Tunbridge Wells Site Allocations HRA · 2013-05-21 · 1.3 Tunbridge Wells Site Allocations DPD ... at favourable conservation status, natural habitats and species of wild ... Conservation

Tunbridge Wells Borough Council – Site Allocations HRA

Tunbridge Wells Site Allocations HRA Report

14/02/2013

Prepared for: Tunbridge Wells Borough Council

UNITED KINGDOM & IRELAND


TABLE OF CONTENTS 1 INTRODUCTION ................................................................ 1

1.1 Scope of the Project ......................................................... 1

1.2 Legislation......................................................................... 1

1.3 Tunbridge Wells Site Allocations DPD ........................... 2

2 METHODOLOGY ............................................................... 2

2.1 Likely Significant Effects (LSE) ...................................... 4

2.2 Confirming other plans and projects that may act ‘in combination’ ..................................................................... 4

3 POTENTIAL EFFECTS OF SITE ALLOCATIONS DPD ON ASHDOWN FOREST SAC AND SPA ............................... 5

3.1 Recreational Pressure ..................................................... 5

3.2 Air Quality ......................................................................... 7

4 OTHER PLANS AND PROJECTS .................................... 8 5 CONCLUSIONS ................................................................. 8 6 APPENDIX – POLICY BY POLICY ASSESSMENT ......... 9


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1 INTRODUCTION

1.1 Scope of the Project

URS has been appointed by Tunbridge Wells Borough Council to assist the Council in undertaking a Habitat Regulations Assessment of its emerging spatial planning (to 2026). The objective of the assessment is to identify any potential for plans to cause an adverse effect on Natura 2000 or European sites (Special Areas of Conservation, SACs and Special Protection Areas, SPAs), either in isolation or in combination with other plans and projects, and to devise appropriate mitigation strategies where such effects were identified.

A Habitat Regulations Assessment was undertaken as part of the development of the Tunbridge Wells Core Strategy and concluded that development within the Borough would not lead to adverse effects on the integrity of any European sites provided that Tunbridge Wells Borough Council continued to monitor the developing mitigation strategy for Ashdown Forest SAC/SPA and committed to participating in that strategy as necessary. The Council gave that commitment. This current report updates and re-confirms the position with respect to spatial development plans within Tunbridge Wells Borough, namely the Site Allocations DPD, and with updated information regarding access management and air quality at Ashdown Forest SAC and SPA.

1.2 Legislation

The need for HRA is set out within Article 6 of the EC Habitats Directive 1992, and interpreted into British law by the Conservation of Habitats & Species Regulations 2010. The ultimate aim of the Habitats Directive is to “maintain or restore, at favourable conservation status, natural habitats and species of wild fauna and flora of Community interest” (Habitats Directive, Article 2(2)). This aim relates to habitats and species, not the European sites themselves, although the sites have a significant role in delivering favourable conservation status. European sites (also called Natura 2000 sites) can be defined as actual or proposed/candidate Special Areas of Conservation (SAC) or Special Protection Areas (SPA). It is also Government policy for sites designated under the Convention on Wetlands of International Importance (Ramsar sites) to be treated as having equivalent status to Natura 2000 sites.

The Habitats Directive applies the precautionary principle to protected areas. Plans and projects can only be permitted having ascertained that there will be no adverse effect on the integrity of the site(s) in question. This is in contrast to the SEA Directive which does not prescribe how plan or programme proponents should respond to the findings of an environmental assessment; merely that the assessment findings (as documented in the ‘environmental report’) should be ‘taken into account’ during preparation of the plan or programme. In the case of the Habitats Directive, plans and projects may still be permitted if there are no alternatives to them and there are Imperative Reasons of Overriding Public Interest (IROPI) as to why they should go ahead. In such cases, compensation would be necessary to ensure the overall integrity of the site network.

All the European sites mentioned in this document are shown in Figure 1. In order to ascertain whether or not site integrity will be affected, a HRA should be undertaken of the plan or project in question:


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Box 1. The legislative basis for HRA

1.3 Tunbridge Wells Site Allocations DPD

There is no significant change to housing numbers and distribution as outlined in the Core Strategy. A total of 6,000 new dwellings is planned over the Core Strategy period (2006 to 2026). This total is distributed between the main settlements as follows:

Royal Tunbridge Wells and Southborough – 4,500 new homes (75% of the Borough total)

Paddock Wood – 600 new homes (10% of the total)

Cranbrook – 300 new homes (5% of the total)

Hawkhurst – 240 new homes (4% of the total)

Villages and Rural Areas – 360 new homes (6% of the total)

The Site Allocations DPD takes account of the amount of development built between 1 April 2006 and 30 September 2012 and outstanding sites with planning permission. Sites are therefore allocated in the DPD to provide for the remaining Core Strategy requirement from 1 October 2012 to 31 March 2026.

No housing is allocated within 7km of the Ashdown Forest SAC/SPA; the only part of Tunbridge Wells Borough within 7km of Ashdown Forest is a sparsely populated rural area containing two very small villages – Stone Cross and Ashurst.

2 METHODOLOGY

The HRA is being carried out in the absence of formal Government guidance. Communities and Local Government released a consultation paper on

Habitats Directive 1992

Article 6 (3) states that:

“Any plan or project not directly connected with or necessary to the management of the site but likely to have a significant effect thereon, either individually or in combination with other plans or projects, shall be subject to

appropriate assessment of its implications for the site in view of the site's conservation objectives.”

Conservation of Habitats & Species Regulations 2010 (as amended)

The Regulations state that:

“A competent authority, before deciding to … give any consent for a plan or project which is likely to have a significant effect on a European site … shall

make an appropriate assessment of the implications for the site in view of that sites conservation objectives… The authority shall agree to the plan or project only after having ascertained that it will not adversely affect the integrity of the

European site”.


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Appropriate Assessment of Plans in 20061 . As yet, no further formal guidance has emerged.

Figure 2 below outlines the stages of HRA according to current draft CLG guidance. The stages are essentially iterative, being revisited as necessary in response to more detailed information, recommendations and any relevant changes to the plan until no significant adverse effects remain.

1 CLG (2006) Planning for the Protection of European Sites, Consultation Paper


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Figure 2 – Four-Stage Approach to Habitats Regulations Assessment (Source: CLG, 2006)

2.1 Likely Significant Effects (LSE)

The first stage of any Habitat Regulations Assessment (HRA Task 1) is a Likely Significant Effect (LSE) test - essentially a risk assessment to decide whether the full subsequent stage known as Appropriate Assessment is required. The essential question is:

”Is the Plan, either alone or in combination with other relevant projects and plans, likely to result in a significant effect upon European sites?”

The objective is to ‘screen out’ those plans and projects that can, without any detailed appraisal, be said to be unlikely to result in significant adverse effects upon European sites, usually because there is no mechanism for an adverse interaction with European sites.

The Likely Significant Effect test is the purpose of this HRA report.

2.2 Confirming other plans and projects that may act ‘in combination’

It is clearly neither practical nor necessary to assess the ‘in combination’ effects of the Spatial Strategy within the context of all other plans and projects within the South East. In practice therefore, in combination assessment is of greatest relevance when the plan would otherwise be screened out because its individual contribution is inconsequential. For the purposes of this assessment, we have determined that, due to the nature of the identified impacts, the key other plans and projects relate to the additional housing and commercial/industrial allocations proposed for other neighbouring authorities over the lifetime of the Site Allocations DPD.

HRA Task 1: Likely significant effects (‘screening’) –identifying whether a plan is ‘likely to have a significant effect’ on a European site

HRA Task 2: Ascertaining the effect on site integrity – assessing the effects of the plan on the conservation objectives of any European sites ‘screened in’ during AA Task 1

HRA Task 3: Mitigation measures and alternative solutions – where adverse effects are identified at AA Task 2, the plan should be altered until adverse effects are cancelled out fully

Evidence Gathering – collecting information on relevant European sites, their conservation objectives and characteristics and other plans or projects.


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3 POTENTIAL EFFECTS OF SITE ALLOCATIONS DPD ON ASHDOWN FOREST SAC AND SPA

The following section provides a plan-level discussion of potential impact pathways. A policy-by-policy and site-by-site appraisal which underlies this commentary is provided in Appendix 1.

3.1 Recreational Pressure

The HRA of the Tunbridge Wells Core Strategy concluded that (based on the data available in 2009 when the HRA was written) adverse effects on Ashdown Forest through the pathway of recreational pressure were unlikely but could not be absolutely ruled out due to ongoing studies in the Ashdown Forest SAC/SPA. It was recommended that Tunbridge Wells Borough Council should monitor progress with the ongoing assessment and recreational management studies being undertaken on the SAC/SPA by Wealden District Council and be prepared to participate in any collaborative cross-authority management plan or associated scheme that ultimately derives from these studies.

Since that time a programme of visitor surveys have been undertaken by Footprint Ecology and others2. These have fed into HRA reports being produced primarily by UE Associates and essentially consist of a strategy broadly analogous to that devised for the Thames Basin Heaths – namely the identification of a series of zones around the SAC/SPA each of which triggers a combination of provision of alternative greenspace and improved access management.

Whereas the ‘outer zone’ for the Thames Basin Heaths SPA has been drawn at 5km from the SPA boundary (since the vast majority of visitors to the SPA derive from within this zone) the ‘outer zone’ for Ashdown Forest SAC/SPA is slightly larger at 7km3. This has been chosen because it captures approximately 83% of regular visitors to the Forest. Development that lies outside this zone is not being specifically targeted due to the dispersed nature of visitors arising from settlements outside this zone and therefore the very small contribution each settlement and new housing would make to regular visitors to the Forest.

Within the 7km zone new residential development will be required to contribute to Suitable Alternative Natural Greenspaces (SANGs), an access strategy (SAMM) for Ashdown Forest and a programme of monitoring and research. The measures are regarded as critical infrastructure in the Infrastructure Delivery Plan (IDP). This approach is supported by Natural England and the Ashdown Forest Conservators.

The Tunbridge Wells Borough Site Allocations DPD does not allocate any housing sites within this 7km zone; there are no Strategic Housing Land Availability Assessment sites located in either Stone Cross or Ashurst and given the small size of those villages even windfall development (i.e. small-scale planning applications on sites not specifically allocated in the DPD) is unlikely.

2 Clarke RT, Sharp J & Liley D. 2010. Ashdown Forest Visitor Survey Data Analysis (Natural England Commissioned Reports, Number 048) UE Associates and University of Brighton. 2009. Visitor Access Patterns on the Ashdown Forest: Recreational Use and Nature Conservation 3 UE Associates. October 2011. Habitat Regulations Assessment for the Mid-Sussex District Plan


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It is accepted that Tunbridge Wells Borough may make a small contribution to visitor numbers within Ashdown Forest. However, applying the same approach to Ashdown Forest as for the Thames Basin Heaths (i.e. targeting net new housing within the ‘core catchment’) means that the contribution to the overall ‘in combination’ effect can be considered so small as to be effectively trivial and therefore not likely to lead to a significant effect. The nearest site to the SAC/SPA that is mentioned in the Site Allocations DPD is AL/GB5 at Langton Green, but this is 9km away and is not a housing allocation (any development here is likely to be for educational purposes, rather than for housing). Given the location of planned development within Tunbridge Wells Borough it is considered that likely significant effects on Ashdown Forest SAC and SPA would not occur as a result of any particular site allocation, or as a result of development within the borough taken as a whole.

At a meeting on December 6th 2012 attended by relevant local authorities, a commitment to produce a draft Strategic Access Management and Monitoring (SAMM) strategy and to circulate to the key partners around the end of January/ mid-February 2013 was made. This will include the calculation of developer contributions based on the amount of development coming forward in each local authority’s area. A Memorandum of Understanding will be included in the strategy as an appendix.

The Council has suggested that in any situation where SAMM projects interact with Tunbridge Wells Borough, contributions could be provided toward the SAMM. Although two intervention sites immediately west of Royal Tunbridge Wells (RSPB Broadwater Warren and Woodland Trust Hargate Forest) have seen significant improvements, increased visitors and increased volunteering and may therefore deflect visitors from Ashdown Forest, the SAC and SPA still retain an attraction to visitors and therefore Tunbridge Wells Borough Council’s cooperation with the SAMM project should continue. Criteria for triggering the need for contributions and a tariff of contributions should be considered further as part of the work outlined above. Contributions should be commensurate with the scale of development and the overall predicted impact of visitor numbers on the SAC/SPA compared to this scale.

To ensure that adverse effects would not arise at a borough-wide level in combination with the other districts surrounding Ashdown Forest, Wealden District Council did commit in Policy WCS12 of the Core Strategy that: ‘Mitigation measures within 7 kilometres of Ashdown Forest for windfall development, including provision of Suitable Alternative Natural Green Space and on-site visitor management measures will be contained within the Delivery and Sites Allocation Development Plan Document and will be associated with the implementation of the integrated green network strategy. In the meantime the Council will work with appropriate partners to identify Suitable Alternative Natural Green Space and on-site management measures at Ashdown Forest so that otherwise acceptable development is not prevented from coming forward by the absence of acceptable mitigation.’ Given the low likelihood of windfall development coming forward within the small part of Tunbridge Wells Borough that lies within the 7km zone and that any such development that did come forward would probably be in single figures, it will be sufficient for the Development Management team at the Council to be aware that all future applications for residential dwellings within the 7km zone will need to be supported by a project-level HRA until such time as the Council introduces a policy through their Development Management policies DPD. The Council has


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confirmed that this recommendation will be acted upon by the Development Management team.

3.2 Air Quality

In addition to recreational pressure, studies into the transport and air quality impacts of development upon Ashdown Forest have also been coordinated by Natural England in East Sussex. This has been documented in a series of reports produced to inform the Habitat Regulations Assessments of the Mid-Sussex District Plan4 and the Wealden Core Strategy5. The assessments utilise the Design Manual for Roads & Bridges guidance that identifies an ‘affected road’ as (among other criteria) one that will receive an increase in vehicle flows of more than 1,000 vehicles per day.

There are over a dozen roads and lanes that lie within 200m of the SAC/SPA but the major roads are the A26, A22 and A275. The reports produced for the Mid-Sussex and Wealden Core Strategies indicate that regular vehicle movements through the Forest are dominated by residents of the settlements of Forest Row, Uckfield, Maresfield, Crowborough and to a lesser extent East Grinstead, with the remainder being more dispersed over the surrounding rural area. This is unsurprising since all these settlements are well within 5km of the SAC/SPA and lie on the A26, A22 or A275.

Royal Tunbridge Wells does lie on the A26 but is over 9km from the SAC/SPA and has not been identified as a significant contributory settlement to traffic flows through Ashdown Forest. Most of Royal Tunbridge Wells transport interactions are likely to be with other Kent authorities to the North and East and therefore in the opposite direction to the SAC/SPA.

In order to ensure that adverse effects would not arise at a borough-wide level in combination with the other districts surrounding Ashdown Forest, Wealden District Council committed in Policy WCS12 of the Core Strategy to: ‘In the first review of the Core Strategy the Council will undertake further investigation of the impacts of nitrogen deposition on the Ashdown Forest Special Area of Conservation so that its effects on development in the longer term can be more fully understood and mitigated if appropriate’. Although no requirement was identified for Tunbridge Wells Borough Council to participate in this process, work is being commissioned to undertake monitoring of air pollution on Ashdown Forest SAC and SPA and Tunbridge Wells Borough Council has contributed 5% of the cost of this work.

As such, it can be reasonably concluded that residents of Tunbridge Wells Borough will only contribute to a trivial extent to the regular daily vehicle movements that would lead to an increased annual average rate of nitrogen deposition in the Forest; this is acknowledged to be dominated by development arising in Wealden and (to a lesser extent) Mid-Sussex Districts.

Since likely significant effects are defined (for example in Natural England guidance) as those which are greater than trivial, it is considered that development in Tunbridge Wells Borough will not lead to a likely significant

4 UE Associates. 2008. Habitats Regulations Assessment for the Mid Sussex District Council Core Strategy: Mid Sussex Air Quality Baseline Study 5 East Sussex County Council and Wealden District Council. February 2011. The assessment of the increase in traffic resulting from the Wealden District Proposed Submission Core Strategy on The Ashdown Forest Special Area of Conservation and The Lewes Downs Special Area of Conservation


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effect on Ashdown Forest SAC/SPA either alone or in combination with other projects and plans.

It understood that Natural England concur with the URS opinion that air quality changes arising from vehicles movements to and from Tunbridge Wells Borough would be unlikely to have significant effects on the SAC or SPA. As such, it is expected that all individual sites allocated in the Site Allocations DPD could be ‘screened out’ without the need for Appropriate Assessment or site-specific mitigation.

4 OTHER PLANS AND PROJECTS

Due to the strategic multi-authority nature of the studies that have been undertaken in the Ashdown Forest area, the analysis set out in the preceding sections already takes into account development in other authorities surrounding Ashdown Forest and therefore already includes consideration of the effects of development in Tunbridge Wells in combination with other relevant projects and plans. Since all the development areas in Tunbridge Wells set out in the Site Allocations document fall well outside the core catchment of the SAC/SPA as identified in the various studies that have been commissioned, there will be no adverse effect in combination with other projects and plans.

5 CONCLUSIONS

Given the commitment of Tunbridge Wells Borough Council to contribute to monitoring of air pollution on the SAC and SPA and to commit to contributions where any development would interact with the SAMM, it is likely that the HRA of the Site Allocations DPD will be able to conclude that no site-specific measures are likely to be required for any individual site allocations within the Borough.


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6 APPENDIX – POLICY BY POLICY ASSESSMENT

Policy Details Likely Significant Effects? Policy AL/STR 1 Limits to Built Development

The extent of the Limits to Built Development is defined on the saved Local Plan Proposals Map for the villages and defined spatially on the individual settlement Proposals Maps accompanying this DPD in relation to Royal Tunbridge Wells and Southborough, Paddock Wood, Cranbrook and Hawkhurst. The saved policies of the Local Plan will continue to be relevant in considering details of the appropriate uses inside, and outside of, these defined areas until such time as superseded by the Development Management Policies DPD.

No mechanism for LSE

Policy AL/STR 2 Environmental Designations

Environmental and recreation designations, as covered by Policies R1 (Recreation Open Space), EN21 (Areas of Open Space), EN22 (Areas of Landscape Importance), EN23 (Important Landscape Approaches) and EN24 (Arcadian Areas) are defined on the saved Local Plan Proposals Map and as defined spatially on the individual settlement Proposals Maps accompanying this DPD. The saved policies of the Local Plan will continue to provide details of the approach to these designations until such time as superseded by the Development Management Policies DPD.


Policy AL/STR 3 Safeguarding Former Railway Lines

The Local Planning Authority will safeguard the following former railway lines, as shown on the Proposals Map, against inappropriate new development that would compromise their reuse as alternative transport links: 1. Tunbridge Wells Central to Eridge, for the purposes of reuse of the line for railway use and as a green infrastructure corridor 2. Paddock Wood to Hawkhurst, for use as a green infrastructure corridor providing a walking/cycleway trail


Policy AL/RTW 1 Public Realm Framework

The Council will seek to prepare and implement a Public Realm Framework for the town centre. This will incorporate detailed guidance on matters such as: accessibility: defining and enhancing arrival points to the town



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Policy Details Likely Significant Effects? and developing a clear movement strategy connection and linkages: improved connectivity within the centre, including pedestrian priority streets. Enhancing the physical and visual connections between character areas within the town improved public realm: creating high quality streets and public spaces using a clear, locally distinctive palette of materials and details. Recognising the role of green infrastructure and key green spaces and the Arcadian character of the town improving quality: through including features such as a public art strategy, lighting, protecting key views and landmarks. This framework will be prepared in consultation with key agencies, including Kent County Council and other town centre stakeholders. It is anticipated that new development will be required to conform with, and contribute towards the delivery of, the framework.

Policy AL/RTW 2 Crescent Road/Church Road Area of Change (including Mount Pleasant House, Lonsdale Gardens (Site 102), former Cinema Site, Mount Pleasant Road (Site 132), 27-67 Mount Pleasant Road (Site 179) and the Town Hall Site (Site 1012))

The area shown on the Royal Tunbridge Wells Town Centre Proposals Map is designated as an Area of Change. The Council will work with local businesses, the local community, landowners and developers to produce a Masterplan Supplementary Planning Document to guide development proposals for the area. Within this area, a comprehensive scheme for the redevelopment and refurbishment of sites, buildings and spaces will be prepared. Proposals will be expected to deliver the following:

Civic, educational, cultural and leisure uses: these shall include library, museum, adult education and theatre facilities. There shall be no loss of existing educational, cultural and leisure facilities, or public or ceremonial civic functions, from the Area of Change. Any proposals for combining a number of uses within a single facility, or relocating existing uses to new or refurbished buildings within the Area of Change, must clearly demonstrate that they will secure continued or enhanced provision

Retail development: incorporating around 34,000sqm

No mechanism for LSE. The settlement of Royal Tunbridge Wells is well over 7km from Ashdown Forest SAC/SPA


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Policy Details Likely Significant Effects? (gross) additional comparison retail floorspace (A1, A2 and A3) (subject to the findings of any subsequent study of retail requirements).

Opportunities should be explored for:

the siting of additional retail floorspace in the form of a new department store and other units of varying sizes to the east of the Town Hall development of the former Cinema site for a mix of uses, including retail floorspace on the ground floor

Market facilities: development shall provide enhanced market facilities and explore opportunities for the provision of permanent facilities

Parking: opportunities will be explored to increase the amount of public car parking provided within the Area of Change by about 300 spaces, as suggested in the Borough Council's Urban Area Parking Strategy 2011. There shall be no net loss of existing public car parking spaces from within the town

centre Other uses may also be delivered as part of the

redevelopment and refurbishment of sites within the area.

Appropriate uses could include:

Hotel and conference facilities Employment uses: proposals should explore

opportunities to provide additional high quality employment space as part of the redevelopment of the former Cinema site and the area to the east of the Town Hall. There shall be no net loss of employment space from within the Area of Change, unless it can be demonstrated that alternative high quality provision will be made within the Town Centre Key Employment Area

Residential use: redevelopment for residential use will be supported where it is supplementary to the above


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Policy Details Likely Significant Effects? uses and would not compromise the overall aims of the masterplan

Proposals for redevelopment and refurbishment within the Area of Change shall accord with the following principles:

a Conservation Statement must be produced to inform the masterplan and guide the redevelopment and refurbishment of sites, buildings and spaces within the Area of Change. This will focus on the heritage assets within the area (including listed buildings such as the Assembly Hall Theatre, Police Station, Magistrates' Court, Town Hall, War Memorial and Nos 9-10 Calverley Crescent) and also address any potential Local Heritage Assets proposals must be of a high quality design and shall demonstrate how they conserve and enhance the Conservation Area

proposals must be accompanied by a Transport Assessment and a Travel Plan, and by an Air Quality Assessment and appropriate mitigation measures

any proposals affecting the Town Hall will be expected to retain significant features, such as the main entrance, staircase and Council Chamber in situ and allow their continued use for civic functions and other compatible uses

key views into, and within, the Area shall be protected. These are likely to include views of the main Town Hall entrance and views down Mount Pleasant Road

opportunities should be explored to create a series of new public spaces and interlinking routes to promote better access for cycling and walking development will be expected to provide or enhance green infrastructure links within the area and to provide public art, which may include water features

proposals shall promote the use of high quality, locally distinctive materials and features

proposals should explore the potential to enhance the lighting of the area to promote public safety and


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Policy Details Likely Significant Effects? improve the night-time setting of historic buildings and the associated public realm

Policy AL/RTW 3 Vale Avenue Area of Change (including Vale House, Vale Avenue (Site 69), Merevale House, Vale Avenue (Site 70) and Torrington Car Park, Vale Road (Site 1013))

The area shown on the Royal Tunbridge Wells Town Centre Proposals Map is designated as an Area of Change. The Council will work with local businesses, the local community, landowners and developers to produce a Masterplan Supplementary Planning Document to guide development proposals for the Area. Within this area, a comprehensive scheme for redevelopment and refurbishment of sites, buildings and spaces will be prepared. Proposals will be expected to deliver the following:

Employment use: proposals should explore opportunities to provide additional high quality employment space as part of the redevelopment of the area. There shall be no net loss of employment space from within the Area of Change, unless it can be demonstrated that alternative high quality provision will be made within the Town Centre Key Employment Area

Retail use: existing convenience retail floorspace shall be retained or re-provided within the area

Parking: incorporating around 410 car parking spaces. There shall be no net loss of public car parking spaces within the Area of Change

Other uses may also be delivered as part of the redevelopment and refurbishment of sites within the Area. Appropriate uses could include:

Hotel and conference facilities Residential use: redevelopment for residential use will

be encouraged where it is supplementary to the above uses and would not compromise the overall aims of the masterplan, providing at least 100 dwellings

Proposals for redevelopment and refurbishment within the Area of Change shall accord with the following principles:

a townscape assessment must be produced to inform



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Policy Details Likely Significant Effects? the masterplan and guide redevelopment and refurbishment within the Area of Change. This will focus on the listed building within the Area and the railway station, and on enhancing the Conservation Area and the setting of Tunbridge Wells Common


redevelopment shall incorporate enhanced pedestrian and cycle access routes to the railway station development proposals will be expected to:

o enhance the public realm in the area surrounding the railway station forecourt

o provide public art, which may include water features, within the Area

o create and enhance green infrastructure links within the Area, including to The Common

o provide sufficient parking for railway station users to enable the release of the station car park on the Land including Car Park and Buildings off Grove Hill Road (Site 111) for redevelopment

Policy AL/RTW 4 Eridge Road Area of Change (including Union House including Car Park, The Pantiles (Site 105) and Land at Montacute Gardens including Surface Car Park (Site 177))

The area shown on the Royal Tunbridge Wells Town Centre Proposals Map is designated as an Area of Change. The Council will work with local businesses, the local community, landowners and developers to produce a Masterplan Supplementary Planning Document to guide development proposals for the Area. Within this area, a comprehensive scheme for redevelopment and refurbishment of sites, buildings and spaces will be prepared. Proposals will be expected to deliver the following:

Employment use: opportunities should be explored to re-provide the existing amount of floorspace for employment generating uses, which may include office use, hotel and conference, leisure and entertainment facilities. These uses shall be located towards the



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Policy Details Likely Significant Effects? eastern part of the Area of Change. There shall be no net loss of employment space from within the Area of Change, unless it can be demonstrated that alternative high quality provision will be made within the Town Centre Key Employment Area

Retail use: opportunities should be explored to re-provide the existing amount of comparison retail floorspace. This use shall be located towards the eastern part of the Area of Change

Parking: there shall be no net loss of car parking spaces from the Area of Change. Opportunities should be explored to substantially increase the amount of public car parking provided, as set out

in the Borough Council's Urban Area Parking Strategy 2011

Other uses may also be delivered as part of the redevelopment and refurbishment of sites within the Area. Appropriate uses could include:

Residential use: redevelopment for residential use will be encouraged where it is supplementary to the above uses and would not compromise the overall aims of the masterplan

Leisure uses: spa hotel, beauty therapy, gymnasium Proposals for redevelopment and refurbishment within the Area of Change shall accord with the following principles:

a townscape assessment must be produced to inform the masterplan and guide redevelopment and refurbishment within the Area of Change. This will focus on enhancing the Conservation Area and the setting of Tunbridge Wells Common and The Pantiles


Opportunities should be explored to:


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Policy Details Likely Significant Effects? create a pedestrianised route across Linden Park

Road between the Area of Change and The Pantiles, and also linking to Tunbridge Wells Common and its car park create green infrastructure links within the Area of Change and to Tunbridge Wells Common and The Pantiles

provide public art, which may include water features, within the Area of Change.

Policy AL/RTW 5 36-46 St Johns Road (Site 72)

It is proposed that this site, as shown on the Royal Tunbridge Wells Town Centre Proposals Map, is allocated for residential development providing approximately 70 dwellings. Development on the site will be subject to the following:

a suitable convenient alternative location within Royal Tunbridge Wells shall be secured for the Arriva Bus Depot and for the occupiers of other employment generating properties within the site as required

investigation and treatment for contamination shall be carried out prior to development commencing


development shall be to a maximum of five storeys on St Johns Road and stepped down to a maximum of three storeys to the rear, to respect the residential scale of surrounding developments

vehicular access shall be from Woodbury Park Road proposals shall retain and incorporate potential Local

Heritage Assets (Nos. 36 and 46 St Johns Road)


Policy AL/RTW 6 Site of Lifestyle Ford, Mount Ephraim/Culverden Street/Rock Villa Road (Site 83)



proposals must be accompanied by an Air Quality Assessment and appropriate mitigation measures

No. 15 Mount Ephraim shall be retained for conversion



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Policy Details Likely Significant Effects? to residential accommodation

development on the site shall be designed so as not to obscure or prevent adequate light from reaching the large stained glass window in St Andrew's United Reform Church

the introduction of public art shall be considered as part of the development

pedestrian access shall be provided through the site from west to east, providing a pedestrian link from the former Kent & Sussex Hospital Site (Site 191) to Rock Villa Road, and thence to Grosvenor Road and the town centre

financial contributions towards the provision of cycle routes to the town centre and a Residents' Parking Zone will be sought

improvements to the junction of Culverden Street and Mount Ephraim will be required to accommodate vehicular access to the site

The site was allocated in the 2006 Local Plan under Policy H6(d).

Policy AL/RTW 7 Former Plant & Tool Hire, Eridge Road (Site 86)

It is proposed that this site, as shown on the Royal Tunbridge Wells Town Centre Proposals Map, is allocated for residential development providing approximately 30-60 dwellings. Development on the site will be subject to the following:


a site-specific Flood Risk Assessment shall be carried out in support of any application, identifying whether the site is at risk of flooding from sources other than fluvial

proposals shall be accompanied by an Air Quality Assessment and appropriate mitigation measures

areas of the site that lie within the functional floodplain shall remain undeveloped and be utilised for maximum permeability



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Policy Details Likely Significant Effects? vehicular access shall be provided onto Eridge Road,

with additional pedestrian access to the rear of the site adjacent to Nevill Terrace

Policy AL/RTW 8 Homoeopathic Hospital, Church Road (Site 91)


assessment of the architectural and heritage value of the existing building, and the extent to which this could be conserved and enhanced through development, shall be carried out in support of any application


vehicular and pedestrian access shall be provided from Church Road, with additional pedestrian access from London Road


Policy AL/RTW 9 John Street Car Park (Site 98)

It is proposed that this site, as shown on the Royal Tunbridge Wells North Proposals Map, is allocated for residential development providing approximately 12 residential dwellings. Development on the site will be subject to the following:

an area of public car parking will be retained to the rear of the road frontages, providing a minimum of 30 parking spaces and access to recycling facilities


development will follow the building lines of adjoining properties and will be of an architectural style in keeping with the surrounding area

vehicular access will be provided from John Street only


Policy AL/RTW 10 Land at Miniature Rifle Range, Warwick Park (Site 99)

It is proposed that this site, as shown on the Royal Tunbridge Wells South Proposals Map, is allocated for residential development providing approximately 24 dwellings. Development on the site will be expected to:



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Policy Details Likely Significant Effects? provide for suitable alternative facilities for the Rifle

Club in a convenient location ensure no net loss of public recreation open space enhance the biodiversity and landscape character of

the site, particularly the Area of Important Open Space and Area of Landscape Importance

respond appropriately to the context and character of the locality

Policy AL/RTW 11 Land at West Station Coach Park, Linden Park Road (Site 151)

It is proposed that this site, as shown on the Royal Tunbridge Wells South Proposals Map, is allocated for residential development providing approximately 14 dwellings. Development on the site will be subject to the following:

built development shall be confined to the northern edge of the site

development shall not prejudice the future reopening of the Tunbridge Wells Central to Eridge railway line

a suitable convenient alternative location shall be provided for coach parking


Policy AL/RTW 12 Former Gas Works, Sandhurst Road (Site 194)

It is proposed that this site, as shown on the Royal Tunbridge Wells East Proposals Map, is allocated for residential development providing approximately 170 dwellings. Development on the site will be subject to the following:



an appropriate scheme for access into, and through, the site shall be included, to include segregated pedestrian and cycle links through the site, vehicular access from adjoining development at Temple Way and Addison Road, and a maximum design speed of 20mph for roads within the site

development shall take advantage of the existing watercourses through the site and open up culverts,



20

Policy Details Likely Significant Effects? and shall incorporate green infrastructure links to the Hilbert Recreation Ground and landscape buffers to the railway and electricity installations

development shall be of a range of heights to take advantage of the topography of the site

a financial contribution shall be made to improving pedestrian, cycle and vehicular links across the railway line at Sandhurst Road/Upper Grosvenor Road junction

Policy AL/RTW 13 Land at Meadow Road/Belgrave Road/Tunnel Road and 55-61 Goods Station Road (Sites 195 and 1031)

It is proposed that these sites, as shown on the Royal Tunbridge Wells East Proposals Map, are allocated for residential development providing approximately 97 dwellings. Development on the site will be subject to the following:


proposals shall demonstrate that existing community and employment uses can be accommodated within the site, or that suitable alternative provision will be made

proposals for redevelopment of part of the site shall not prejudice the eventual development of the whole allocation


Policy AL/RTW 14 Land at Quarry Road (Site 343)

It is proposed that this site, as shown on the Proposals Map, is allocated for residential development providing approximately 27 dwellings. Development on the site will be subject to the following:


access shall be provided from Medway Road, with additional pedestrian access from Stanley Road


Policy AL/RTW 15 Tunbridge Wells Telephone Engineering Centre and WA Turner Factory, Broadwater Lane (Sites 336 and 355)

It is proposed that these sites, as shown on the Royal Tunbridge Wells South Proposals Map, are allocated for residential development providing approximately 189 dwellings in total. Development on the sites will be subject to the following:



21

Policy Details Likely Significant Effects? investigation and treatment for contamination shall be

carried out prior to development commencing proposals must be accompanied by a Transport

Assessment and a Travel Plan green infrastructure links shall be provided, including

pedestrian links between Broadwater Lane and Linden Gardens

development shall provide an active frontage to Broadwater Lane and Underwood Rise

proposals involving the loss of employment uses shall demonstrate that suitable alternative provision will be made


opportunities should be explored to deliver a more comprehensive site, including adjoining land

Policy AL/RTW 16

It is proposed that the following sites, as shown on the Royal Tunbridge Wells North, East and South East Proposals Maps, are allocated for residential development: Land at Medway Road (East) (Site 199) It is proposed that this site is allocated for approximately 8 dwellings. Redevelopment shall be dependent on the relocation, to a suitable alternative location within the Borough, of the existing employment use. Investigation and treatment for contamination shall be carried out prior to development commencing. Proposals shall respect the scale and form of properties on Quarry Road. 123-129 Silverdale Road (Site 263) It is proposed that this site is allocated for approximately 26 dwellings. Investigation and treatment for contamination shall be carried out prior to development commencing. A single point of access shall be provided from Silverdale Road. Parking provision shall be incorporated on-site and a financial contribution to the provision of a Residents' Parking Zone may



22

Policy Details Likely Significant Effects? be required. Land at Beechwood Sacred Heart School (Site 335) It is proposed that this site is allocated for approximately 27 dwellings. Access shall be provided from Pembury Road. The layout and location of development shall take into account natural drainage. Land at Bayhall Road/Forest Road, Hawkenbury (Site 342) It is proposed that this site is allocated for approximately 3 dwellings. Access shall be provided from Forest Road. Tree cover shall be retained at the junction of Bayhall Road and Forest Road and development shall incorporate a management agreement to ensure the continued maintenance of the trees. Land at Culverden Park/Culverden Park Road (Site 1010) It is proposed that this site is allocated for approximately 43 dwellings. Former Builders' Yard, Goods Station Road (Site 1030) It is proposed that this site is allocated for approximately 8 dwellings. Opportunities should be explored to incorporate workshops, live/work units or other employment uses within the development. Investigation and treatment for contamination shall be carried out prior to development commencing.

Policy AL/RTW 17 Land at Royal Victoria Place (Site 1033)

It is proposed that this site, as shown on the Royal Tunbridge Wells Town Centre Proposals Map, is allocated for an additional 19,000sqm (gross) of comparison retail floorspace (subject to the findings of any subsequent study of retail requirements). Development on the site will be subject to the following:

existing community uses shall be retained on-site, unless suitable alternative provision is made within the Town Centre



23

Policy Details Likely Significant Effects? development shall be located primarily at the north

east (Market Square) and southern (Ely Court) parts of the site

pedestrian access to Royal Victoria Place shall be provided from Camden Road and Calverley Road

development shall maintain a strong built frontage at the corner of Calverley Road and Camden Road

development shall contribute to the enhancement of the Calverley Road/Monson Road junction and to other traffic measures

Policy AL/RTW 18 Neville House, Mount Ephraim (Site 101)

It is proposed that this site, as shown on the Royal Tunbridge Wells West Proposals Map, is allocated for employment uses. The preferred use is B1(a) office or A2 (financial and professional services), but proposals including B1(b) research and development, B1(c) light industry, C1 hotels and D1 non-residential institutions will also be considered favourably.


Policy AL/RTW 19 Mount Pleasant Avenue Car Park (Site 190)

It is proposed that this site, as shown on the Royal Tunbridge Wells Town Centre Proposals Map, is allocated for employment uses providing approximately 3,200sqm (gross) floorspace. The preferred use is office (B1(a)) or financial and professional services (A2). Development on the site will be subject to the following:

existing car parking shall be re-provided on-site or at a suitable alternative location within the Town Centre boundary

development shall provide an amount of renewable energy generation equivalent to that generated by the pole-mounted solar panels currently serving the building to the north

development shall enhance the setting of Calverley Park and Grounds Historic Park and Garden

development must protect the northern boundary trees covered by Tree Preservation Orders


Policy AL/RTW 20 Lifestyle Motor Europe and Tunbridge Wells Golf Club, Langton

It is proposed that these sites, as shown on the Royal Tunbridge Wells West Proposals Map, are allocated for mixed use development providing approximately 3,500sqm of

No mechanism for LSE. The settlement of Royal Tunbridge Wells is well over 7km from Ashdown Forest


24

Policy Details Likely Significant Effects? Road (Sites 68 and 184)

commercial floorspace or 22 residential dwellings in total. Development on the sites will be subject to the following:

development shall be confined to the eastern part, inside the proposed LBD the western part, within the Green Belt, shall be retained for recreational use


proposals for commercial use must be accompanied by a Transport Assessment and a Travel Plan mature trees within the site shall be retained

development shall conserve or enhance the Conservation Area

development shall not compromise access to the golf course and associated facilities

green infrastructure links shall be provided, linking the golf course to Tunbridge Wells Common

SAC/SPA

Policy AL/RTW 21 Land off Grove Hill Road, 8-12 Grove Hill Road (Site 111)

It is proposed that this site, as shown on the Royal Tunbridge Wells Town Centre Proposals Map, is allocated for mixed use development incorporating:

either a C1 hotel of approximately 100 bedrooms, 270sqm (gross) additional comparison retail floorspace (subject to the findings of any subsequent study of retail requirements) and 100 car parking spaces

or 2,000sqm D2 leisure floorspace, 1,600sqm (gross) retail floorspace (subject to the findings of any subsequent study of retail requirements) and 2,400sqm office floorspace

or the existing quantum of retail floorspace and a minimum of 200 additional car parking spaces

a similar mix and quantum of development Development on the site will be subject to the following:

existing railway station car parking shall be provided on-site, or at a suitable alternative location within close proximity to the railway station



25

Policy Details Likely Significant Effects? development proposals must be accompanied by a

Transport Assessment and a Travel Plan service access to the railway line shall be retained, but

the main vehicular access shall be from the eastern part of the site, away from the junction at the foot of Grove Hill Road

the existing landscaped boundaries to the north, east and south shall be maintained and enhanced and green infrastructure links provided, linking the High Street/Grove Hill Road/Mount Pleasant Road area to The Grove

Policy AL/RTW 22 Land at Unigate Dairy And Freeway Tyres, St Johns Road (Site 112)

This site, as shown on the Royal Tunbridge Wells North Proposals Map, has been allocated for either:

a mixed use development, including an A1 retail frontage on the southern part of the site and approximately 45 dwellings above and to the rear, or

a residential development of approximately 53 dwellings, including conversion of potential Local Heritage Assets

Development on the site will be subject to the following:

assessment and treatment of contaminated land shall be undertaken before development commences

development proposals shall be accompanied by an Air Quality Assessment and appropriate mitigation measures

development shall provide a frontage onto St Johns Road

development shall retain and reuse potential Local Heritage Assets (Nos. 83-85 St Johns Road and the main dairy building)

green infrastructure shall be provided, and pedestrian and cycle routes through the site


Policy AL/RTW 23 Auction House and Car Park, Linden Park Road (Site 147)

This site, as shown on the Royal Tunbridge Wells Town Centre Proposals Map, has been allocated for a mixed use development including employment, retail, residential, hotel, leisure and health-related uses.



26

Policy Details Likely Significant Effects? Development on the site will be subject to the following:

existing public car parking shall be re-provided as part of the development unless suitable alternative provision is made available in a suitable location in the vicinity

auction house facilities shall be re-provided as part of the development unless alternative provision is made available elsewhere within the Town Centre

green infrastructure links shall be provided and opportunities should be explored to improve pedestrian access between The Pantiles and the Eridge Road Area of Change

development shall enhance the area as a gateway into The Pantiles

Policy AL/RTW 24 Land at (former) Kent & Sussex Hospital, Mount Ephraim (Site 191)

It is proposed that this site, as shown on the Royal Tunbridge Wells Town Centre Proposals Map, is allocated for mixed use development providing approximately 200 dwellings, a children's play area to LEAP standards, 4,046sqm of office floorspace and 1,100sqm of floorspace for community uses. Development on the site shall be subject to the following:


an assessment of the ecological and biodiversity potential of the site and of the potential impact of development shall be undertaken, and appropriate mitigation measures undertaken


green infrastructure links and pedestrian and cycling routes shall be provided to the surrounding area, particularly to the Town Centre and to Culverden Park to the north

within the site, roads shall be designed for a maximum speed of 20 miles per hour and shall not include a



27

Policy Details Likely Significant Effects? vehicular through-route linking Mount Ephraim to Culverden Park

a financial contribution will be sought towards improved pedestrian crossing facilities on Mount Ephraim, the provision of cycle routes to the town centre and a Residents' Parking Zone


Policy AL/RTW 25 Kenwood House, Upper Grosvenor Road (Site 1020)

It is proposed that this site, as shown on the Royal Tunbridge Wells Town Centre Proposals Map, is allocated for mixed use development, which shall re-provide the existing quantum of retail and office floorspace in addition to a minimum of 3 residential dwellings. Development on the site will be subject to the following:

proposals shall provide an A1 retail frontage to Grosvenor Road

residential use shall be provided on upper floors and to the rear

proposals shall demonstrate how they will enhance views along Upper Grosvenor Road and Grosvenor Road

car parking serving the needs of occupants shall be provided as part of the development


Policy AL/RTW 26

It is proposed that the following sites, as shown on the Royal Tunbridge Wells South Proposals Map, are allocated for residential development: Land at Bayham Road (Site 85) It is proposed that this site is allocated for approximately 45 dwellings. Development on the site will be subject to the following:

any development on this site will require retention and enhancement of boundary tree and hedgerow features and planting on the higher land of the ridge to soften longer views of this area from the south. This would



28

Policy Details Likely Significant Effects? assimilate development into the adjacent countryside and provide a suitable new green edge of settlement

the layout and location of development shall take into account natural drainage

Cemetery Depot (Site 338) It is proposed that this site is allocated for approximately 16 dwellings. Development on the site will be subject to the following:

necessary consents and treatment of contamination shall be provided before development commences

existing uses and facilities shall be relocated where necessary before development commences

green infrastructure links shall be provided, connecting the cemetery grounds with the area of open space to the east of Benhall Mill Road

The LBD will be redrawn around the boundary to development of each of the above sites (see Proposals Map).

Policy AL/RTW 27 Royal Tunbridge Wells Town Centre Key Employment Area

The Royal Tunbridge Wells Town Centre, as shown on the Proposals Map, is designated as a Key Employment Area. Further details of the uses that shall be directed to this area will be set out within the Development Management Policies DPD.


Policy AL/RTW 28 North Farm/Longfield Road Key Employment Area (including Land north of Kingstanding Way (Site 322), Tunbridge Wells Delivery Office, Dowding Way (Site 337) and Land at North Farm Lane (Site1035))

North Farm/Longfield Road, as shown on the Royal Tunbridge Wells North East Proposals Map, is designated as a Key Employment Area. Further details of the uses to be directed to this area will be set out within the Development Management Policies DPD.


Policy AL/RTW 29 Royal Tunbridge Wells Town Centre Boundary and Primary Shopping Areas

The Town Centre Boundary and Primary Shopping Areas for Royal Tunbridge Wells are as defined on the Proposals Map. Further details of the uses to be directed to these areas will be set out within the Development Management Policies DPD.


Policy AL/RTW 30 The following Neighbourhood Centres are defined on the No mechanism for LSE. The


29

Policy Details Likely Significant Effects? Royal Tunbridge Wells North, North East, East and South

Proposals Maps:

Broadmeads Neighbourhood Centre Hawkenbury Neighbourhood Centre Rusthall Neighbourhood Centre Sherwood Neighbourhood Centre Showfields Neighbourhood Centre Silverdale Neighbourhood Centre St Barnabas Neighbourhood Centre St John's Neighbourhood Centre St Peter's Neighbourhood Centre

Further details of the uses to be directed to these areas will be set out within the Development Management Policies DPD.

settlement of Royal Tunbridge Wells is well over 7km from Ashdown Forest SAC/SPA

Policy AL/RTW 31 Recreation Designations

Land is allocated for sports pitches and other outdoor recreation facilities at the following location, as defined on the Proposals Map:

Land adjacent to Hawkenbury Recreation Ground, Royal Tunbridge Wells

Land is allocated for equipped children's playspace at the following locations, as defined on the Proposals Map:

Land at Oak Road, Royal Tunbridge Wells Land to the south of Broadwater Lane, Royal

Tunbridge Wells Land at Southview Road, Royal Tunbridge Wells

Further details of the approach to these designations will be set out within the Development Management Policies DPD


Policy AL/SO 1 Land at Yew Tree Road (Southborough Library) (Site 163)

It is proposed that this site, as shown on the Southborough Proposals Map, is allocated for residential development providing approximately 10 dwellings. Development on the site will be subject to the following:

No mechanism for LSE. The settlement of Southborough is well over 7km from Ashdown Forest SAC/SPA


30

Policy Details Likely Significant Effects? Southborough Library shall be relocated to a

convenient alternative location within the town centre the design and layout of development shall conserve

and enhance the Area of Landscape Importance within, and adjacent to, the site

an Air Quality Assessment and appropriate mitigation measures must be incorporated into the development

Policy AL/SO 2 Southborough Hub (Area 1) (Site 370)

It is proposed that this site, as shown on the Southborough Proposals Map, is allocated for mixed use development, including all of the following:

approximately 25 residential units 1,000sqm (gross) for community uses 1,000sqm (gross) for comparison retail uses 1,500sqm (gross) for assembly and leisure uses approximately 66 public car parking spaces

The Council will work with the Town Council, local businesses, the local community, landowners and developers to produce a Masterplan Supplementary Planning Document to guide development proposals for this site and their relationship with Southborough Hub (Area 2) (Site 371). Development on the site will be subject to the following:

proposals affecting only part of the site will not be permitted where they would compromise the comprehensive development of the whole allocation

an Air Quality Assessment and appropriate mitigation measures shall be incorporated into the development

given constraints on the surrounding highway network, any development proposals must incorporate a Transport Assessment and a Travel Plan

residential uses shall be located above ground floor and/or to the rear of the frontage on London Road

the development shall deliver town centre uses to provide an active frontage onto London Road

the development shall incorporate a pedestrian link



31

Policy Details Likely Significant Effects? and green infrastructure links from the London Road frontage to the open space at Southborough Hub (Area 2) (Site 371)

the development shall conserve and enhance the Areas of Landscape Importance within the site and the Area of Important Open Space adjoining the site and local heritage assets

the development shall incorporate a dedicated cycleway from London Road through Southborough Hub (Area 2) (Site 371) to the junction of The Ridgewaye and Hill Crest

Policy AL/SO 3 Formal and informal open space

Land is allocated for sports pitches and other outdoor recreation facilities, including allotment land and equipped children's playspace, at the following location, as defined on the Southborough Proposals Map:

Southborough Hub (Area 2), The Ridgewaye (Site 371)

Further details of the approach to these designations will be set out within the Development Management Policies DPD.


Policy AL/SO 4 Town Centre Boundary and Primary Shopping Areas

The Town Centre Boundary and Primary Shopping Areas are defined on the Southborough Proposals Map. Further details of the uses that should be directed to this area will be set out within the Development Management Policies DPD.


Policy AL/SO 5 Neighbourhood Centres

The following Neighbourhood Centres are defined on the Southborough Proposals Map:

High Brooms Neighbourhood Centre North Southborough Neighbourhood Centre

Further details of the uses that should be directed to these areas will be set out within the Development Management Policies DPD.


Policy AL/SO 6 Southborough High Brooms Key Employment Area

Southborough High Brooms, as shown on the Southborough Proposals Map, is designated as a Key Employment Area. Further details of the uses that should be directed to this area will be set out within the Development Management Policies DPD.



32

Policy Details Likely Significant Effects? Policy AL/GB 1

The following sites designated as Rural Fringe sites in 2006 Local Plan Policy RF1: Rural Fringe, as shown on the Green Belt and Rural Fringe Review Proposals Map, are allocated for residential use during the Plan period:

Speldhurst Road former Allotments (Land between Brightridge and Speldhurst Road, Southborough) (Site 61). It is proposed that this site is allocated for approximately 20 dwellings.

Knights Park (also referred to as Home Farm, Sherwood Park and Greggs Wood) (Sites 95 and 176). It is proposed that this site is allocated for approximately 550 dwellings and a Primary School.


a landscape and ecological assessment shall be prepared to demonstrate that the design and layout of the development will meet the requirements of Core Policy 4: Environment and Core Policy 5: Sustainable Design and Construction of the adopted Core Strategy and any other relevant policies

a detailed visual assessment of the proposed development will be required to ensure that the setting of Royal Tunbridge Wells is conserved and enhanced a Management Plan shall be agreed to ensure the long-term protection and management of open spaces, including woodland and natural landscape features, that are contained within the site boundaries

transport studies will be required to support the development proposals to ensure that the proposed development is well connected to the surrounding area. Given the scale of the proposed development, proposals must be accompanied by a Transport Assessment and a Travel Plan

provision will need to be made within the site boundaries for a Park and Ride facility to comply with the requirements of Core Policy 3: Transport

No mechanism for LSE. All of these sites are well over 7km from Ashdown Forest SAC/SPA


33

Policy Details Likely Significant Effects? Infrastructure of the adopted Core Strategy and 2006

Local Plan Policy TP17: Allocations for Park and Ride proposals for a primary school within the site shall be

agreed with the Local Education Authority

Land at Hawkenbury Farm (off Hawkenbury Road/Maryland Road, Royal Tunbridge Wells) (Site 168). It is proposed that this site is allocated for approximately 250 dwellings and a primary school.


a landscape and ecological assessment shall be prepared to demonstrate that the design and layout of the development will meet the requirements of Core Policy 4: Environment and Core Policy 5: Sustainable Design and Construction of the adopted Core Strategy and any other relevant policies

a Management Plan shall be agreed to ensure the long-term protection and management of open spaces, including woodland and natural landscape features, that are contained within the site boundaries

development shall ensure remediation of the areas of landfill within the site

transport studies will be required to support the development proposals to ensure that the proposed development is well connected to the surrounding area. Given the scale of the proposed development, proposals must be accompanied by a Transport Assessment and a Travel Plan

proposals for a primary school within the site shall be agreed with the Local Education Authority

Policy AL/GB 2 Land at Notcutts Nursery, off Tonbridge Road, Pembury (Site 53)

It is proposed that this site, as shown on the Green Belt and Rural Fringe Review Proposals Map, is allocated as long-stay parking to serve commuters travelling into the main urban area. Development on the site will be subject to the following:

No mechanism for LSE. The settlement of Pembury is well over 7km from Ashdown Forest SAC/SPA


34

Policy Details Likely Significant Effects? a landscape and ecological assessment shall be

prepared to demonstrate that the design and layout of the development will meet the requirements of Core Policy 4: Environment and Core Policy 5: Sustainable Design and Construction of the adopted Core Strategy and any other relevant policies

transport studies will be required to support the development proposals. Given the scale of the proposed development, proposals must be accompanied by a Transport Assessment and a Travel Plan

Policy AL/GB 3 Rural Fringe (long-term land reserve)

The following sites, as shown on the Green Belt and Rural Fringe Review Proposals Map, designated as Rural Fringe sites in 2006 Local Plan Policy RF1: Rural Fringe, will continue to be designated as long-term land reserves beyond the Plan period to ensure that the Green Belt boundaries are protected:

Culverden Down (Land at the Rocks, Reynolds Lane (Site 84), Land at The Lodge, Culverden Park (Site 192), Land at Culverden Down (Sites 237, 275 and 278), Culverden Stadium (Site 339) and Rural Fringe land at 54/56 Culverden Down (Site 349))

Grange Road Allotments (Site 59) North Farm Tip (Site 96)

Proposals for development at these sites will need to demonstrate that:

the needs of an established use on the site are being met, or

the development is temporary and the land can be restored back to its previous use

No mechanism for LSE. These sites are all well over 7km from Ashdown Forest SAC/SPA

Policy AL/GB 4 Replacement Rural Fringe

The following broad areas, as shown on the Green Belt and Rural Fringe Review Proposals Map, are identified as 'Areas of Search' for future Rural Fringe to perform the role of a long-term land reserve beyond the Plan period to ensure that the Green Belt boundaries are protected:

No mechanism for LSE. The settlement of Speldhurst is still well over 7km from Ashdown Forest SAC/SPA


35

Policy Details Likely Significant Effects? Speldhurst Road, Area A Hawkenbury, Area C

Proposals for development at these areas within the Plan period shall accord with Green Belt policy as set out in the National Planning Policy Framework, Core Policy 2: Green Belt of the adopted Core Strategy and any other relevant policies.

Policy AL/GB 5 Major Developed Sites in the Green Belt

The following Major Developed Sites, designated in 2006 Local Plan Policy MGB2, as shown on the Green Belt and Rural Fringe Review Proposals Map, will continue as Major Developed Sites in the Green Belt:

Holmewood House School, Langton Green (Site 300) Kent College, Pembury (Site 301) Tunbridge Wells Hospital, Tonbridge Road, Pembury

(Site 378) Infill development and redevelopment proposals within the boundary of these sites will be subject to the following:

development must not have an adverse impact on the openness or visual amenity of the Green Belt

development must not exceed the height of any of the existing buildings

where infill development is proposed, development would not lead to a major increase in the developed proportion of the defined Major Developed Site

where redevelopment is proposed, development would not occupy a footprint which exceeds that of the buildings to be replaced, unless this would achieve a reduction in height that would benefit visual amenity

No mechanism for LSE. Although Langton Green is the closest settlement to Ashdown Forest SAC/SPA including allocated sites, the settlement is still well over 7km from Ashdown Forest SAC/SPA. Moreover, Holmewood House School is not a housing site; any development at that location will be educational.

Policy AL/PW 1 Land off Station Road/Commercial Road and Commercial Road West Car Park (Sites 220 and 244)

It is proposed that this site, as shown on the Paddock Wood Proposals Map, is allocated for a mix of uses. Development on the site will be subject to the following: a convenience foodstore of up to 1,000sqm net shall be located to the south of the site

No mechanism for LSE. The settlement of Paddock Wood is well over 7km from Ashdown Forest SAC/SPA


36

Policy Details Likely Significant Effects? at least the same provision of car parking shall be

provided as within the existing Commercial Road Car Park

pedestrian and vehicular access shall be provided from Commercial Road with servicing from Station Road

the northern part of the site shall provide a mix of uses, including comparison retail of up to 1,000sqm net (A1), restaurants and cafes (A3), drinking establishments (A4) on the ground floor and residential on the upper floors (C3)

development must be of a high quality and act as a focal point for the Town Centre and respect the amenity of adjoining uses

a detailed Transport Assessment shall be prepared, to include an assessment of the likely impact of proposed development on the existing road network

proposals for redevelopment of part of the site must not prejudice the eventual development of the whole allocation

a site-specific Flood Risk Assessment will be required to accompany any planning application

Policy AL/PW 2 Wesley Centre, Commercial Road (Site 271)

It is proposed that this site, as shown on the Paddock Wood Proposals Map, is allocated for a community facility. Development on the site will be subject to the following:

the existing building shall be retained and additional floorspace provided as an extension to the existing building, if appropriate

a community hall to be used for general community activities

the Children's Centre shall be retained on the site proposals should explore the potential to provide

facilities for other community groups as part of the redevelopment


Policy AL/PW 3 Land at Church Farm and Land at

It is proposed that these sites, as shown on the Paddock Wood Proposals Map, be allocated for residential development

No mechanism for LSE. The settlement of Paddock Wood is well


37

Policy Details Likely Significant Effects? Mascalls Court Road (Sites 218 and 1007)

providing approximately 650 dwellings, as well as a new primary school for Paddock Wood. Development on the sites will be subject to the following:

a masterplan shall be proposed for the allocated area. The masterplan, to be prepared by the developer in cooperation with the Borough Council, Town Council and the local community, shall set out the areas proposed for built development and the quantum of development, including residential and any non-residential uses, open space and inter-connected green spaces to provide informal and formal recreation areas, landscape buffers, access roads into and within the site, pedestrian, bus and cycle links into and within the site and any other land uses being proposed

the detailed masterplan shall show phasing of development; the latter phases shall fall outside the Plan period (beyond 2026)

development must include flood mitigation measures in order to reduce flood risk on the site and existing flood risks in Paddock Wood. A site-specific Flood Risk Assessment will be required to accompany any planning application and shall include a detailed drainage strategy

A new Primary School shall be provided on this site to serve Paddock Wood. This will be planned and developed in conjunction with Kent County Council

a detailed Transport Assessment shall be prepared to include an assessment of the likely impact of proposed development on the existing road network. Proposals will also be supported by a Travel Plan

if development occurs in phases, proposals for development of any one part of the site must not prejudice the overall capacity of the area covered by the allocation

although it is proposed to allocate the Wesley Centre (Site 271) as a community centre to serve Paddock

over 7km from Ashdown Forest SAC/SPA


38

Policy Details Likely Significant Effects? Wood, if an additional facility is required during the Plan period then options for providing such a facility at a suitable and accessible location within the allocated site area should be explored.

Contributions towards community facilities will be sought

The masterplan shall be guided by the following principles:

in relation to the Church Farm site, an open space buffer shall be provided between the site and the existing LBD in the northern section in order to reduce flood risk and mitigate any risks to ecology.

Any development in the eastern area of the site must be carefully designed to respect the rural edge of the settlement and the rising ground and orchard in this part of the site. Development shall be directed to the western and central areas of the site. No built development shall occur on the northern section that falls within Flood Zone 3b and is inappropriate for development

in relation to the Mascalls Court Road site, development shall be directed to the central and northern parts of the site only and shall not extend to the southern section of higher ground, which will be reserved as a buffer to the surrounding countryside. Any development must respect the historic farmstead, Mascalls Court Farm, to the east of the site and a buffer area shall be provided to respect this setting. Fragmentation of existing hedgerows within the site must be avoided

the main access into the northern part of the allocated site will be from Church Road, with a secondary access to the existing buildings to the west, and the main access to the southern part of the allocated site will be from Green Lane, with a possible secondary access from Mascalls Court Road. An appropriate


39

Policy Details Likely Significant Effects? vehicular route shall be provided through the site

enhanced bus services shall be provided to and within the site

development should enhance biodiversity by providing opportunities for green infrastructure linkages and areas of open space

new and enhanced green infrastructure links shall be provided within the site and between the site, Paddock Wood and the wider countryside

a detailed Management Plan will be required to be submitted and approved as part of the planning application process setting out how the open spaces and natural environment within the site allocation will be managed over the long term

Policy AL/PW 4 Key Employment Areas

Transfesa Road East and West and Eldon Way, as shown on the Paddock Wood Proposals Map, are designated as Key Employment Areas for Paddock Wood. Further details of the uses to be directed to these areas will be set out within the Development Management Policies DPD.


Policy AL/PW 5 Informal Open Space - Land off Nursery Road, Paddock Wood (Site 320)

It is proposed that Land off Nursery Road, Paddock Wood, as shown on the Paddock Wood Proposals Map, is designated for informal open space.


Policy AL/PW 6 Area of Landscape Importance - Land off Green Lane, Paddock Wood

It is proposed that Land off Green Lane, Paddock Wood, as shown on the Proposals Map, is designated as an Area of Landscape Importance


Policy AL/PW 7 Town Centre Boundary and Primary Shopping Areas

The Town Centre Boundary and Primary Shopping Areas are as defined on the Paddock Wood Proposals Map. Further details of the uses to be directed to these areas will be set out within the Development Management Policies DPD.


Policy AL/CR 1 It is proposed that the following sites, as shown on the Cranbrook Proposals Map, are allocated for residential development.

Former Council Offices, High Street (Site 109) - It is proposed that this site is allocated for approximately

No mechanism for LSE. The settlement of Cranbrook is well over 7km from Ashdown Forest SAC/SPA


40

Policy Details Likely Significant Effects? 14 dwellings, or alternatively for the development of housing for the elderly. Alternatively, a mixed use scheme may be acceptable on this site, the type of dwellings and capacity being dependent on the mix of uses being proposed.

Police Station, Wheatfield Drive (Site 1018) - It is proposed that this site is allocated for approximately 7 dwellings.

Post Office Delivery Depot and Land at Stone Street/High Street/Crane Lane (Site 80) - It is proposed that this site is allocated for a mixed use scheme. This site has a capacity for residential development, the level depending on the details of the proposal. The eastern part of the site (Site 80(b)) currently has approval for 14 dwellings as part of a mixed use scheme, although to date development has not yet commenced. When the western part of the site (Site 80(a)) becomes available, its preferred use is for a mixed use scheme to include residential, retail and possibly employment uses.

Policy AL/CR 2 The Vicarage, Waterloo Road (Site 328)

It is proposed that this site, as shown on the Cranbrook Proposals Map, is allocated for approximately 4 additional dwellings.


Policy AL/CR 3 Land adjacent to the Crane Valley (Land south of High Street (Site 294) and Land south of High Street and west of Orchard Way (Site 298))

It is proposed that this area, as shown on the Cranbrook Proposals Map, is allocated for approximately 200-250 dwellings as part of a single comprehensive development. Development within the area will be subject to the following:

development shall provide approximately 200-250 dwellings

a masterplan shall be prepared for the allocated area. The masterplan, to be prepared by the developer in cooperation with the Borough Council, Parish Council and local community, shall set out areas being proposed for built development and the quantum of development, including residential and non-residential uses, open space and inter-connected green spaces



41

Policy Details Likely Significant Effects? to provide informal and formal recreation areas, landscape buffers, access roads into and within the site, pedestrian and cycle linkages into and within the site and any other land uses being proposed

the masterplan shall show phasing of development; the latter phases may fall outside the Plan period (beyond 2026)

a detailed Transport Assessment shall be prepared to include an assessment of the likely impact of proposed development on the surrounding road network. Proposals must also be supported by a Travel Plan

if development occurs in stages, proposals for development of any one part of the site must not prejudice the overall capacity of the area covered by the allocation

although it is proposed to allocate Wilkes Field (Site 11) for a community centre to serve Cranbrook, if this is not delivered then options for providing such a facility at a suitable and accessible location within the allocated site area should be explored. Contributions towards community facilities will be sought

opportunities for providing comparison retail floorspace as part of the proposed development should be explored

The masterplan shall be guided by the following principles:

main vehicular access shall be provided from Angley Road

green infrastructure links shall be provided within and beyond the site, linking to High Street, the Co-op car park and the Crane Valley

open space shall be provided within the area, as broadly indicated on the Proposals Map, particularly to the west near Angley Road, to the north to the rear of houses on High Street and as a buffer to Crane Brook

an open space buffer must be provided between the development boundary and the Crane Valley,


42

Policy Details Likely Significant Effects? particularly the Local Wildlife Site, Site of Local Nature Conservation Value and areas of Ancient Woodland. A minimum buffer of at least 15 metres in width shall be maintained between the Ancient Woodland and built development boundary

development must enhance biodiversity by providing opportunities for green infrastructure linkages and areas of open space

a detailed Management Plan will be required to be submitted and approved as part of the planning application process setting out how the open spaces and natural environment provided as part of the development will be managed over the long term

development towards the north of the area will need to demonstrate how it will conserve or enhance the setting of Cranbrook Conservation Area

Policy AL/CR 4 Post Office Delivery Depot and Land at Stone Street/High Street/Crane Lane (Site 80)

It is proposed that this site, as shown on the Cranbrook Proposals Map, is allocated for a mixed use scheme to include the delivery of comparison retail uses at least at the street level along Stone Street and High Street. Development on the site will be subject to the following:

proposals for redevelopment of any part of the site must not prejudice the eventual development of the whole allocation, taking into account that the site as a whole is being allocated to provide a mixed use development to include the provision of comparison retail floorspace

pedestrian and cycle access shall be maintained from High Street and Stone Street

vehicular access shall be provided from High Street and development must not create a through-route for vehicles between High Street and Stone Street


Policy AL/CR 5 Wilkes Field (Site 11)

It is proposed that this site, as shown on the Proposals Map, is allocated for development as a community facility to include a range of facilities as considered appropriate, the detailed uses to be considered and determined in consultation with the local



43

Policy Details Likely Significant Effects? community and through the planning application process. Development on the site will be subject to the following:

proposals shall demonstrate that there is an identified need within the local community and wider rural area for the services that will be provided by the community facility

proposals for the development of this site shall reflect its sensitive location adjacent to the Conservation Area and Crane Valley and the role the open space currently provides to the setting of, and views out of, the adjacent Conservation Area

the sensitive nature of this site severely restricts the potential to create additional vehicular access into the site and to accommodate areas for parking. Proposals for development shall include minimum provision of parking and vehicular access must be from the Post Office Delivery Depot and Land at Stone Street/High Street/Crane Lane (Site 80)

given the sensitive location of the site in terms of accessibility and environmental constraints, development proposals must be accompanied by a Transport Assessment and a Travel Plan

a small number of residential units located within Wilkes Field may be considered appropriate as part of the community hub proposals. A viability assessment shall be required to support any such proposals, demonstrating that residential development would be necessary as enabling development for the delivery of the community facility.

Policy AL/CR 6 Cranbrook Town Centre Boundary and Primary Shopping Area

The Town Centre Boundary and Primary Shopping Area are defined on the Cranbrook Proposals Map. Further details of the uses to be directed to this area will be set out within the Development Management Policies DPD.


Policy AL/HA 1 Hawkhurst Castle (known locally as 'Babies Castle') (Site 362)

It is proposed that this site, as shown on the Hawkhurst (Highgate) & The Moor Proposals Map, is allocated for approximately 30 dwellings.

No mechanism for LSE. The settlement of Hawkhurst is well over 7km from Ashdown Forest SAC/SPA


44

Policy Details Likely Significant Effects? Development on the site will be subject to the following:

development shall secure the future of Hawkhurst Castle through refurbishment of the existing buildings. Repairs must be sympathetic in terms of design, materials and methods employed. Any alterations to the Castle shall conserve the character and appearance of the heritage asset

any new development in the grounds of the Castle shall be fully justified with regard to the economic viability of the scheme. New development must conserve and enhance the setting of the building

Policy AL/HA 2 Land off Highgate Hill (North and South) (Sites 356 and 357)

It is proposed that this site, as shown on the Hawkhurst (Highgate) & The Moor Proposals Map, is allocated for approximately 60 dwellings. Development on the site will be subject to the following:

development shall provide a strong landscape framework informed by a detailed landscape and visual impact assessment

development will enhance the boundaries of the site with additional planting and conserve significant trees within the site

development will enhance the open boundary of the site to the north and the boundary with the Conservation Area with sensitive landscaping and ensure a separation between new and existing

development in this area and provide screening to the existing houses on Highgate Hill to the east

development must be informed by an ecological assessment to identify features of ecological interest and conserve and enhance biodiversity within the site

new and enhanced green infrastructure links shall be provided within the site, between the site and Highgate Hill and to the existing public footpath network

proposals should explore the potential for providing a small community facility within the site

proposals for redevelopment of part of the site must



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Policy Details Likely Significant Effects? not prejudice the eventual development of the whole allocation

Policy AL/HA 3 Birchfield, Rye Road (Site 333)

It is proposed that this site, as shown on the Hawkhurst (Highgate) & The Moor Proposals Map, is allocated for approximately 25 dwellings. Development on the site will be subject to the following:

development shall respect the setting of the listed buildings at Fowler's Park

development will provide a strong landscape framework informed by a detailed landscape and visual impact assessment

development will be expected to maintain and enhance the landscaped boundaries of the site, particularly to the west with the Primary School and east with Fowler's Park, and conserve significant trees within the site

development must not compromise the possibility of future access to land to the north


Policy AL/HA 4 Gill's Green Key Employment Area

Gill's Green, as shown on the Hawkhurst (Highgate) & The Moor Proposals Map, is designated as a Key Employment Area. Further details of the uses to be directed to this area will be set out within the Development Management Policies DPD.


Policy AL/HA 5 Hawkhurst Town Centre Boundary and Primary Shopping Area

The Town Centre Boundary and Primary Shopping Area are defined on the Hawkhurst (Highgate) & The Moor Proposals Map. Further details of the uses to be directed to these areas will be set out within the Development Management Policies DPD.


Policy AL/HA 6 Recreation Open Space: Gunther Close

Proposals that would result in the loss of recreation open space at Gunther Close, as defined on the Hawkhurst (Highgate) & The Moor Proposals Map, will only be permitted where no deficiency in accessible open space in the area exists or would result from the development, or alternative provision of at least equivalent size, suitability and accessibility is made within the locality.


Policy AL/VRA 1 Former Sissinghurst Primary School,

It is proposed that this site, as shown on the Villages & Rural Areas (Sissinghurst) Proposals Map, is allocated for

No mechanism for LSE. The settlement of Sissinghurst is well over


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Policy Details Likely Significant Effects? The Street, Sissinghurst (Site 231)

approximately 8-12 dwellings. Development on the site will be subject to the following:

the retention, if feasible, of some community use in the form of a meeting hall

the existing school buildings fronting onto The Street shall be retained as part of the redevelopment of the site

Alternatively, a mixed use scheme may be acceptable on this site, to include both residential, employment and/or community uses subject to the above restrictions.

7km from Ashdown Forest SAC/SPA

Policy AL/VRA 2 Park and Ride facilities - Land at Woodsgate Corner, adjacent to Tesco, Pembury (Site 288)

It is proposed that this site, as shown on the Villages & Rural Areas (Pembury) Proposals Map, located outside the LBD of Pembury, is allocated for development as a Park and Ride facility. Proposals for development of this land to provide Park and Ride facilities must demonstrate that:

landscape proposals can minimise the impact of development on the surrounding landscape.

Proposals shall include detailed planting schemes to screen the new development

the erection of buildings, structures, lighting and signage shall be kept to a minimum


Policy AL/VRA 3 Recreation Open Space

It is proposed that the following sites, as shown on the Villages & Rural Areas (Pembury) Proposals Map, are allocated for development as sports pitches and other outdoor recreation:

Land to the south of Sandhurst Avenue, Pembury (Site 376a)

Land to the east of Woodside Road, Pembury (Site 377b)


Policy AL/VRA 4 Infrastructure - Bewl Water Reservoir (Site 1025) (that part of the Reservoir located within Tunbridge Wells Borough)

It is proposed that this site is allocated for development to allow the storage capacity of the reservoir to be increased. An assessment will need to be submitted detailing where the new land boundaries would be following the raising of the reservoir. Where necessary, suitable alternative Public Rights of Way will need to be identified to ensure that a circular walking/cycle/riding route around the Reservoir is retained and

No mechanism for LSE.


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Policy Details Likely Significant Effects? to enhance links to nearby settlements.

Policy AL/VRA 5 Brook Farm Key Employment Area

Land at Brook Farm, Capel (adjacent to this Borough's boundary with Tonbridge & Malling Borough), as shown on the Villages & Rural Areas (Capel) Proposals Map, is designated as a Key Employment Area. Further details of the uses to be directed to this area will be set out within the Development Management Policies DPD.

No mechanism for LSE. The settlement of Capel is well over 7km from Ashdown Forest SAC/SPA

Wealden District

Rother District

Ashford District

Maidstone DistrictSevenoaks District

Tunbridge Wells Borough

Tandridge District

Lewes District

Tonbridge and Malling District

Swale District

Mid Sussex District

Bromley London Boro

AshdownForest(SPA)

AshdownForest(SAC) Purpose of Issue

Project Title

Drawing Title

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URS Infrastructure & Environment UK Limited

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This document has been prepared in accordance with the scope of URS' appointment withits client and is subject to the terms of that appointment. URS accepts no liability for any

use of this document other than by its client and only for the purposes for whichit was prepared and provided. Only written dimensions shall be used.

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URS Internal Project No. Scale @ A347065705 1:175,000JW JR JR 18/02/2013

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Reproduced from Ordnance Survey digital map data© Crown copyright 2013. All rights reserved.Licence number 0100031673.© Natural England material is reproducedwith the permission of Natural England 2013.

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Tunbridge Wells Site Allocations HRA · 2013-05-21 · 1.3 Tunbridge Wells Site Allocations DPD ... at favourable conservation status, natural habitats and species of wild ... Conservation