Foal Hurst +26 Mascall s Oast +30 Mascalls farm +28 Maidstone Road Foal Hurst Brick Kiln +50 +35 Oast House +30 Mascall s Pound Brick Kiln Sun-path Site Boundary Significant level increase Site Boundary New entrance Existing woodlands Main roads Key views Existing roads Buffer zone to Foal Hurst Adjacent existing properties South facing views across countryside New road Existing trees and hedgerows Existing overhead electric cables Easement to overhead electric cables Noise from Maidstone Road Public footpath (Old Lane) Existing ditches Views towards ancient woodland New frontages Development Land Green hedge and tree corridor to be retained Opportunity to connect woods and increase biodiversity
Scheme Concepts Main Road Minor Roads Shared Surfaces Visual connections to Open Space Open Space Views Towards Ancient land and Landscape Frontages Protected Trees and Green Corrdiors Adjacent Existing Propoerties Increased planting to connect s Site Entrance Secondary Access Ancient land Farmstead Square Power Cables Pedestrian access View from the Entrance Drive over the Village Green Footpath/Nature Trail SuDs Use Tree-lined Entrance Avenue Village Green Summer Landscape Room Landscape Ribbon Orchard Edge SuDs Frontage Farmstead Cluster
Proposed Scheme The proposed scheme seeks to integrate into its surrounding context, maximise the existing elements of the site, and open up views to the nearby oast houses, orchards and woodlands. The scheme uses landscape-led design principles to create landscaped spaces with clear hierarchy. Houses are located around the newly formed landscape spaces, maximising views and connections, creating a sense of community and adding character to the development. Full planning permission will be sought for the residential development. Our proposed scheme comprises: The delivery of 309 new homes, providing much needed housing and including the provision of affordable homes 201 private homes being a mix of 3, 4 and 5 bedroom houses 108 affordable homes (35%) which is likely to be a mix of 1 and 2 bedroom apartments and 2 and 3 bedroom houses Parking provision including visitor parking in accordance with Kent County Council s parking standards Retention and enhancement of existing hedgerows, providing natural landscaping across the site Areas of open space and ecological habitat The use of high quality materials that are prevalent in the local area
Masterplan Analysis Storey heights The proposed development is 2-2.5 storeys in height. Most of the dwelling types are two storeys with some having a room within the roof, adding richness to the roofscape and emphasising key corners and junctions of the site. The apartment buildings are part 2, part 2.5 storey with open space around them. Site Boundary Single Storey 2 Storeys 2.5 Storey Houses 2 / 2.5 Storey Apartments Housetypes The proposed development comprises of a range of dwelling types, from 1 bed affordable apartments up to 5 bed family homes, with focus on 3 and 4 bed family homes. Site Boundary 1 and 2 Bed Apartments 2 Bed Houses 3 Bed Houses 4 Bed Houses 5 Bed Houses
Architectural Style An extensive study of a number of villages within Kent was undertaken, in order to analyse the local vernacular. The ndings derived from the study, such as building form, boundary treatments, key materials, key details, relationship to public spaces, will be carefully selected and will be used in the design development of the scheme. Artist s Impressions of Propsed Development Above images are indicative impressions only
Transport Access and Parking Vehicular Access Access to the development will be via a new junction. Either side of this junction, new uncontrolled pedestrian crossings will be provided linking the site to the existing pedestrian footway, on Badsell Road. To provide a safe access and crossing point, traf c calming will be introduced along Badsell Road to reduce vehicular speeds to the current 30mph speed limit. Development Proposals The development s internal road network will be designed to limit the development traf c s speed to 20mph. On-site parking will be provided in accordance with Kent County Council parking standards. Resident and visitor parking will be provided via a mix of hardstanding spaces, car barns and garages. Off-Site Highway Improvements Berkeley will contribute towards improvement proposals for the Badsell Road / Maidstone Road signalised junction and the Colts Hill Roundabout. These improvements will accommodate the additional traf c generated by the three residential developments within. The implementation of these improvements will be undertaken by Kent County Council. Colts Hill Roundabout Improvements agreed with KCC Traffic calming will be implemented on Badsell Road in order to reduce vehicular speeds to 30mph Proposed Pedestrian link to Bus Stops via Foal Hurst car park Existing Pedestrian links to Town Centre to be retained Paddock Badsell Road Existing Bus Stops to be retained Proposed site access junction with uncontrolled pedestrian crossing points Existing Bus Stops to be retained Foal Hurst Formalised Crossing at end of path Maidstone Road / Badsell Road signalised junction will be improved to provide capacity and pedestrian crossing improvements Internal road network will have a design speed of 20mph Possible additional pedestrian link Maidstone Road Site Boundary Public Right of Way Access Road Existing public footpath to be retained and pedestrian connections to development provided Mascalls School Sustainable Access The site is situated within walking and cycling distance of Town Centre as well as local schools, retail and leisure facilities. The existing bus stops along Badsell Road and Maidstone Road will be retained A pedestrian / cycle link will be provided between the site and Badsell Road / Maidstone Road junction and to provide access to the town centre, local schools. Uncontrolled crossings will also be provided either side of the site access junction to link the site to the existing footway on the northern side of Badsell Road. In the north western corner of the site, a pedestrian link through the existing Foal Hurst car park to the existing bus stops at the southern end of Ringden Avenue is proposed. The existing public footpath bisecting the site, will be retained. Where the footpath meets Badsell Road, a new uncontrolled crossing will be provided to improve the safety of pedestrians. Cycle routes will be provided within the development providing connectivity to the local area via the links onto Badsell Road. To encourage cycling amongst residents, cycle parking will be provided for all proposed dwellings. A Travel Plan will be developed to encourage sustainable transport use.
SUDS and Drainage Strategy Surface Water Drainage The development s Sustainable Drainage System (SuDS) will capture run-off from the site and actively reduce flooding. Water discharging into the and Gravelley Way streams is reduced for extreme events by provision of additional large scale swales and basins. Flooding to the road junction with Badsell Road and Maidstone Road will be further reduced by a new attenuation basin located to the east of the development. The development includes sustainable drainage proposals to improve water quality, infiltration, water re-cycling and evapotranspiration (see details below). Proposals: Currently rainwater run-off from the elds affects Badsell Road, the junction with Maidstone Road and residential roads located off Badsell Road. The development proposals incorporate new swales and retention basins to capture, convey and attenuate run-off, releasing water at the green eld run-off rate for the site. This will prevent ooding in this area up to a 1:100 year weather event (even allowing for an additional 40% of rainfall due to climate change). Additional attenuation storage is provided for the bene t of using land to the south of the development. This attenuation in the form of swales and retention basins uses ow controls to restrict run-off rates to lower than the Green eld run-off rate. Foul Water Drainage The development will provide a foul water drainage system compliant with the latest standards. Low water usage devices will be specified to reduce water consumption and foul water discharges from the development. Berkeley are working with Southern Water to determine the best discharge point from the development and identify mitigation required to ensure the development does not exacerbate existing sewer network problems The swales and basins located south of the development intercept ows from the large hillside catchment south of the site and provide attenuation storage for both the and Gravelley Way Streams. A new attenuation basin will be positioned on the east side of the Stream, upstream of the existing culvert under the signalised junction. This attenuation basin will provide water storage for the stream during extreme events, reducing the risk of higher surcharged ows bypassing the culvert and ooding the road junction. The development s SuDS include the following features: a. Natural unlined swales and retention basins are proven methods of trapping and treating water borne pollutants. b. High water demand species will be planted in specific areas to reduce run-off volume. c. Specific areas of permeable paving, will reduce run-off volume by infiltration (although limited by the relatively impermeable soils) and evaporation. d. Water butts provided for recycling rainwater. e. Rain Gardens will be created in larger open spaces to reduce run-off volume by transpiration with benefits for amenity, recreation and wildlife.
Landscape The landscape design will help to sensitively integrate the development within the landscape, whilst retaining and enhancing existing natural assets. A large proportion of the site will be left as improved open space whilst improving biodiversity. 5 4 6 7 5 2 8 2 5 9 5 4 5 2 2 5 4 3 7 1 4 8 4 1 2 3 4 5 6 7 8 9 Large open spaces opened up to the public for informal recreation A series of designed public landscape open spaces Local Equipped Area for Play (LEAP) Retained and improved hedgerows, with new hedgerow linkages planted to form an ecological corridor. A network of sustainable drainage systems including swales and ponds to reduce flood risk and surface water run-off. Improved woodland edge to Foal Hurst to create a more natural tiered edge with native shrubs and thorny bushes. This exceeds the suggested 15m development offset for Foal Hurst. Improvements to biodiversity through transforming arable land into more biodiverse landscapes, including speciesrich grassland, meadow, coppiced woodland and swales. Existing Public Right of Way retained and incorporated within wider footpath network Additional woodland to join Foal Hurst with Brick Kiln Landscape Principles for the Development Sensitively integrate new development: Protect wider views, enhance hedgerows, locate development in the least sensitive locations, provide open space in key locations Protect and conserve existing landscape assets: Protect trees and hedgerows as far as possible, retain watercourses and ditches and retain ancient orchard trees where feasible. Improve ecology and biodiversity value: Transform agricultural and commercial orchards into a biodiverse landscape with high ecology, biodiversity and wildlife value. Sustainably manage water and drainage: Integrate site-wide water management through a connecting series of Sustainable Drainage Systems (SuDS), including attenuation ponds and swales. Provide recreation and amenity value: Provide play and informal recreation amenity, walking routes, trim trail, and potentially a community orchard. Indicative open space Indicative SuDs network Existing stream Enhanced woodland edge Enhanced hedgerow Primary street Secondary / tertiary street Public Right of Way Local landmark building typology with enhanced vernacular Indicative exisiting pylons and offset
Ecology The site has been subject to a series of ecological surveys which has identified the following features of ecological value: Boundary features including, hedgerows, tree lines and woodland (Foal Hurst and Brick Kiln ); Mature orchard trees; Dormice within some of the hedges across the site; A small population of common reptiles including, Grass Snake, Common Lizard and Slow Worm; Common bat species use the site in low numbers for feeding, no roosting sites have located on the site; and The boundary features also support breeding birds (Starling, House sparrow, Linnet, Song Thrush and Cuckoo). The proposals are working with the existing features on- site to retain and protect where possible as well as enhance their value with the objective of the development delivering net biodiversity gain. Measures include: Retention of the majority of tree lines and hedgerows, which will be enhanced through additional planting and buffering from the developed areas to allow wildlife to disperse across the site; Management of Brick Kiln to enhance its biodiversity and recreational value; Habitat creation including, ower rich grassland, sensitively designed SuDS features, tree and scrub planting; Use of bat boxes and bird boxes on buildings and trees; Installation of enhanced fencing and defensive hedgerow planting between the site and Foal Hurst to mitigate cat predation. Ecological Constraints Site Boundary Dry, heavily silted pond Running water / ditch Boundary habitats support nesting birds Hazel Dormouse present Old Lane Buffer for habitats (variable width) Species-rich hedgerow of high value 15m land buffer Brick Kiln (Local Wildlife Site) Ancient land of high value; supports Hazel Dormouse and Badger Foal Hurst (Local Nature Reserve) Low population of slow worm present Low population of slow worm and common Lizard present Orchard containing old trees of some value Ecological Opportunities Site Boundary Existing hedgerows to be retained and enhanced through planting to improve structure and gap-up where applicable; breaks will be minimised with use of tree canopies to maintain connectivity for wildlife where possible Pond to be enhanced through suitable management works and linked to wider SuDs network Enhanced Hazel Dormouse dispersal corridor through relinking, reconnecting and gapping-up of existing hedgerows with structural planting Species rich meadow grassland created to provide open space areas that will be used by residents for recreation while providing a Net Biodiversity Gain, small area of existing orchard to be retained for community value Structural planting to create a graded edge to woodland that will provide greater foraging and shelter habitat for wildlife land planting to connect Brick Kiln with Foal Hurst Brick Kiln to be enhanced through implementation of suitable management regime to include access management strategy for local residents
Sustainability In 2014, the Berkeley Group were honoured to be awarded with the Queen s Award for Enterprise for Sustainable Development for the second time, making The Berkeley Group the first Developer to win this prestigious award twice. Building on these achievements, The Berkeley Group remain committed to being one of the most sustainable companies in the UK, providing a significant, long term contribution to the environmental, social and economic fabric of the communities in which the Group work. The proposed development will include the following sustainable measures; Easy access to different modes of public transport within close proximity of the site An energy ef cient method of heating will be used to heat the homes Solar Photovoltaic (PV) panels are proposed to provide renewable energy Sustainable drainage design Methods for harvesting rainwater for re use Recycling facilities will be provided for each home Electric car charging facilities within the development Community Benefits Berkeley Homes will make significant financial contributions via the Section 106 Agreement to help fund improvements to local facilities. On similar schemes by Berkeley, our Section 106 contributions have helped to fund: Local Education Facilities Local Highways Improvements Local Public Transport Improvements Local Recreation Facilities High Quality Sustainable New Homes S106 Financial Contributions Affordable Housing Provision Net Biodiversity Gain
Other Berkeley Schemes Royal Wells Park, Tunbridge Wells Royal Wells Park is located in Central Tunbridge Wells on the former Kent and Sussex Hospital site. When finished the development will provide 243 homes which includes a building of 43 senior living apartments for Town & Country Housing Group. The development has delivered the first developer led free school in the country and a stand-alone office building of circa 38,000 sq. ft. and public open space. Ryewood, Sevenoaks Ryewood is located in Dunton Green on the site of the Former West Kent Cold Store. When complete, the development will comprise 500 homes including affordable housing, a resident s gym, along with commercial/community space and landscaped areas of open space. Edenbrook, Fleet Developed by Berkeley Homes Southern Limited, Edenbrook in Fleet is a collection of high-quality new homes. Set on the edge of a new Country Park, the development incorporates Sustainable Drainage design and ecological features into the overall masterplan. Holborough Lakes, Holborough The development has outline planning permission for up to 1,250 homes and a primary school. To date, 881 homes have been granted planning consent and are either under construction or have been completed. Kent County Council opened a one form entry primary school on site in September 2015. On site there is also a nursery/creche, Nemes Diving and Watersports Academy, residents gym and community hall along with landscaped areas of open space.
What Happens Next? Thank you for attending the consultation Your comments are vital for the design process so please take some time to fill in a form at the end of the consultation. The consultation boards are also available on the website. If you prefer, you can provide your comments through the consultation website at: www.landatmascallsfarm.co.uk Please can you submit any comments by Monday 31st July 2017. Following this consultation, we will review the comments submitted on our proposals as part of the ongoing design process. It is anticipated that a planning application will be made to Tunbridge Wells Borough Council in late August / September 2017