Planning in Ashford

MEETING THE RECREATIONAL NEEDS OF CHILMINGTON GREEN

Development at Chilmington Green will be required to provide public open space provision, based on the parameters and spatial requirements set out within the Public Green Space and Water Environment SPD, in a way that meets the needs of the development as it evolves, to ensure each phase of the development is sustainable in its own right. The majority of equipped play facilities at Chilmington Green should be provided within 4 large (minimum 1.5 ha) 'strategic play space areas' which contain a range of equipped facilities that can cater for a range of differing age groups. Informal and natural green space areas at Chilmington Green should be delivered in the locations indicated on Strategic Diagram 1 and will be provided to add interest, variety and distinctiveness within the development. These areas shall include: i) an integrated network of green corridors that connect key destinations within the development, including linkages to the strategic play areas, Discovery Park, the District and Local Centres. These corridors should be sufficient in size to allow a range of recreational uses and should be supported by footpaths and cycleways, and, ii) green connections to the surrounding areas, connecting Chilmington Green with Millennium Wood, Singleton Hill and the Singleton Environment Centre, Long Length and areas to the south of the built form. In addition, these areas should complement the planned SUDS network, the proposed ecological mitigation and enhancement measures, the objectives of the landscape strategy (including the integration of the Greensands Way PROW) as well as the planned built form, public realm and civic spaces. Sports and playing pitch provision should be largely concentrated (20 ha) at Discovery Park to aid the development of a sports and recreation hub. Allotments will be promoted at Chilmington Green in line with the aspirations set out within the Public Green Spaces and Water Environment SPD and should be well related to residential development, sit sympathetically in the landscape and enjoy suitable vehicular access arrangements. Strategic Parks provision at Chilmington Green will be provided within Discovery Park as part of an on-site provision delivered by the development. The potential for cemetery provision within Discovery Park will be explored through the Discovery Park Masterplan process.

DEVELOPING A COMMUNITY

In order to help establish a strong community at Chilmington Green, the council supports a community led management arrangement. The preferred solution for community governance at Chilmington Green will need to be determined before outline planning permission is granted but there is scope for a community development trust arrangement to take on the responsibility for managing and maintaining a variety of uses, facilities and space to be delivered as part of the development. A detailed strategy, supported by a business case, will need to be prepared and agreed with the council which will need to establish the scope of the community governance arrangement, how it will evolve and develop over time, and the long term financial sustainability of the model. In particular, this strategy will need to show how the arrangements proposed would successfully interact with and work alongside the existing parish councils. An appropriate level of developer contribution will need to be made in line with the approved business case to provide for the arrangement proposed and for community development (especially in the early years), including staff, premises and equipment costs. This support will need to be provided until a local community management body in a form agreed by the council (e.g. a Trust) has been set up and is operationally effective with a firm financial basis (including property and other endowments and a potential resident service charge regime).

EDUCATION PROVISION

One minimum 6 form entry secondary school (on a minimum 8 ha site) shall be provided as part of the Chilmington Green development, in accordance with the allocation shown on the AAP Policies Map. The site will be made available for transfer to the relevant education authority or provider at the request of the county council. In addition, sites for three 2 form entry primary schools, and one 1 form entry primary school with the capability for future expansion to 2 form entry (all on sites of minimum 2.05 ha), shall be provided at the locations indicated on Strategic Diagram 1. Each site will be transferred by the developers to the relevant education authority in line with trigger points to be agreed with the county council, and in a form which is consistent with the relevant site transfer requirements. The primary schools should be well connected by foot and cycle to the District Centre or the Local Centres.

INDOOR SPORTS AND COMMUNITY LEISURE PROVISION

A) Indoor Sports Provision Proposals for development at Chilmington Green shall include for the provision of an indoor sports hall, capable of accommodating 4 badminton courts, changing facilities, 500 sqm of community space, a café and complementary active uses. The indoor sports hall shall be fully operational prior to the occupation of the 2,875th dwelling and shall be located within Discovery Park, near to the concentration of outdoor sports pitches proposed in this area. The precise siting, layout, management and access arrangements and range of uses to be incorporated within the indoor sports hall should be explored and developed as part of the Discovery Park Masterplan (see Policy CG9) to be agreed with the council. The council will also require developer contributions towards the provision or improvement of strategic off-site indoor leisure facilities, based on the Sports England Calculator model. B) Community Leisure Provision Development at Chilmington Green shall also make provision for community leisure provision which should be distributed around the development at the following locations and in the following ways:- - A single multi purpose community leisure building of 1,000 sqm (GIA) at the District Centre (two badminton courts or equivalent) - 500 sqm (GIA) of community leisure space at each Local Centre - 250 sqm (GIA) of community leisure space at the pavilion proposed to serve the cricket pitch at Chilmington Green hamlet In line with adopted council policy, the multi-purpose community leisure building will need to be designed in a way that allows for a variety of uses, ranging from bespoke community space to accommodating a number of indoor sport and leisure based activities. The precise design, management and specification of each area of community space will need to be agreed with the council, in consultation with the local community and parish council so it can incorporate a variety and range of community activities.

SOCIAL AND COMMUNITY FACILITIES

Social and community facilities at Chilmington Green shall be provided in accommodation at the District Centre which may be part of a combined community 'hub' or in separate facilities in close physical proximity. Where possible and feasible from a service provider's perspective, community and primary health care facilities may be shared by different service providers including social care providers where joint provision of services is encouraged. Exceptionally, additional space for community and social care facilities would also be acceptable at either of the proposed Local Centres. The following specific space requirements shall be provided as part of the development: - 340 sq. m (net internal) of accommodation for families and social care services with associated suitably designed associated kitchen space and internal and external circulation space; - Primary health care accommodation sufficient for at least a 6GP practice and associated primary care services. Should additional demand determine a need for additional GP services to serve the development in the long term, accommodation should be made available as part of the community space at the Local Centres. The phasing and delivery of social and community facilities and / or funding to support such services shall be agreed with the relevant service providers and included in an appropriate Section 106 Agreement.

THE LOCAL CENTRES

Two Local Centres will be delivered at Chilmington Green in the broad locations shown on Strategic Diagram 1 to support phases 3 and 4 of the development respectively. Each Local Centre will provide a range of retail, employment, community and education uses to help meet the local, everyday needs of the community as it evolves. A detailed design strategy for each Local Centre will be prepared and agreed with the council prior to the approval of any detailed planning permission or reserved matters for that centre. This strategy will establish the proposed mix, scale and distribution of uses, the phasing of such uses and the proposed design of the built form and public realm to help generate a place of distinctive character and quality.

CHILMINGTON GREEN DEVELOPMENT PRINCIPLES

Chilmington Green will become a major new, sustainable, development in line with the aims and objectives of the Core Strategy, the vision of the AAP, and the following key development principles: a) A well designed, safe and accessible, high quality, sustainable development which supports a viable public transport network, walkable neighbourhoods and a vibrant District Centre and two local centres, alongside a development which generates community cohesion (see Policies CG2, CG3, CG4, CG10 and CG11 – CG22); b) Each main phase of the development will be sustainable in its own right, through the provision of the required social and physical infrastructure, both on-site and off-site (see Policies CG2, CG8 and CG11 – CG22); c) The delivery of a mix and range of house types, located within various density gradients, to create a coherent, distinctive and attractive series of places throughout the development, whilst providing a varied housing offer to meet the changing needs of the residents, throughout their lives (see Policies CG2, CG3, CG5, CG6, CG7 and CG18); d) Bring forward a range of non-residential land uses to support job creation within Chilmington Green, including retail, services and employment space (see Policies CG2, CG3, CG4 and CG15 - CG17); e) The creation of an integrated and connected network of green spaces and natural habitats, including part of Discovery Park, to help meet the recreational and sporting needs of the development but also to encourage walking and cycling, generate an attractive setting to the built form, and act as linkages and dispersal routes for ecology and wildlife (see Policies CG2, CG8, CG9, CG20 and CG21); f) To positively respond to the distinctive landscape character and assets of the site - including historic buildings, historic landscape and archaeology features, views and vistas, topography, woodland, ecologically sensitive areas, footpaths and bridleways (see Policies CG2, CG5, CG6, CG7, CG9, CG20 and CG21); g) To create well-designed edges to the new development at appropriate densities that relate well to the open countryside, to Discovery Park, to the A28 and Great Chart and to the existing urban edge at Singleton Hill and Brisley Farm (see Policies CG2, CG6, CG7, CG20 and CG21).

CHILMINGTON GREEN HAMLET CHARACTER AREA

Development within the Chilmington Green Hamlet Character Area shall be sensitively designed and located to respect and complement the hamlet's existing historic and architectural character. To achieve this, a detailed design strategy shall be agreed with the council prior to the approval of any detailed planning permission or reserved matters within the Character Area. This agreed design strategy will need to incorporate the following design aspirations: Development proposed in the 'core' area of the hamlet should comprise very low density residential properties (10 dph maximum), limited to 2 storeys in height. Typically these properties should be detached and be accommodated within a variety of plot sizes and be irregularly located to replicate the built form of the existing hamlet. Building styles and materials, alongside boundary treatments should be compatible with the palette of existing colours and textures of materials present in the vicinity. Development proposed in the 'southern' area of the hamlet should be low in density (average 15 dph), limited to 2 storeys in height. Development here should include a range of house types and be designed in a way that accords with development proposed within the core area of the hamlet. The distinctive grass verges and hedgerows of Bartletts Lane and Chilmington Green Lane should be retained with limited vehicular access arrangements made. New properties within the 'southern' area should be accessed via Chilmington Green Road. Where possible, these attractive and historic routes should be enhanced through suitable boundary treatment of the proposed residential properties, and the design of the public realm. The proposed cricket ground, and adjoining network of green spaces, footpaths and cycleways should be laid out and planted in such a way as to help reinforce the historic hedgerow pattern and create new strategic planting which helps to buffer and provide an attractive setting for the hamlet.

SOUTHERN FRINGE CHARACTER AREA

Residential development within the Southern Fringe Character Area should be designed in a way that creates an informal development boundary edge and: - be comprised of low density residential uses of no more than 10 dph typically of larger, irregularly placed properties in generously sized plots - incorporate, where feasible, existing hedgerows and trees, alongside introducing new hedgerows and trees as part of the boundary treatments to properties - support a network of well-located routes (including bridleways, footpaths and cycle routes) which increase accessibility into the countryside, but in a careful way which balances with the need to protect the more ecologically sensitive areas within the Character Area - provide suitable landscape treatment / advance planting measures in order to soften the impact of the built form and present a natural southern boundary to the development. A detailed landscape strategy will need to be agreed with the council at detailed planning application stage.

DISCOVERY PARK EDGE CHARACTER AREA

Development within the Discovery Park Edge Character Area should be designed in a way that creates an attractive and seamless transition between the development edge and Discovery Park. It will: - create an attractive built elevation, characterised by a strong building line with the public faces of buildings facing towards the park; - encompass a range of different dwelling types and styles accommodated within different plot ratios to add variety and distinctiveness; - be generally of 3 storeys in height, with the potential for a taller (up to 4 storey) building at the key gateway to the strategic east-west link route, which should be complemented, where possible, with active uses at ground floor level; - provide routes through the built frontage to the park through the creation of streets and pedestrian and cycle links that connect Discovery Park with the rest of the development, and; - use existing landscape features and provide a strong view corridor of Coleman's Kitchen wood to the north. Suitable landscape treatment / advance planting measures will be needed to enhance the attractiveness of the park and complement the built form proposed around the park's edges. A detailed landscape strategy, to be agreed with the council, will be required to support any detailed planning application. Development within the Character Area will need to be designed in a way which provides an appropriate transition to adjoining residential areas and be well related to the planned street network, built form, housing densities and types. The extension to Brisley Farm will also need to ensure it respects the residential amenity of existing residents.

Sustainable Design and Construction

Development at Chilmington Green shall be carbon neutral, in accordance with the requirements of Policy CS10 of the Core Strategy and in line with the guidance contained within the Sustainable Design and Construction SPD. These requirements will be achieved through the delivery of a range of on-site design measures, as well as through the delivery of low and zero carbon on-site technologies. A district heating network, supported by a Combined Heat and Power system at the District Centre, is the council's preferred solution as part of the first phase of the development unless it is demonstrated that such a network is not feasible.

Flood Risk and Sustainable Drainage

All proposals for built development at Chilmington Green should avoid areas within the 1 in 100 year floodplain, and reduce flood risk through well designed, integrated sustainable urban drainage systems (SUDS). Proposals should:- a) Locate most strategic drainage ponds on the southern boundary of the development; b) Where appropriate, ensure SUDS are attractively integrated into streets and open spaces; c) Re-use existing channels wherever possible, except for the stream-fed watercourse which flows through the hamlet; d) Restrict public access to SUDS features which have been solely designated for ecological and wildlife mitigation and enhancement and ensure that they are designed to accommodate wildlife, and; e) Agree a comprehensive, site wide schedule showing the principles of delivery, future management and maintenance, before the commencement of development.

ECOLOGY

Development at Chilmington Green will avoid the loss of locally important ecological networks and semi natural habitats and will need to demonstrate accordance with Policy CS11 of the Core Strategy. An ecological enhancement and mitigation strategy will be needed, to be agreed with the council, prior to the approval of planning permission. This strategy will confirm how any required ecological enhancement and mitigation measures are to be implemented, managed, phased and maintained in the long term as well as setting out long-term ecological monitoring procedures for the site. Where any part of the development would impact on important ecological assets, it will be necessary to demonstrate that appropriate mitigation is already in place and suitably established, prior to the commencement of that part of the development. The provision of ecological enhancement and mitigation measures will be needed to support each phase of the development.

Discovery Park

As shown on the Policies Map that supports this AAP, land to the east of Chilmington Green is allocated for the creation of a strategic open space, sport and recreational area, currently referred to as Discovery Park. Public open space provision, to meet the recreational needs of the development, will need to be delivered and concentrated in a suitable location within Discovery Park. This provision will include - 20 ha of sports pitch provision, 4.1 ha of parks and recreational space, a strategic play space area, informal green space, an indoor sports hall and associated car parking. A masterplan for the whole of Discovery Park, supported by a business plan, shall be prepared by the council in partnership with the developer consortium and must be agreed before detailed planning permission is granted for any recreational or sporting uses within the Park. This agreed masterplan will identify the range of uses (including those listed above) to be accommodated within the park, the location of these uses and their relationship and compatibility with each other, alongside establishing how Discovery Park will be phased, managed and delivered over time. No development that would prejudice the ability to bring forward Discovery Park or that would be contrary to the approved masterplan will be permitted. Management arrangements for Discovery Park will need to include ways in which the upgrading of existing public rights of way across Discovery Park may take place over time.

PROVISION OF AFFORDABLE HOUSING

Development at Chilmington Green will aim to provide a total of 30% affordable housing (1,725 units) with a tenure split of 60% affordable rent and 40% other forms. In all main phases, there shall be a mix of affordable dwelling types, sizes and tenures at Chilmington Green. The precise mix shall be determined in accordance with the most up-to-date housing needs information available and in consultation with the borough council prior to the submission of detailed schemes for approval in each main phase of the development. Each main phase of the development is expected to meet these 'normal' requirements unless a robust and transparent viability case proving this is not possible is accepted by the council, in which case the policy may be applied with a degree of flexibility in line with the council's deferred contributions policy (see Policy CG22) to a minimum level where at least 10% affordable housing is delivered in any main phase and no less than 30% of affordable housing in any main phase is within the affordable rented sector. If the application of the deferred contributions policy does not subsequently result in a main phase of the development meeting the 'normal' requirements, subsequent main phases of the development shall be expected to 'claw back' any reduced provision up to a maximum of 40% of housing in any main phase of the development being 'affordable'. Supported housing schemes of a size to be agreed with the council shall be located at the District Centre or Local Centre. Proposals for affordable housing will be expected to accord with the council's Affordable Housing SPD, as well as other policies and supplementary guidance.

STRATEGIC DEVELOPMENT REQUIREMENTS

Proposals for development at Chilmington Green will deliver up to 5,750 homes and at least 1,000 jobs. The built footprint of the development (with exception of any buildings in Discovery Park) will be contained within the 'extent of development' area shown on the Policies Map. The development will be focused around a District Centre that will provide the majority of retail, employment and community-focused accommodation. The District Centre will become the focal point of the community and be delivered in the first phase of the development. The form of the District Centre will help to generate a critical mass to support public transport and local services and create a vibrant street-scene. Two Local Centres, serving the everyday needs of their respective neighbourhoods will also be provided to support the latter phases of the development. The density of residential development shall be consistent with the average density bands shown on Strategic Diagram 3.

PHASING, DELIVERY AND IMPLEMENTATION

The development of the Chilmington Green area shall be implemented in accordance with the four main phases identified on Figures 18- 21 and the Infrastructure Delivery Plan at Appendix 3, unless it can be demonstrated that relevant infrastructure is readily available and the development can be adequately serviced. Should a deficit in the infrastructure provision necessary to serve any main phase of the development be accepted, following an independently assessed viability exercise, then the council will employ its deferred contributions policy in order to claw back any deficit, should market conditions improve sufficiently. A degree of overlap between one main phase and another may be acceptable, providing it can be demonstrated that the previous phase of the development has been 'substantially completed'. Proposals which would deliver unsustainable and isolated development that would require extensive and isolated infrastructure to serve them will not be acceptable. In order to ensure an appropriate quality of development is achieved at detailed design stage, the following requirements shall apply:- a) Prior to the approval of any reserved matters or grant of detailed planning permission for development within the AAP area, a detailed site-wide design code will be required to be agreed by the council, and, b) Prior to any reserved matters or detailed planning application being approved for development within any of the main phases, a detailed masterplan, accompanied by a development strategy, for the relevant main phase will need to be agreed by the council.

Presumption in Favour of Sustainable Development

When considering development proposals within the Chilmington Green AAP area, the council will take a positive approach that reflects the presumption in favour of sustainable development contained in the National Planning Policy Framework. The council will always work proactively with applicants to find solutions which mean that proposals can be approved where they would secure development that improves the economic, social and environmental conditions in the area, in line with the aspirations and policies of the AAP. Planning applications that accord with the policies in the Core Strategy and this AAP (and, where relevant, with policies in neighbourhood plans) will be approved without delay, unless material considerations indicate otherwise. Where there are no policies relevant to the application or relevant policies are out of date at the time of making the decision, then the council will grant permission unless material considerations indicate otherwise – taking into account whether: • Any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits, when assessed against the policies in the National Planning Policy Framework taken as a whole; or • Specific policies in that Framework indicate that development should be restricted

THE DISTRICT CENTRE CHARACTER AREA

The District Centre will be delivered in the area shown on Strategic Diagram 1. A high street (including a market square) will be a key functional and design component of the District Centre. A supermarket (indicative capacity 1,650 sqm net convenience floorspace) and a range of shops and services will be provided together with a range of employment units and space for community uses. Residential uses in this location will largely be in the form of flatted accommodation to provide a critical mass of patronage for the proposed bus network and to support the planned shops and services. A retail impact assessment will be required, to ensure that the level of retail provision proposed to come forward within the District Centre is of an appropriate scale which allows the District Centre to fulfil its identified role, provides for a range of services which meet the everyday needs of residents as the development evolves, and is not of a scale which will unduly compete with existing (and proposed) retail centres in Ashford. A detailed design strategy for the whole District Centre shall be prepared and agreed with the council before detailed planning permission is granted. This agreed design strategy will set out the detailed phasing of the District Centre and will also need to incorporate the following design aspirations: a) The built form along the high street should be of a scale of between 2.5 and 3 storeys in height (eaves height between 8.5m and 11.5m), with 4 storeys (eaves height up to 15m) at key locations within the District Centre. The high street area should be characterised by a continuous building line with a strong building edge to generate an appropriate sense of enclosure; b) Active uses (retail, commercial, community) will be provided at the ground floor level along the high street, with the primary access of these buildings allowing for direct access onto the street. Upper floor uses should include active uses, where appropriate, and residential uses; c) The high street should be of an appropriate width to accommodate space for footways, parking bays and an avenue style boulevard for pedestrians and cyclists. It will need to be designed in a way that offers a distinctive and attractive spacious character, where a range of users can seamlessly interact with each other; d) A market square will be delivered that will become a focal point for the high street within the District Centre area. The built form around this market square should provide appropriate definition and enclosure and should be complemented by active uses at ground floor level; e) The market square will be anchored at either end by the supermarket and a hub of community facilities. Both entrances should provide direct and easy access onto the market square area. To generate interest and enhance the importance of this location as a key destination, these uses should be delivered in the first phase of the development. The size of the square needs to accommodate the functions associated with holding a retail market in this space; f) An attractive area of green space (currently referred to as Chilmington Gardens) will be delivered near to the market square to provide a focal point for the community and soften the built form proposed within the Character Area.

HIGHWAYS AND ACCESS

The principal vehicular access to development at Chilmington Green shall be from two new roundabout junctions with the A28. A third, signal-controlled access from the A28 at the junction with Chart Road and Goldwell Lane will also be created. A new link shall also be formed linking the District Centre across Discovery Park to the Brisley Farm development, connecting to Coulter Road. The internal road network at Chilmington Green will be based around a grid that links the District Centre and the two Local Centres. New road infrastructure will be provided, in accordance with a detailed infrastructure phasing plan to be approved by the council. Proposals for development at Chilmington Green shall include provision for the following:- a) funding to a level to be agreed by the borough and county councils, towards the delivery of a set of off-site improvements to the A28 corridor; b) funding to a level to be agreed by the borough and county councils towards the repayment of the forward funding arrangements that delivered the improvements to the A28 Drovers roundabout and M20 Junction 9; c) the delivery (or funding) of off-site highways works to Magpie Hall Road and the road which runs through Great Chart village, details of which shall be agreed by the borough and county councils following consultation with the relevant parish council. Following implementation, traffic flows on these routes shall be monitored in accordance with a plan to be agreed with the borough and county councils. Developers shall be required to fund or implement any additional works to these routes should traffic flows generated by the development exceed an agreed level; d) the closure to traffic of Chilmington Green Road at a point close to its junction with the A28, in accordance with the Policies Map, and; e) existing rural lanes within the AAP area which are of landscape, nature conservation or historic importance shall, wherever possible, retain their existing roles and character. These matters will need to be considered as part of a Transport Assessment, submitted to support an outline planning application for the whole site. Pedestrian footpaths shall be provided along Chilmington Green Road at locations to be agreed with the borough and county councils and from the junction with Tally Ho Road to the edge of the built development. The occupation of development at Chilmington Green may be restricted by condition and / or planning obligation unless it can be demonstrated that sufficient off-site highway capacity on the A28, or any other primary or secondary links or junctions within the adjacent parts of the urban road network, is available to accommodate any additional traffic generated by the development (based on achieving at least a 'nil detriment' position).

PUBLIC TRANSPORT

Public transport services from Chilmington Green shall be designed to deliver at least a 20% public transport mode share for trips to and from the site. Developers will be required to: a) Subsidise a new fast, frequent bus service from the Chilmington Green District Centre to Ashford Town Centre and railway station running on at least a 10 minute frequency during weekday peak periods; b) Provide contributions towards bus priority measures, to be delivered by the county council, on the route between Chilmington Green and the town centre; c) Provide contributions towards the provision of bus-related infrastructure, at a specification to be agreed with the county council, on the route between Chilmington Green and the town centre and along bus routes within the development itself. The scale and timing of any developer contributions towards public transport provision shall be agreed with the borough and county councils, following consultation with relevant bus operators, prior to the grant of outline planning permission for the development and implemented through a Section 106 Agreement. The developers shall also bring forward, and fund, proposals to incentivise the use of the service once it is operating. A Public Transport Plan, to be agreed as part of any Section 106 Agreement for the development, shall be the means of agreeing the detail of service provision, including the route, any operational subsidy, the timing of provision in relation to development phasing, and a 'toolkit' of measures to promote (and subsequently increase if required) use of the service during the life of the development, with the borough and county councils.

CYCLING AND WALKING

Development at Chilmington Green shall provide a network of strategic pedestrian, cycleway and equestrian routes in accordance with Strategic Diagram 2c. This network shall be supplemented by a series of good quality, local pedestrian and cycleway links to be agreed as part of the detailed consent for each land parcel.

TRAVEL PLAN

In accordance with paragraph 36 of the NPPF, a Travel Plan shall be provided to bring together the different transportation elements necessary to support the proposed development. The Travel Plan shall include a monitoring regime for the different modes of transport covered in Policies CG11-13 and shall be agreed with the borough council, in consultation with the county council, prior to commencement of the development.

PARK AND RIDE

Land to the west of the A28 is identified for a future Park & Ride facility. No development that would prejudice the ability to bring forward such a facility shall be permitted unless the council has determined that the facility is no longer required.