Land south of Ashford Road

Land South of Ashford Road Vision December 2021 1

Barton Willmore / 101 Victoria Street Bristol BS1 6PU / tel: 0117 929 9677 email: [email protected] Desk Top Publishing and Graphic Design by Barton Willmore Graphic Communication This artwork was printed on paper using fibre sourced from sustainable plantation wood from suppliers who practice sustainable management of forests in line with strict international standards. Pulp used in its manufacture is also Elemental Chlorine Free (ECF). J:\\32000\\32119 - Harrietsham, land south of A20\\ A5 - Reports & Graphics\\Graphic Design\\Documents\\ Vision\\32119 Vision 04 © The contents of this document must not be copied or reproduced in whole or in part without the written consent of The Barton Willmore Partnership. All plans are reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. License No. 100019279. Date: 03.12.2021 / Status: Draft / Rev: A Author: MD / Checked by: BW 2

1. Introduction 4 2. The Vision for the Site 6 3. Local Context  8 4. Site Context  10 5. Design Concept  14 6. Place Making Strategies 16 7. Illustrative Masterplan 20 8. Key Community Benefits 22 3

1. Introduction Proposal overview The following Vision document has been prepared on behalf of Gleeson Land to promote land south of Ashford Road located on the A20, Harrietsham Our Vision aims to demonstrate our proposal for around 100 new homes is located in a sustainable location adjacent to two emerging Local Plan allocations. It aims to deliver quality new homes within an attractive landscape setting founded on the retention of many of the existing trees and hedgerows. Document Structure The following document sets out our approach to a new housng development at land south of Ashford Road, Harrietsham. The document includes: Our Vision - setting out the key themes that will underpin a strong sense of place and deliver a high quality development. An understanding of the context - a summary of the planning policy context, the existing site qualities and those assets within the site that will be enhanced to produce a distinctive place. This includes a strong design concept. Place Making Strategies - how we connect to and move through the site, how we are protecting and enhancing the natural environment, the quality of the places we create and our approach to sustainability are all key strategies. Illustrative Masterplan - that sets out how we have responded to the site assets in developing a plan based around attractive greenspaces, new family homes and safe streets people want to walk along. 4

Site Location Plan 5

2. The Vision for the Site The Vision is to create a new community based around a strong green infrastructure that is well connected into the village of Harrietsham. The Vision is founded on 3 clear themes: Connected Sustainable Liveable Connected Our Vision aims to encourage connections through to adjoining development areas and the wider Village. Connectivity will focus around active travel routes and green corridors 6

Liveable The retention of existing trees and planting that help define the distinctive nature of the new community will create a liveable place underpinned by attractive houses and vibrant streets. Sustainable Aiming for Net Zero will be a key theme of the Vision through streets that encourage walking and cycling, attractive well planted open spaces and sustainable building forms 7

3. Local Context Planning Policy Context The Maidstone Local Plan, adopted October 2017, identifies Harrietsham as a Rural Service Centre which provides a range of key services and facilities to residents of the village and the surrounding area. It is, alongside the other Rural Service Centres, the second most sustainable location in the ‘settlement hierarchy’ after Maidstone town. The Local Plan review continues to recognise the importance of Harrietsham, as a place (alongside the other Rural Service Centres) where continued housing growth will occur to address housing needs. As detailed in the Local Plan review, the minimum housing requirement for the Borough across the period 2022 – 2037 is 17,355 homes, or 1157 per year to meet known and projected demand for housing during this period. This will, in part, assist with addressing the growing gap between wages and house prices across the Borough, which has increased from a ratio of 4.6 in 1997 (i.e. median house price being 4.6 times the median wage) to 10.0 in 2020. To ensure an effective strategy for meeting housing needs is delivered, the Council are required to allocate suitable and deliverable sites in accordance with the settlement hierarchy. The Council has sought to do this, however, as set out in Gleeson’s representations in response to the Draft Local Plan review consultation, there are concerns the housing supply proposed will not fully address requirements, and therefore lead to underdelivering against housing need and exacerbating housing unaffordability. The Site is being promoted as a deliverable opportunity for allocation as part of the Local Plan review, which can assist in addressing the expected shortfall in housing supply against housing needs including the provision of much needed affordable housing. As detailed within this Vision Document and Gleeson’s representations in response to the consultation there are no known impediments to delivery of the Site, including no significant technical or environmental constraints. 8

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4. Site Context Opportunities and Constraints Comprehensive survey work and on site reviews have given us a clear understanding of the constraints, opportunities and qualities of the site summarised below. Separate full reports also form part of our representations. Technical - A rail-line runs east-west along the southern boundary of the Site, with regular services serving Harrietsham Station. A noise and vibration survey has been undertaken to assess constraints arising from this. The results of this demonstrate acceptable noise levels will be achievable on site with appropriate glazing and acoustic screening for the properties in closest proximity. Ecology - There are no statutory ecological designations within the site or within 2km of its boundaries There are also no non-statutory designations within or adjacent to the site. The site is dominated by habitats of negligible/ low ecological value including improved grazed pasture, amenity grassland, buildings and hardstanding. The habitats of comparatively greater value within the site comprise a small woodland, hedgerows and lines of trees. A small proportion of the site is mapped as Priority Habitat Deciduous Woodland, including the on-site woodland (although this is not a good example of this habitat type). The results of the bat activity surveys carried out have identified generally low levels of activity by common species. However, three Common Pipistrelle day roosts and a Brown Long-eared Bat day roost has been recorded within buildings on site. A number of trees have the potential to support roosting bats and further survey work will be undertaken as / if required. Habitats within the site provide suitable habitat for nesting birds and Dormice (in the south of the site) such as hedgerows, trees, dense scrub and woodland. Landscape - The site falls outside the Kent Downs Area of Outstanding Natural Beauty (AONB) and outside the locally designated Landscape of Local Value’ (Local Plan SP17(6)). The site is visually and physically divorced from both areas by vegetation and access routes. 10

Opportunities and Constraints Plan 11

The site sits within the Gault Clay Vale LCT and the ‘Harrietsham to Lenham Vale’ LCA (LCA16) of the Maidstone Landscape Character Assessment’ which describes a mosaic of rural landscape, large scale industrial and commercial development, and recent housing. The site and immediate context comprise low density late c20th residential development at the modern eastern extent of Harritsham which have resulted in substantial changes to land use and landscape pattern. The site comprises the generous, well treed, mature grounds of two mid c20th residential properties located within an area of similar low density, detached development to the east of Harrietsham between the A20 and the railway. The site is visually well contained by topography and vegetation at, and beyond, the site boundaries. Access and Highways The A20 Ashford Road runs along the northern boundary of the site which is a principal road connection between Maidstone and Ashford, connecting to the M20 Corridor. This provides the only road frontage available for access and the site benefits from two existing (driveway) access connections to the A20. There is a footway on the northern side of the A20 passing the Site and connecting to Harrietsham to the west and to Lenham to the east, as well as a newly constructed shared footway / cycleway to the west of the site curtailing some 50m from the Site. A Transport Assessment has been prepared which demonstrates how access to the Site can be satisfactorily achieved (using a Ghost Island Priority junction similar to the adjacent junctions) as well as retention of the western access as a designated pedestrian / cycle / emergency vehicle access. Capacity assessments demonstrate that the new junction will operate effectively. Connections to the footway network north of the A20 are proposed alongside improved crossing facilities, and there is scope to continue the shared footway / cycleway across the site frontage. Opportunities to revise the speed limit along the A20 site frontage will be investigated in association with KCC. 12

View from A20 13

5. Design Concept Design Concept The design concept has been drawn out of a clear understanding of the assets of the site and a set of structuring elements that help form: • Pockets of housing that are connected together by main streets and routes • A green network that is comprised of the retention of existing areas of mature trees and hedgerows sat within an attractive parkland • A key gateway at the A20 that includes the main point of access as well as supporting pedestrian and cycle links • Reinforced site boundaries and edges through the retention of existing trees and new landscape buffers • Circular footpath route that connects all parts of the site and key nodal points Strong green network based on existing Pockets of housing connected by well designed streets trees 14

Concept Plan 15

6. Place Making Strategies i. Movement and Connectivity 1 Main vehicular access to the site is from the A20 linking to more informal streets and lanes 2 F ootpath/Cycleway connections are provided linking to the A20 which will enhance accessibility from the site to Harrietsham town centre. 3 Permeability through the site to residences is offered through connected and legible streets focused mainly on pedestrians 4 The majority of streets, lanes and paths lead through to main greenspaces including the public open space in the west. 5 A key footpath through the site is lined by retained trees, creating a pleasant experience for pedestrians. The path will be overlooked by houses, which front onto it. A20 / Ashford Road 1 2 3 5 3 4 Trees or Woodland Pedestrian Routes Childrens Play Area Primary Route Secondary Routes / Mews Private Drives Footpaths 16

ii. Enhancing the Natural Environment Delivery of new or enhanced ecological connections in the area of the site will contribute to the targets in the The development is being targeted to deliver a 20% Expansion Zone. An area of off-site dense scrub is located quantitative biodiversity net gain in relation to habitats, and to the south of the site which is likely utilised by Dormouse. there are a number of significant opportunities to deliver There is therefore an opportunity to increase the extent this within the site. The key opportunities include: of the dense scrub within the site with new planting in the south of the site. 1 An open parkand area is provided west of the site to include recreational areas, play spaces and places to Opportunities for enhancement of woodland include people watch making a positive contribution to visual sensitive understorey planting and over sowing of existing amenity, biodiversity and microclimate. amenity grassland with a woodland wildflower seed mix to create a species rich ground flora. The woodland can also 2 Significant tree planting is retained within the site. be brought into active long-term management to benefit biodiversity. Other habitat enhancements through infill 3 Aspects of the natural environment, such as trees and planting of gappy hedgerows and over-sowing of existing hedges, are utilised as a buffer between the site and improved grazed pasture and amenity grassland to create neighbouring sites, and to aid distinctiveness. A set of wildflower grassland in areas of public open space more incidental greenspaces are provided at the front of the site to add to the quality of the gateway as well as Enhancements also include the provision of bird boxes, bat internally fronted by housing. boxes and delivering a ‘Hedgehog friendly’ development (with cut-outs in garden fences and Hedgehog highways). A20 / Ashford Road 2 2 3 3 22 3 3 1 Trees or Woodland Childrens Play Area Meadows Wildlife Corridor Primary Route 17

iii. Places and Spaces 1 The gateway at the front of the site will be a place defined by an attractive landscape and bold architectural approach 2 Areas where buildings are setback will provide small incidental spaces that help create a distinctive streetscape 3 The main place within the development is the parkland in the west. This gives the area a clear focus and nodal point fronted by high quality housing. 4 Different character areas have been developed within a tighter knit core compared to looser density edges facing green spaces. A20 / Ashford Road 4 1 4 Trees or Woodland 3 2 Pedestrian Routes 4 2 Childrens Play Area Meadows 4 Wildlife Corridor Residential Housing Primary Route 18

iv. Sustainability No fossil fuels will be permitted on the development. Heating systems will instead be specified based on their Sustainable design and construction, with a focus on low carbon characteristics to align with a trajectory to low carbon energy, are core themes of the proposed net zero carbon over time. The current proposal being development including : considered is the installation of high efficiency air source heat pumps to provide heating and hot water. Swales provided to the side of main streets. Attenuation basins at the southern edge of the site will retain water in Buildings will be designed to adapt to a changed the case of heavy rainfall. climate; overheating risk will be managed through good design and solar glazing; tree planting will provide Active travel is encouraged through the provision of more comfortable microclimates in warmer weather; pleasant and secure pedestrian oriented streets and the the landscape design will provide multi-functional convenient connection to the wider pedestrian and cycle benefits supporting increased biodiversity, promoting network along the A20/Ashford Road.. opportunities for improved health and wellbeing and enhancing the overall aesthetic. Homes will be highly energy efficient, adopting a fabric first approach and with specifications well above current Electric vehicle charging points will be installed across the Building Regulations site as required by policy. 19

7. Illustrative Masterplan The plan opposite sets out key elements of our proposals that aim to : • Create a great place for around 100 new homes including affordable homes • An attractive set of public open spaces including childrens playspace, recreational areas, places for biodiversity and the retention of existing planting • Streets for people that are pedestrain friendly social spaces that encourage neighbourliness Streets for people Housing overlooking attractive public spaces 20

A B C C E D G F C A Main Access B Attenuation Basin C Retained trees D Retained woodand E Housing Area F Retained hedgerow G Children’s Play Area Illustrative Masterplan 21

8. Key Community Benefits Our proposals at land south of Ashford Road will bring a number of notable community benefits including: • Much needed housing within the area for local people including affordable housing • Attractive parkland and open spaces for local residents to enjoy • An attractive frontage comprised of homes and landscaping on the way into Harrietsham from the east • A place for people made up of quiet lanes, safe streets and well overlooked cycleways and footways 22

Sketch looking south through the Parkland 23