PROPOSED RESIDENTIAL DEVELOPMENT ON LAND SOUTH OF SUTTON ROAD, LANGLEY, MAIDSTONE

Land at PROPOSED RESIDENTIAL DEVELOPMENT ON LAND SOUTH OF SUTTON ROAD, LANGLEY, MAIDSTONE Environmental Statement: Non-Technical Summary October 2015

Introduction Countryside Properties Ltd is applying to Maidstone Borough Council (MBC) for outline planning permission for primarily residential development on land south of Sutton Road, Langley, Maidstone. This application seeks approval in outline for residential development, non-residential uses, a primary school, open space, parking, servicing, utilities, footpath and cycle links, drainage and infrastructure works; and b) in full for access arrangements from Sutton Road into the Site. An Environmental Impact Assessment (EIA) has been carried out in accordance with the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (as amended) as part of the planning process to identify the potential significant environmental effects of the scheme. The results of this assessment are reported in the Environmental Statement (ES) and are summarised in this Non-Technical Summary. Any significant environmental effects remaining after mitigation are reported and represent the likely residual effects of the Proposed Development on the environment (if any). Where identified, significant effects are required to be taken into account in the planning decision making process by a local planning authority (MBC). If consent is granted mitigation measures are secured by planning conditions. What issues have been assessed? What is the purpose of EIA? Figure 1: Site Location Plan The purpose of an EIA is to identify the likely significant effects of a Proposed Development, positive or negative, to some aspect of the environment whether natural or man made. The findings of the EIA are then presented in a document known as an Environmental Statement (ES). This EIA has been undertaken following consultation with Maidstone Borough Council and organisations including Kent County Council, the Environment Agency and Natural England. It follows a scope agreed with Maidstone Borough Council. The significant environmental effects of the Proposed Development both during and post construction are considered in the ES by appropriate technical experts. Where feasible mitigation measures have been proposed to avoid/reduce an adverse effect identified. The significance of an effect with this mitigation in place is then re-assessed to determine its significance post mitigation. Where a particular environmental feature, or component of it, has not been included within an EIA, this is not to suggest that there will be no associated effects; rather that these are not considered to be among the potentially significant effects. The following issues have been assessed within the Environmental Statement and summarised within this document: Socio-Economics Ecology Traffic and Transport Noise and Vibration Ground conditions (contamination) Water, Drainage & Flood Risk Air Quality Landscape & Visual Effects Archaeology & Cultural Heritage Agricultural land Cumulative Effects DHA Environment on behalf of Countryside Properties Ltd, October 2015 page 2

The Proposal Site The Site is located on the south eastern urban edge of Maidstone, immediately adjacent to the A274 Sutton Road, east of the Parkwood Industrial Estate and 4km southeast of Maidstone town centre. The Site is currently divided into four distinct parts: the north western area contains a golf driving range, with an agricultural field forming the south west part of the site, the land in the centre is used as a nursery with trees and shrubs grown on site and the eastern part of the Site comprising further agricultural fields. This section describes the Site in further detail. The Site The 47.31 hectare (ha) site is largely undeveloped land made up of four distinct parts; a golf driving range, agricultural fields in the south west and east of the Site and an area in the centre of the Site that is used as a nursery with trees and shrubs grown on site and two associated storage units. The Site slopes gently from north to south and there is a single public footpath crossing the site running north to south through the western half of the site. The Site is bounded to the north and east by the A274 Sutton Road which forms a link between the A262 to the south and the A229 to the north. The A229 Loose Road provides an onward arterial route into Maidstone Town Centre. The M20 Junction 8 is located approximately 4km to the north east of the Site and can be accessed via the B2163 through the villages of Langley and Leeds. Figure 2: Plan showing site /surrounding area Character of the surrounding area The Site lies on the eastern edge of Maidstone adjacent to the Park Wood light industrial area comprising building merchants, warehouses and car sales rooms. The area to the north and south of the Site is largely rural in character comprising arable fields, pasture and small woodland copses. To the east of the site lies Langley Heath Village. There are no local, national or international sites designated for their importance with regard to nature conservation, or scheduled monuments and world heritage sites of historic importance in proximity to the Site. The Kent Downs Area of Outstanding Natural Beauty lies approx 4.2km to the north east beyond the M20 motorway. Figure 3: Aerial showing the Site and surrounding area The farm house and barns associated with Langley Park Farm are Grade ll listed and lie immediately to the south of the Site. The Church of St Mary, Langley, lies just to the southeast of the south east corner of the Site and is Grade ll* listed. DHA Environment on behalf of Countryside Properties Ltd, October 2015 page 3

The Proposed Scheme Outline planning permission is being sought for residential development, non-residential development (including potentially retail, restaurant, public house, day nursery, or offices), a two form entry primary school, a small residential care centre and associated infrastructure. This will take the form of an outline planning application with all matters reserved except for access. A future reserved matters application will need to be made for approval of details of the layout (including use types for the non-residential development), appearance, scale and landscaping of the Site. A full description can be found in Chapter 2 of the Environmental Statement. Rumwood Court NEW ROAD Based upon Ordnance Survey mapping with the permission of the Controller of Her Majesty s Stationery Office Crown Copyright 2014. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or Civil Proceed-ings. Rummey Design OS License No. 100042131. Redline 47.31 ha. A274 SUTTON ROAD Residential development area Langley Park Mixed use village centre with extra care facility or residential Land for primary school (site area including playing fields) HORSESHOES LANE Primary school approximate non-net site area (buildings etc) Langley Park Farm primary streets corridor St Mary s Church Formal open space Informal open space to include suitable locations for children's play areas and allotment/community orchard 0 100 200 500m Potential informal open space Figure 4: Land Use Parameter Plan Land Use Figure 4 illustrates the distribution of land use proposed across the Site. The largest land use on the Site will be residential development (21.45ha) accommodating a mix of residential types and sizes and to include up to 30% affordable housing. A 2.1ha area on the eastern boundary of the Site in proximity to the existing nursery school along Sutton Road is reserved for a two-form entry primary school including playground and car park. A 0.19ha area in the centre of the Site is proposed for nonresidential development, which could include retail, restaurant, public house, day nursery or office. A 0.4 ha area of the Site to the southeast of the mixed use area in the centre of the Site is reserved for a 60 bed residential care facility. This is subject to market conditions, and securing the interest of a suitable care provider. Public open spaces will be provided throughout the Site totalling 17.49ha. This will include natural green space, a village green, amenity greenspace, children s play spaces and community orchards. Potential location for water attenuation features (precise location to be determined at reserve matters) Flexible space for open corridor Private right of way Potential for bus link Potential for vehicular link DHA Environment on behalf of Countryside Properties Ltd, October 2015 page 4

6 362 ES Non-Technical Summary : Proposed Residential Development South of Sutton Road, Langley, Maidstone KM 94 Rumwood Court NEW ROAD Based upon Ordnance Survey mapping with the permission of the Controller of Her Majesty s Stationery Office Crown Copyright 2014. Unau thorised reproduction infringes Crown Copyrig and may lead to prosecution or Civil Proceed-in Rummey Design OS License No. 100042131. Redline 47.31 ha. Residential development area A274 SUTTON ROAD Langley Park KH 249 Mixed use Land for primary school (site area including playing fields) HORSESHOES LA Primary school approximate non-net site area (buildings etc) Langley Park Farm KH 369 KH 365 St Mary s Church KH Proposed alignment of primary street KH 364 Proposed bus circulation route 0 100 200 500m How will the Site be accessed? Figure 5: Access and Movement Parameter Plan Proposed strategic footpath Existing public footpath (Public right of way) retained Two site accesses to the Site will be provided via new roundabout junctions, one from the east of the Site from Sutton Road and one north from Sutton Road. How has the internal road network been designed? A primary street is proposed between the two site entrances extending west to the furthermost residential parcel. This road will be based on a design speed of 30mph and street lighting provided in accordance with current standards. The primary street connecting the eastern and northern accesses has been designed to incorporate a bus route into the Site, encouraging new residents to utilise the service and ultimately facilitate sustainable travel modes. This alignment will ensure that existing residents along Sutton Road and new residents of the Proposed Development are within walking distance of a bus stop/service. Proposed cycle route Private right of way Potential for link Potential for vehicular link Access from the primary street into the residential parcels will be via a network of secondary roads. These will link the various residential parcels to each other as well as non-residential uses. The majority of the residential properties will be accessed via side streets or minor roads based on a 20mph design speed. A network of footpaths and cycle ways are proposed for the Site to facilitate access from properties to adjoining open spaces, the mixed use centre and the primary school as well as enhancing and strengthening the existing footpaths and cycleway network in the area. DHA Environment on behalf of Countryside Properties Ltd, October 2015 page 5

ES Non-Technical Summary : Proposed Residential Development South of Sutton Road, Langley, Maidstone Based upon Ordnance Survey mapping with the permission of the Controller of Her Majesty s Stationery Office Crown Copyright 2014. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or Civil Proceed-ings Rummey Design OS License No. 100042131. Rumwood Court ROAD NEW A274 SU TTO N Redline 47.31 ha. 100 ROAD Langley Park Maximum height Above Ordnance Datum to top of ridgeline as indicated (including roof pitch) Up to 3.5 storey (up to 13m) Up to 3 storey (up to 13m) 108 OES ESH HORS LAN Up to 2.5 storey (up to 11m) Langley Park Farm Up to 2 storey - building position and height to be determinded by school designer maximum 12m St Mary s Church 0 100 200 500m Figure 6: Building Heights Parameter Plan Building Heights The maximum building heights of the Proposed Development are shown in Figure 6. For the most part buildings will be up to three storeys high with a maximum ridge height of 13m. The central area of the Site and the large western most parcel will be up to 3.5 storeys with a maximum ridge height of 13m. The more visually prominent part of the Site to the east has followed a landscape and heritage setting led approach and in the majority is proposed for buildings up to two and a half storeys high with a maximum ridge height of 11m. The proposed non-residential uses in the centre of the Site will be up to three and a half storeys high with a maximum ridge height of 13m. The area allocated for potential C2 (residential care) will be up to three storeys with a maximum ridge height of 12.5m. The land reserved for the two-form entry primary school will be up to two and a half storeys high with a maximum ridge height of 12.5m. g y DHA Environment on behalf of Countryside Properties Ltd, October 2015 g page 6

ES Non-Technical Summary : Proposed Residential Development South of Sutton Road, Langley, Maidstone Based upon Ordnance Survey mapping with the permission of the Controller of Her Majesty s Stationery Office Crown Copyright 2014. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or Civil Proceed-ings Rummey Design OS License No. 100042131. Rumwood Court Redline 47.31 ha. ROAD NEW Residential development area A274 SU TTO N ROAD Mixed use Langley Park Land for primary school OES ESH HORS LAN Informal open space to include native tree and shrub planting and suitable locations for children's play areas and allotment/community orchard and to be determined at reserved matters stage Langley Park Farm St Mary s Church 0 100 Potential informal open space Street /avenue tree planting exact location of trees to be deterrmnined at reserved matters stage 500m 200 Formal open space to include native and amenity tree and shrub planting to be determined at reserved matters stage Figure 7: Landscape Parameter Plan Landscape The Proposed Development will retain as many of the structural landscape features of the existing Site as possible including mature trees and hedgerow boundaries (Figure 7). This includes the tree belt along the western boundary comprising largely of conifer/pine species with some native tree species and acts as a significant screen breaking up the boundary between the Proposed Development and the adjacent Langley Park site. Area with existing vegetation retained (approx. location, see arboricultural survey) Tree group with TPO retained Potential location for water attenuation features (precise location to be determined at reserved matters) Private right of way There is a belt of Tree Preservation Order (TPO) trees along the south western boundary which are to be retained as part of the development. There are also a number of mature trees along the existing private right of way which are to be retained and an area of hedgerow and trees north east of Langley Park Farm that are also to be retained. A green corridor is proposed along the primary street consisting of an avenue of trees along both sides. The large area of informal natural green space in the east of the Site adjacent to the proposed primary school is intended to be semi natural in character comprising wildflower meadows, wetland features and parkland informed by a landscape and heritage led approach with associated ecological benefits. $ $,) # $ "! RNC % # " DHA Environment on behalf of Countryside Properties Ltd, October 2015 page 7

Impacts Assessed The EIA has assessed a range of potentially significant environmental effects in accordance with a Scoping Opinion agreed with Maidstone Borough Council. This sets out their formal opinion produced in consultation with a number of key statutory consultees i.e. Natural England and the Environment Agency as to the information that should be presented within the ES. The findings of the EIA are presented in the ES and summarised below. Further information on any of these topics can be found in the Environmental Statement: Main Report submitted with the planning application. For details relating to the scoping process please see appendix 3.1 of the Environmental Statement volume two. What has been assessed? For the purposes of the ES assessments a worst case scenario has been assumed. The ES tests the provision of 923 residential dwellings for the purposes of robustness. This being the 820 dwellings proposed plus approximately 60 care bed spaces in the planning application in addition to 43 (circa 5%) for sensitivity testing (923). Each of the 60 care facility bed spaces are assessed as being individual dwellings use for the purposes of the ES in addition to the 5% buffer. This presents a robust assessment of the likely worst case scenario of the development with regard to traffic generation, school places and healthcare provision etc. Method of assessment The specialist assessments have followed generally similar methodologies. Desk and/or field studies were undertaken to establish the existing situation at the Site and surrounding area. The effects of the Proposed Development were then established using a method that compares the sensitivity /importance of an aspect of the environment with the likely size of the predicted change to establish the degree of effect (negligible, slight, moderate, substantial, very substantial). Typically if an effect is determined to be of moderate significance or above then it is deemed to be a significant effect. The degree of an effect determines the resources that should be put in place to avoid or reduce a significant adverse effect. Where appropriate mitigation measures have been proposed to avoid/reduce an adverse effect. The significance of an effect with this mitigation in place is then re-assessed to determine its significance post mitigation. Any significant environmental effects remaining after mitigation are reported and represent the likely residual effects of the Proposed Development on the environment. All methodologies were undertaken in accordance with current guidance and best practice. A summary of the conclusions of the specialist environmental topics is provided below: Socio-Economic The provision of new dwellings, land for a primary school, local centre and public open space has the potential to have effects on the existing local community, economy and services in the surrounding area. In order to assess these effects, current conditions in Park Wood and Sutton Valence and Langley ward, in which the Site is situated, Maidstone and the borough as a whole have been analysed. The Proposed Development will have a significant effect on the demography (population size and age profile) of Sutton Valence and Langley ward through population increase and the provision of family homes. The associated population increase in Park Wood ward is not considered to result in significant effects given the demography of the ward is largely family orientated as existing. Conversely the Proposed Development will have beneficial effects on the housing deficit within the borough and across these wards albeit not significant at the borough level given the current deficit. The Proposed Development is anticipated to generate approximately 210 full time jobs associated with the provision of the primary school, care facility and associated mixed used centre. In addition long term residential spending is anticipated to generate a further 155 induced jobs in the local area. This will be significant at the local level. The provision of a two form-entry primary school on Site will mean that the Proposed Development will not have a significant effect on primary school capacities. There is the potential for significant effects on secondary school capacities and GP services as a result of the development, however, financial contributions will be made through a section 106 legal agreement towards a variety of community facilities including healthcare and education to generate the required capacities. This will ensure that there will be no significant adverse DHA Environment on behalf of Countryside Properties Ltd, October 2015 page 8

effects on GP services or secondary education as a result of the Proposed Development. Ecology There are no statutory nature conservation designations within a 2km radius of the Site. The nearest is Spot Lane Quarry Site of Special Scientific Interest (SSSI) approximately 2.1km north of the Site which is designated for its geological rather than its ecological interest. The nearest statutory designation with regard to ecological interest is the River Beult SSSI which lies approximately 4.4km south west of the Site. Kings Wood/Abbey Wood Local Wildlife Site (LWS) is approximately 1km west of the Site. A Phase 1 habitat survey of the Site was undertaken in 2014 and updated in 2015. The Site comprises a number of different habitats including arable land, mixed nursery plantation, amenity grassland associated with the driving range, small areas of coniferous and broad leaved woodland, hedgerows and small areas of semi-improved grassland. Overall the habitats on Site are assessed of being of local ecological value. Targeted protected species surveys recorded the presence of foraging and commuting bat populations and a breeding bird population typical of farmland of local significance only. The presence of hedgehogs and brown hares was assumed on the premise of local records albeit these are species of conservation concern but not legally protected. The landscaping of the open space of the Site will provide c.15ha of semi natural greenspace including grassland, traditional orchards and wetlands and although smaller than the total area of habitat lost the replacement habitat will be of greater ecological value. Dark corridors will be maintained on site to allow bat species to continue to use the Site and replacement habitat will provide sufficient breeding/ foraging opportunities for breeding birds. There will be minor residual adverse effects on skylark, grey partridge and brown hare as predominantly ground breeding species through habitat loss and recreational disturbance such as dog walking. However, this will be significant at the local level only and will not affect the long term conservation status of these species. Transport A full traffic and transport assessment has been undertaken to assess the likely significant effects of the Proposed Development on the local road network, public transport and pedestrians and cyclists in combination with the other proposed/ permitted developments in south east Maidstone. A comprehensive list of improvement works and mitigation measures has been devised to mitigate any adverse effects as follows: Works to the A229 Loose Road / Park Way / Armstrong Road signal junction Works to the A229 Loose Road / A274 Sutton Road / Cranborne Avenue ( Wheatsheaf ) signal junction Works to the A274 Sutton Road / St Saviours Road signal junction Works to the A274 Sutton Road / Wallis Avenue and A274 / Willington Street signal junction Widening of the A274 to provide two carriageway lanes in each direction between the Wallis Avenue and Willington Street junctions; Works to the A20 Ashford Road / Willington Street signal junction Provision of western and eastern site access roundabouts Bus Service enhancements Footpath, Cycleway and PRoW enhancements Travel Plan It has been demonstrated that the adverse effects identified on local highway and public transport infrastructure would be successfully offset by the proposed mitigation measures and that any residual adverse effects would be negligible and not significant but that significant beneficial residual effects in relation to increased highway capacity, public transport capacity and walking and cycling capacity would arise as a result of the Proposed Development. Noise and Vibration A baseline environmental noise survey was undertaken in June 2015 to determine the current noise climate at the Site and to calibrate a computer generated noise model. This noise model was used to complement the baseline studies and to predict the likely noise impact arising from the operation of the Proposed Development. The scope of the assessment was agreed with Maidstone s Environmental Health Officer and in accordance with British Standard BS 8233 and World Health Organisation guidelines. The external noise levels on the Site would exceed the outdoor target given in BS 8233 for the dwellings fronting Sutton Road without mitigation measures being put in place. For properties along the A274 Sutton Road gardens will be placed at the rear of the dwellings such that the dwellings provide shielding from incident road traffic noise. The layout of the buildings and the orientation will be constructed to ensure gaps between dwellings are reduced where possible such that no garden area has line-of-sight/overlooks the road. To meet the desirable internal noise levels at these dwellings specific glazing performance requirements will be specified at the reserved matters stage accounting for the final layout of housing, window sizes and internal layout. Alternative means of ventilation maybe required for background DHA Environment on behalf of Countryside Properties Ltd, October 2015 page 9

ventilation purposes. With these mitigation measures in place, the desirable external and internal noise levels will be met and the impact would be classed as negligible. For the operational potential effects at existing noise sensitive receptors, the change in noise levels on the local road network has been assessed. The results of the assessment show that the increase in noise levels from road traffic would be classed as negligible for all noise sensitive receptors and no mitigation measures are considered necessary. There is the potential for noise and vibration related affects with the construction phases of the Site however standard and proven mitigation measures exist to mitigate these effects and such measures will be secured in the Construction Environmental Management Plan (CEMP) through planning conditions. With mitigation, it is expected that the significance of the noise and vibration effects of the construction phase of the Proposed Development would be minor adverse and not significant. Drainage & Flood Risk The Site is at low risk of flooding due to its elevation above the fluvial flood risk zone and anticipated groundwater levels. After completion the development will result in an increased source of potential pollutants to water resources but the design of the developments drainage infrastructure will remove the pathway for pollutants to reach receptors. Flood risk from surface water run-off will be managed through the drainage scheme for the Site which will control the rate of runoff from the Site by temporarily storing surface water before discharging it to the Loose Stream at existing flow rates. The effects of climate change over the lifetime of the development have been incorporated by increasing the size of temporary storage to accommodate a 30% increase in predicted rainfall events. Off-site improvement works to the public sewer network are proposed as mitigation prior to occupation of the Proposed Development to mitigate any potential adverse effect on the capacity of existing sewage infrastructure. South East Water has confirmed that adequate capacity within the existing drinking water supply in Sutton Road exists and no off-site works are required. Implementation of the mitigation measures detailed within the ES will ensure there are no significant residual effects from the Proposed Development on the water environment. Ground Conditions A Phase 1 ground conditions assessment has been undertaken for the Site, which following a review of the desk based information and a site walkover concludes there are not considered to be any significant current or historical on-site or off-site contamination sources. An estimated risk of Very Low for all assessed receptors has been identified at the Site. Some localised contamination may exist from pesticides and herbicides associated with the current and historical agricultural land use of the site and localised fly tipping and storage/parking of cars/plant. During construction and occupation there is a potential moderate adverse effect associated with uncontrolled spillages of fuels/oils but such risks can be mitigated through the adoption of good practice measures to be secured at the detailed design stage in the CEMP. The geology of the Site has the potential for possible ground stability related effects. Detailed surveys are to be undertaken prior to construction and secured by condition by the Council to ensure appropriate foundation construction and treatment is adopted for the Site where necessary. The ground conditions assessment concludes that post mitigation no significant ground contamination or stability issues will remain and do not pose an unacceptable constraint to the Proposed Development. Air Quality Most of Maidstone has been declared by the Council as an Air Quality Management Area (AQMA). The eastern boundary of the Site lies adjacent to the AQMA boundary and some of the access roads are located within it. An Air Quality Assessment has been carried out to consider the potential affects, in particular on nitrogen dioxide (NOx) and small particles (PM10) concentrations. The air quality effects of road traffic generated by the Proposed Development have been assessed and are not considered to be significant for human health receptors. The scale and nature of the construction works means that unmitigated dust generation during construction from demolition and vehicles using unpaved haul roads, and off-site from the suspension of dust from mud deposited by construction traffic on local roads could be significant. However standard and proven mitigation measures exist to reduce these common effects such as wheel washing and dampening soil stock piles such that the remaining effect is not significant. These measures are detailed in the Construction Environmental Management Plan included within the ES and can be secured by planning condition by Maidstone Borough Council. Agricultural Land Agricultural land is graded from 1 to 5 with a sub-division in grade 3 (3a and 3b). Agricultural land graded as 1-3a is considered to be Best and Most Versatile agricultural land in accordance with Natural England guidance. The Site area extends to c47.1ha. The soils across the Site are variable with approximately 40% classified as best and most versatile DHA Environment on behalf of Countryside Properties Ltd, October 2015 page 10

agricultural land, in Grades 2 and Subgrade 3a, and 40% as moderate quality land in Subgrade 3b and not classified as best and most versatile. Some 20% of the site is non-agricultural. The Proposed Development will affect 37.5ha of agricultural land including 9.4ha in Grade 2; 8.9ha in Subgrade 3a (a total of 18.3ha classified as BMV); and 18.9ha of lower quality agricultural land classified as Subgrade 3b or non agricultural. The principal potential direct effect on soil will be loss of quality should it be handled inappropriately. However, provided soil recovery is carried out carefully to avoid this potential effect, there will be a minor effect on the soil resource. The long term loss of BMV agricultural land at the proposed Site is assessed as a direct, permanent, long-term minor adverse effect on best and most versatile agricultural land, which is not significant. There are two commercial agricultural occupiers of the land. The effect on the two holdings affected by loss of the Site is assessed as a minor adverse effect and will not affect the long term viability of these businesses and is therefore not significant. Archaeology & Cultural Heritage There are no Scheduled Monuments within a 1km study area of the Site, the nearest Boughton Quarry Camp lies approximately 2.5km west of the Site. The farm house and barns associated with Langley Park Farm are Grade II listed and lie immediately to the south of the land utilised by Rumwood Nursery bordered to the east and west by the Site. There are three further Grade II listed buildings within 200m of the Site: Tile Barn, Langley School and School Master s House, and Bicknor Farmhouse. The Church of St Mary, Langley, lies just to the southeast of the Site and is Grade II* Listed. Langley Corner Farmhouse also Grade II* lies approximately 450m east of the Site. A detailed Desk Based Assessment has been conducted in order to provide the historical and archaeological context of the Proposed Development, and to define the relevant heritage receptors/ assets that might be affected. The layout of the Site has been designed to preserve the setting of Langley Church and key strategic long distant views, to this effect built development on the eastern part of the Site has been kept to a minimum and is largely absent from the south east corner of the Site. However, because the church was originally entirely isolated within a sparsely populated landscape, Historic England consider that any development in the eastern part of the site would result in moderate residual harm to the church s heritage significance. This should however been viewed in the context that the 923 new dwellings proposed will be within easy walking distance of the church contributing to its long-term sustainability. Historic England are agreed that this is an important benefit. A geophysical survey of the Site has been undertaken. There are no clear indications of archaeological settlement sites, monuments or industrial areas within the soil beneath the Site. Trial trenching will be conducted post determination and prior to construction to identify any unknown archaeological remains on Site. Any archaeological remains if present are likely to be of local significance only and will be removed prior to construction to ensure their preservation. No significant residual effects on buried archaeology will therefore occur. The overall residual effect on all cultural heritage assets after mitigation is considered to be Neutral, balancing the Negligible (beneficial) effect on the setting of Tile Barn with the Negligible (adverse) effects on the setting of the Listed buildings in the Langley Park Farm complex. Landscape and Visual Effects The likely effects on landscape character include the direct and indirect effects on the district character areas surrounding and including the Site, the local character areas identified within the Site and direct effects on landscape features within the Site. The main arboricultural features that are responsible for the existing enclosure and screening of the Site will be retained. The construction and demolition effects on landscape features are assessed as Negligible. The long term development effects on landscape features are assessed as beneficial as a new landscape structure matures to provide the setting for development. The indirect effect on adjacent character areas is also assessed as not significant but with the potential to be beneficial to landscape character in the long term. The completed development effects on views and visual amenity of receptors are only assessed as significant, in the short term, from viewpoints on footpaths, to the south that have views of the south west fringe of the Site. In the medium to long term these visual effects will reduce to not significant, with the potential for beneficial visual effects arising as the landscaping proposed matures. A comprehensive landscape scheme is integral to the scheme design and will provide an enhanced setting and landscape structure in and around the Site, integrate with the Proposed Development and provide significant amenity and landscape enhancement. The predicted beneficial effects on the landscape structure and landscape features on the Site will be secured through a comprehensive Landscape Management Plan to ensure that the landscape investment is safeguarded into the long term to benefit the landscape character of the Site and surrounding areas. DHA Environment on behalf of Countryside Properties Ltd, October 2015 page 11

Cumulative Impacts Figure 8: Cumulative sites Considered in the ES This ES has considered possible cumulative effects of the Proposed Development in combination with other developments within the local area. Development aspirations that are set out in emerging planning policy (i.e. site allocations) have been considered on a site by site basis where there is appropriate information available, however there is no certainty that these sites will be delivered or the timescale for delivery. Cumulative impacts are where more than one individual impact may lead to a more significant impact when considered in combination. The Proposed Development in combination with the developments outlined in Figure 8 will result in a number of minimal cumulative effects which are an inevitable result of the quantum of development considered. There will be a significant cumulative effect on housing supply and demography (population and age characteristics) in Park Wood ward as result of the number of new family homes and increase in population. This increase in population associated with these proposed developments will increase the recreational use of a number of nearby ancient woodland parcels and Abbey and Kings Wood Local Wildlife Site resulting in an effect of local significance. However given the level of open space provided with the Proposed Development (circa 37%) it is considered that the most of the day to day recreational activities generated will be internalised and their the effect from the Proposed Development is likely to be minor. There will be a cumulative effect on Best and Most Versatile land associated with the cumulative development of these sites and significant at the borough level but inevitable given the lack of brown field land in the borough. This is not considered significant at the County or regional level. DHA Environment on behalf of Countryside Properties Ltd, October 2015 page 12

ES Non-Technical Summary : Proposed Residential Development South of Sutton Road, Langley, Maidstone 21 1, 2*4,,!,2/1 +,!!/,3" /,! +$)"6 /( -) 6,/ % /!0 - /() +! ) +" 3&)) $" "+1/" 3&)) $" $/""+ "0 "0%,,/0,**,+ %" 1% -/&* /6 0 %,,) 1&,+ 1, 4"1) +! +$ )"6 /( +$)"6 1 /680 %2/ % 6 )&+( 1-1% 6 )"4,1"+1 & ) #,, +$)"6, % Figure 9: Indicative Masterplan showing how the Site is likely to look post-construction Further Information When will the scheme be built? Electronic copies of this Non-Technical Summary, the Environmental Statement Main Report and other planning application documents can be viewed free of charge on the authority s website: Subject to planning approval, it is currently envisaged that site preparation/infrastructure work will commence in spring 2017 and house building construction will commence in autumn/winter 2017, with all work completed by 2023. http://www.maidstone.gov.uk If you require further copies of this document, or if you would like to purchase copies of the Environmental Statement, please contact: DHA Environment Eclipse House Eclipse Park Sittingbourne Road Maidstone Kent ME14 3EN Or via email to: info@dhaenvironment.co.uk DHA Environment on behalf of Countryside Properties Ltd, October 2015 At outline stage exact details of the implementation framework and how the Proposed Development will be built out is not available. It is important to note that the implementation framework may vary over time dependent on factors including number of developers on Site, land sale programme, build out rates, etc. page 13