LOCAL IMPACT REPORT Joint document produced by Ashford ...... · development plan documents Ashford...

LOCAL IMPACT REPORT

Joint document produced by Ashford Borough Council and Kent County

Council 1. Introduction

1.1. This report has been prepared jointly by Ashford Borough Council (ABC) and

Kent County Council (KCC), as planning authorities in relation to their respective roles and functions, in accordance with advice and requirements as set out in the Planning Act 2008, the Localism Act 2011 and Advice Note One: Local Impact Reports (Version 2, April 2012, The Planning Inspectorate).

1.2. The Advice Note states that a Local Impact Report (LIR) is a ‘report in writing giving details of the likely impact of the proposed development on the authority’s area’.

1.3. The Advice Note states that when the Examining Authority decides to accept

an application it will ask the relevant local authorities to prepare a Local Impact Report and this should be prioritised whether or not the local authority considers that the development would have a positive, negative or neutral effect on the area. The Report may include any topics that they consider to be relevant to the impact of the development on their area as a means by which their existing body of knowledge and evidence on local issues can be fully and robustly reported to the Examining Authority.

1.4. The Advice Note indicates that topics addressed in the LIR may include:

• Site description and surroundings/location • Details of the proposal • Relevant planning history and any issues arising • Relevant development plan policies, supplementary planning guidance or

documents, development briefs or approved master plans and an appraisal of their relationship and relevance to the proposals.

• Relevant development proposals under consideration or granted permission but not commenced or completed

• Local area characteristics such as urban and landscape qualities and nature conservation sites

• Local transport patterns and issues • Designated sites • Socio-economic and community matters • Consideration of the impact of the proposed provisions and requirements

within the draft Development Consent Order (DCO) in respect of all of the above

• Development consent obligations and their impact on the local authority’s area.

1.5. The LIR may also comment on the development consent obligations and the requirements, as well as any relevant representations.

1.6. The LIR has been written so as to incorporate the subject areas suggested in the Advice Note (set out above), the subject areas in the Environmental Statement, and the obligations and proposed requirements submitted with the application for DCO.

2. Site description, location and surroundings

2.1. The red line application site shown covers an area of approximately 13

hectares. It includes the existing M20 Junction 10 and the direct slip roads. It extends from Junction 10 south-eastwards (towards Folkestone) along the M20 for approximately 700m to include a cluster of land around the existing Highfield Lane Bridge over the M20. This land includes part of the A20 Hythe Road, the Willesborough Wyevale Garden Centre, Kent Leisure Building premises and Sweatman Mowers on the northern side of the M20. On the southern side of the M20 is an existing bungalow and sewage pumping station located off Highfield Lane and part of Highfield Lane itself. The site area continues further south eastwards along the M20 corridor for around 650m including adjoining parts of the A20 and the Bockham Lane junction on the northern side of the M20 and part of Kingsford Street on the southern side.

2.2. The site also includes the A2070 southern orbital road and adjoining land down to the junction with Church Road immediately to the south of Junction 10. It includes the existing Church Road pedestrian footbridge located over the A2070 and part of Barrey Road and its junction with the A2070.

2.3. The site continues north-eastwards from the A2070 from the area around the

Church Road footbridge to include a wide area of mainly agricultural land up to the existing Highfield Lane Bridge.

2.4. The site is surrounded to the west primarily by the residential built-up areas

of Willesborough, in particular the Highfield residential area. At the south-western end is the Ashford Sevington Retail Park and other residential and commercial properties accessed from Barrey Road. On the opposite side of Barrey Road adjoining the A2070 is the small cluster of dwellings/buildings located around Court Lodge some of which are listed including the grade 1 listed St Mary’s Church, Sevington.

2.5. To the north of Junction 10 are primarily residential properties at

Willesborough Lees, which includes a conservation area. The William Harvey hospital lies just beyond this. The Tesco Crooksfoot supermarket is located off the A20 Hythe Road, beyond which are further dwellings (one listed) and the Pilgrims Hospice.

2.6. At the eastern part of the site to the south of the M20 are sporadic dwellings

(two of which are listed) located along Kingsford Street beyond which is open countryside. Kingsford Street leads to Mersham Village located further to the

south-east. The land to the south between Highfield Lane and the A2070 is mainly open countryside. To the north beyond the A20 Hythe Road is open countryside. There are a number existing public footpaths within the site.

3. Details of the proposal

The Main Scheme

3.1. The alteration to the M20 motorway involves the creation of a new Junction

10a and gyratory roundabout located 700m south-east of the existing Junction 10 which will form part of the motorway, the closure of the eastern slip roads on the existing Junction 10 and the related highway works necessary to allow the new motorway junction to be integrated into the surrounding trunk and classified road network.

3.2. The new Junction 10a will incorporate a new 2-lane dual carriageway link road to the existing A2070 Southern Orbital Road (Bad Munstereifel Road). In addition to the new interchange the scheme includes a pedestrian and cycle bridge over the M20 to the east of the new Junction 10a. This will provide a link between Kingsford Street on the south side of the motorway to the A20 on the north side.

3.3. The scheme also includes a new footbridge to replace the existing

noncompliant footbridge over the A2070 at Church Road, and a new retaining wall at Kingsford Street.

The Alternative Scheme

3.4. In addition to the features described in the Main Scheme, an ‘Alternative

Scheme’ has been provided which includes the provision of new access in the form of a three arm roundabout, located midway along the proposed A2070 link road, to the proposed Stour Park Development site, located immediately south of the proposed A2070 link road

4. Relevant planning history and any issues arising 4.1. The need for additional motorway junction capacity to the south-east of

Ashford has been recognised since at least the turn of the century. The South of Ashford Transport Study (1999) highlighted that the limited available capacity at the existing Junction 10 would mean that some development proposals in the then emerging Ashford Borough Local Plan 2000 would be unable to be fully built out unless a new ‘Junction 10a’ could be provided.

4.2. In 2008 (13 June to 5 September) the Highways Agency (now Highways

England) undertook a community consultation exercise on three alternative options.

4.3. In March 2010 the Highways Agency published a preferred route

announcement leaflet confirming the feedback from the consultation and that the Secretary of State for Transport had considered the views of those who

responded to the consultation and the recommendations of the Highways Agency to build the current proposals as the preferred route.

4.4. In November 2012 the both ABC and KCC were consulted on a draft

Statement of Community Consultation for a separate scheme for Junction 10a put forward by AxA/DMI, which was registered as a Nationally Significant Infrastructure Project (NSPI). The junction was a “detuned” version with just a single bridge for Junction 10a and single carriageway A2070 link with no works to the existing Junction 10. The scheme was not progressed and was later deemed not to fall within the NSIP criteria.

4.5. In relation to the current proposal, both ABC/KCC were consulted by

Highways England in February and October 2015 on the draft Statement of Community Consultation as required by the Planning Act. The Statement of Community Consultation was subsequently published by Highways England.

4.6. Highways England carried the section 42 pre-application consultation in

January 2016 and May 2016. 5. Relevant Development Plan Policies

5.1. This section sets out relevant Development Plan policies and appraises their

relevant to the proposal.

5.2. Ashford Borough Council’s Development Plan comprises the saved policies in the adopted Ashford Borough Local Plan 2000, the adopted LDF Core Strategy 2008, the adopted Ashford Town Centre Action Area Plan 2010, the Tenterden & Rural Sites DPD 2010, the Urban Sites and Infrastructure DPD 2012, the Chilmington Green AAP 2013 and the Wye Neighbourhood Plan 2015-30.

5.3. On 9 June 2016 ABC approved a consultation version of the Local Plan to

2030. Consultation commenced on 15 June 2016. At present the policies in this emerging Plan can be accorded little weight, but can be considered material considerations if NPPF-compliant.

5.4. A comprehensive list of the relevant policy documents and polices are listed

below.

5.5. The adopted borough-wide planning policies listed below here have particular direct relevance to the determination of the planning application for Junction 10a, and are listed thematically. All policies are those adopted by Ashford Borough Council, unless otherwise indicated:

Borough-wide policies

Document Policy No. Policy Topic Content

Core Strategy CS1 Guiding

Principles

This establishes the broad

parameters for all development. In

terms of the application site,

particular attention is drawn to the

fact that the southern part of this

site is Grade 2 Agricultural Land.

The northern part is Grade 3.

CS8 Infrastructure

Contributions

Provides parameters of what

monies to be spent on, including

J10a

Provides a link to SPG3, and to

SPG6 payments

CS9 Design Quality Encourages particular attention to

the setting of the Grade I listed St

Mary’s Church, Sevington (as well

as landscape character).

Urban Sites

and

Infrastructure

DPD

U24 Infrastructure

provision to

serve the needs

of new

development

Paragraph 9.29 states that

additional motorway junction

capacity to the SE of Ashford is

crucial to the future ability of the

town to grow, develop and

compete

Transport


Core Strategy CS15 Transport Clear support for highway

improvement, including J10a, that

removes significant impediment to

growth.

SPG6 Providing for transport needs arising from the South of Ashford

Transport Study 2004

Set out ABC’s approach to developer contributions to help meet the

transport needs arising from development south of Ashford

allocated in the then adopted Borough Local Plan. The adopted

development plan documents Ashford Borough Local Plan contains

several major residential and employment allocations to the south of

Ashford. The primary constraint to the release of this development

is the capacity of the transport network south of Ashford, most

notably at junction 10 of the M20.

The basic element of this SPG is the use of an infrastructure fund

into which developers will contribute. This provides an alternative to

developers being required to implement specific off-site

infrastructure requirements in the area (unless otherwise specified

in the respective site policies) in Section 106 Agreements. For the

majority of the measures in the SATS Transport Plan, the

infrastructure fund is the most appropriate method of delivery.

Section 106 Agreements for individual sites simply require the

payment of an overall sum of money into the infrastructure fund with

contributions phased in accordance with the guidelines in the SPG.

The phasing included an M20 Junction 10 interim scheme. A series

of improvements to the existing M20 junction 10 were designed by

TPK and WS Atkins to provide some additional capacity at the

interchange1.

Long-term M20 junction 10 improvement (Junction 10a) - The SATS

technical work established beyond any reasonable doubt that a

major new long-term improvement to M20 access on the eastern

side of Ashford is going to be necessary in the future.

Local LTP3 This identifies the M20 Junction 10a scheme as a major

1 In addition to this, attention is drawn to the document “BD3 – Urban Sites & infrastructure DPD – Release of Development that would affect M20 Junction 10”

Transport

Plan 3 for

Kent 2011-16

transport scheme, needed to provide necessary

highway capacity to serve and support the new

development sites to the south and east of Ashford.

Environment and open space


Core Strategy CS11 Biodiversity and

Geological

Conservation

Requires developments to

maintain and enhance these

interests and, where necessary,

appropriate mitigation measures.

CS18a Strategic

Recreational

Open Spaces

Seeks to ensure the creation and

maintenance of a green ‘necklace’

making use of existing green

corridors and ‘blue infrastructure’

to ensure a joined-up network of

accessible green space.

Local Plan

2000

EN9 Setting and

entrances of

towns and

villages

Supports proposals making a

positive contribution to the

entrances to Ashford

EN10 Development on

the edge of

existing

settlements

Supports development respecting

existing forms of settlement and

character.

Urban Sites

DPD

U21 Land adjoining

the green

corridors

Site is adjacent to the Green

Corridor on its western side across

A2070. The policy allows for

development within the Green

Corridor only in certain criteria-

based situations.

Dark Skies

SPD

E3 zone

guidance is

applicable

Include appropriate cut-off design,

LED lighting (this will be standard).

Main issues are sky glow and

luminaire intensity (unlikely to

have implications for light intrusion

or building luminance)

Kent Minerals

and Waste

Plan

CSM 2 Supply of Land-

won Mineral

Sites

The Plan provides a blueprint for

ensuring that Kent’s waste is

managed and minerals are used

wisely. Need to sustainably supply

land-won minerals to meet the

needs of society, including the

quantum of the various types that

need to be supplied over the Plan

period.

CSM 5 Land-won

Mineral

Safeguarding

The whole site is safeguarded

limestone and, adjacent to the

stream, alluvial deposits. A

Mineral Assessment is required.

DM7 Safeguarding

Mineral

Resources

Sub-Alluvial River Terrace

Deposits, Weald Clay Formation

and the Hythe Formation (Kentish

Ragstone) have been identified. A

Mineral Assessment is required to

examine the viability of these three

economically important minerals

and the test of impracticability will

need to be carried out against

DM7.

Landscape Character


Local Plan

2000

GP12 Protecting the

countryside

and managing

change

Development proposals should

consider impact on Sevington

and Mersham, protecting and

enhancing the surrounding

countryside for its own sake.

Landscape

Character

SPD

Mersham

Farmlands

Character

Area

MF1 Sevington

High Fields

Impacts on the landscape

character should be assessed,

with key features of the locality

as follows:

• Open arable farmland on gentle

rise crossed by Highfield Lane

(bounded with hedgerows) and

dominated by Sevington Church.

• A line of poplars delineate the

brook.

• The noise from the M20, CTRL

and bypass is very apparent.

Heritage


Local Plan

2000

EN23 Sites of

archaeological

importance

This is an Area of Archaeological

Potential - Stour Valley, plus early

Prehistory in particular

Water


Core Strategy CS19 Development

and Flood Risk

There is an area of Flood Zone 3

within the site, adjacent to Old Mill

Stream, but no substantive

development proposed within this

zone. However, the policy

requires a Flood Risk Assessment

for development within FZ3.

CS20 Sustainable

Drainage

Surface water disposal measures,

including the use of SuDS, should

be incorporated as per the

requirements of the SPD.

CS21 Water Supply

and Treatment

Demonstrate that groundwater will

not be negatively impacted as this

is a groundwater vulnerable zone

Sustainable

Drainage SPD

Seeks 4l/s/ha runoff maximum, as

greenfield, south of M20 Stour

catchment. Given hythe formation,

there is likely low permeability on

the site as in the area immediately

north of the M20 which requires

2l/s/ha.

5.6. Whereas the previous section focused on those adopted planning policies

that would inform decisionmaking for this major piece of infrastructure, it should be highlighted that the provision of a new motorway junction to the south-east of the town from the M20 has been a key component in the ability to deliver both strategic and site-specific aspects of current and emerging plans. The following adopted borough-wide planning policies listed below here are dependent upon the delivery of Junction 10a, and have been adopted following testing through examination, thus confirming the soundness of ABC’s strategic approach and the need for the junction.

Borough-wide policies


Core Strategy CS2 Borough-wide

strategy

Supports this project in particular

(see paragraph 2.34 in document)

CS4 Ashford urban

area

Establishes that development in

the Ashford Urban Area is

dependent on J10a coming

forward

CS5 Ashford Urban

Extensions

Development linked to delivery of

key infrastructure (see paragraphs

5.4 and 5.16 in document)

Dependent sites

Document Policy No. Policy Topic Current build limit Total capacity

Local Plan

2000 / Core

Strategy

2008

S13 / CS5 Cheeseman’s

Green /

Waterbrook

Limited to 700dw

before completion of

J10a (s106/condition).

See also the East

Stour Village

Development Brief

6,500dw (4,300

by 2021; 2,200

post 2021)

Urban Sites

DPD2

U2 Newtown

Works

Limited to 225dw

pending delivery of

J10a

700dw

2 5.18 “The delivery of significant new employment areas at Sevington and Waterbrook are reliant to a major degree on the junction capacity generated by the delivery of the proposed M20 Junction 10a scheme” Identified within the ELR as a major infrastructure constraint to the delivery of the plan and the release of employment land. U19 – Sevington 6.158 – “The principal access to the site will be from a signalised junction on the proposed link road from Junction 10a to the existing A2070. The highway corridor necessary to construct this link road (and Junction 10a itself) shall be retained free from development and this is shown indicatively on the Policies Map.” “Development of the site shall not prejudice the delivery of the Highways Agency's preferred route option for the proposed M20 Junction 10a scheme, including link roads and junctions with the A2070 (or any equivalent subsequent scheme). Development of the site shall deliver a new link road through the site, from the access onto the Junction 10a link road to the point at the site boundary where it would cross the railway lines to the south.”

U16 Orbital Park Occupation is

significantly limited,

through SPG6, by J10

capacity

Lifts capacity

restrictions

U19 Sevington Occupation is limited,

through SPG6, by J10

capacity. Heavily

limited, to 1

development unit (as

per SPG6)

A further

1.75DUs

appropriate

following grant to

DCO. J10a will

release land on

part of this site.

J10a land is not

prejudiced, and

a link road is to

be included (see

paragraph

6.158-6.159 in

document)

Local Plan

2000

(Saved

Policies)

S34 William

Harvey

Hospital

Policy supports expansion of on-site

health facilities, but this is dependent

upon contributions and improvements to

the SRN (inc. A2070 and M20 works).

[This policy is brought through in the

Local Plan to 2030 in Policy S18.]

5.7. Other relevant adopted plans include the following:

• Kent Environment Strategy (March 2016). This strategy has three themes: 1) Building the foundations for delivery, 2) Making best use of existing resources, avoiding or minimising negative impacts and 3) Toward a sustainable future.

• Kent County Council’s Drainage and Planning Policy Statement, (September 2015). The work will involve construction works over and local to the Aylesford (Old Mill) Stream, designated a main river. Matters relating to flood risk have been discussed with KCC as the LLFA through pre-application discussions, including involvement from both the EA and

Ashford Borough Council. It is understood that most concerns from all parties regarding drainage have been addressed in pre-application discussions.

• Kent Local Flood Risk Management Strategy (June 2013). This document sets out a countywide strategy for managing the risks of local flooding.

• Kent Downs Management Plan 2014-2019 (April 2014). This document sets out the vision for Kent Downs AONB and its management and sets out issues, aims and policies covering the management of the AONB, landscape, biodiversity, farmed landscape, woodland, historic and cultural heritage, heritage coasts, geology and natural resources and access.

5.8. On 9 June 2016 ABC approved a Regulation 19 consultation version of the

emerging Local Plan to 2030, which was consulted-upon for a period of eight weeks. This plan relies on the delivery of Junction 10a to an even greater degree as it will be fundamental to ABC’s ability to demonstrate the deliverability of key proposed site allocations for housing and employment development.

5.9. In line with paragraph 216 of the NPPF, weight should be given to emerging documents. While the emerging Local Plan is relevant, in most cases the weight given to the emerging Local Plan will be less than the adopted Development Plan.

5.10. It is to be stressed that the delivery of the strategic objectives of the

plan and the bulk of its site allocations are completely dependent upon the delivery of Junction 10a to release highway capacity in the strategic road network.

5.11. The following draft allocations and planning policies listed below will be

dependent on the delivery of Junction 10a:

Policy Comments

SP1 Strategic Objectives Being able to deliver these; especially

sustainable (and brownfield) sites related to Ashford town.

SP2 The Strategic Approach to Housing Delivery

Capacity (parag. 3.56). In total, without J10a 2,840dw will not be

deliverable (57% total new housing delivery)

SP3 Strategic Approach to Economic Development

Delivery of Sevington AXA/DMI “Stour Park” site (parag. 3.108-3.109)

S2 Land North-East of

Willesborough Road, Kennington

S3 Court Lodge

S4 Land North of Steeds Lane and Magpie Hall

Road

S5 Land South of Pound Lane

S6 Former Newtown Works Brings forward Urban Sites DPD Policy U2

S7 Former Klondyke Works

S15 Finberry North West Brings forward Core Strategy Policy CS5

S16 Waterbrook Brings forward Core Strategy Policy CS5

S18 William Harvey Hospital Brings Forward Local Plan 2000 Policy S34

S19 Conningbrook Residential Phase 2

TRA1 Strategic Transport Schemes

Key policy req. Legal mechanism for collection (parag. 5.229-

5.330)

TRA7 The Road Network and Development

Without J10a many of the above sites will not meet this policy req.

TRA9 Planning for HGV movements

Delivery of HGV parking at S16 and avoiding inappropriate HGV parking

IMP1 Infrastructure Provision Generic support for this proposal

5.12. Other relevant emerging plans include the following:

• Local Transport Plan 4: Delivering Growth without Gridlock 2016-2031 (LTP4), which identifies the M20 Junction 10a as a transport priority that will improve transport to enable growth.

• Kent Minerals and Waste Sites Plan: Second Call for Sites 2016 (consultation until 30 January 2017) – following the adoption of the KMWLP, KCC is working on the preparation of plans (known as the Kent Minerals and Waste Sites Plans), which will allocate sites suitable for minerals and waste development in Kent.

• Kent Mineral Safeguarding SPD: following the adoption of the Kent Minerals and Waste Local Plan (KMWLP), which contains a number of policies concerning minerals safeguarding, this document provides guidance on the implementation of the safeguarding policies within the

KMWLP. KCC is currently accepting comments on the draft SPD and consultation period ends 30 January 2017. It sets out what is safeguarded, the type and scope of assessment information required for development that may affect safeguarded areas and infrastructure, the safeguarding procedure and monitoring.

• Draft Waste Disposal Strategy 2017-2035 (consultation ended October 2016) – the strategy sets out our current position, identifies the future pressures and outlines how KCC will maintain a sustainable waste management service.

5.13. The above policy lists highlight, in turn, the adopted policies that would

be invoked in considering this planning application, those adopted policies whose delivery depends on the delivery of this infrastructure, and those emerging policies also dependent on this strategic junction.

5.14. Whilst there are a number of policy and topic considerations, as listed above, that are dependent on the development of a major infrastructure asset on this site, the clear development plan strategy for Ashford, as tested and examined through the Core Strategy (2008) and the Urban Sites DPD (Oct 2012) in particular is heavily reliant on new motorway capacity to the south-east of the town. The application is considered not only broadly compliant with ABC’s policies, but is helping to deliver Ashford’s housing and growth as set out in ABC’s Development Plan.

5.15. Although the main and alternative schemes could be considered marginally at odds with some plan policies, in finding the plans sound, there has been agreement with the need for this piece of infrastructure in this broad location in accordance with the adopted development plan policies. Therefore, the principle is key to this matter, and has already been tested and examined.

5.16. There are elements of the scheme that require further work in order to

meet some policy requirements and these matters are set up in other documentation being prepared for the Examining Authority. However, in principle, the need for this infrastructure in enabling Ashford’s growth has been accepted through the Local Plan process and resulting adopted Development Plan. There is clear evidence-based support for the creation of a new junction in policy.

6. Relevant Planning Applications

6.1. The following section identifies developments that have either been granted

planning permission but not commenced or completed, or are currently under consideration. ABC has granted planning permission for several developments which rely to some degree on Junction 10a coming forward.

14/00906/AS Stour Park - Sevington/DMI properties (as per Policy U19 of the Urban Sites and Infrastructure DPD)

6.2. Development to provide an employment led mixed use scheme, to include site clearance, the alteration of highways, engineering works and construction of new buildings and structures of up to 157,616 sq m comprising: up to 140,000 sq m Class B8 (storage and distribution) use; up to 23,500 sq m of B1a/B1c Business (of which a maximum of 20,000 sq m of B1a); up to 15,000 sq m of B2 (general industry); up to 250 sq m of A1 (retail shops) and 5,500 sq m of sui generis to accommodate Kent Wool Growers together with ancillary and associated development including utilities and transport infrastructure, car parking and landscaping.

6.3. ABC’s Planning Committee resolved to grant planning permission subject to the completion of a section 106 planning obligation agreement at the Planning Committee meeting 18 May 2016. The section 106 agreement includes the following provisions for the delivery of J10a:

Via an obligation to enter into a s.278 agreement with Highways England

pursuant to the Highways Act 1980 to make a SPG6 contribution towards increasing strategic highway capacity to accommodate the traffic movements arising from the development of the site through the provision of J10A to the M20 motorway

The funding by the applicant of the promotion and implementation by the

local highway authority of road closures via Traffic Regulation Orders (TROs) to (A) prevent through traffic moving between Highfield Lane and Kingsford Street as shown on Drawing No. 22233105-32, and (B) prevent through vehicular traffic at the southern end of Church Road (using lockable bollards or similar measures to maintain an access for emergency vehicles only)

Reservation of land through the site - from the principal access connection

with the J10A link road on the northern side to the southern boundary broadly in the position shown on the master plan to enable a potential highway connection over the railway to the south - as public highway

6.4. A s106 has been completed, and a s278 agreement has been entered in to

by ABC, KCC and Highways England. Planning permission will be issued pending a 28-day call-in period by the Secretary of State.

12/01245/AS Conningbrook Strategic Park

6.5. Creation of a country park for recreational and water-sports purposes with a

range of associated facilities including an activity centre, a public house/restaurant, change of use of Manor to offices, car parks and other ancillary works and structures including works to the Julie Rose Stadium; construction of 300 dwelling residential development with associated infrastructure and landscaping; and provision of an aggregates storage and distribution facility.

6.6. Planning permission was granted on 15 January 2014 by Planning Committee, and a s106 agreement including SPG6 contributions on a dual-pronged basis was agreed3.

Cheeseman’s Green, Ashford (as per Policy S13 of the Local Plan 2000, and CS5 of the Core Strategy)

6.7. Various reserved matters applications on this site, following outline

permissions 02/00278/AS and 11/00473/AS, have come forward over a number of the years. Many of these phases have now been completed and occupied, but the table below details those applications not yet started, under construction, or currently being considered, as follows:

Not yet started

09/00081/AS Reserved matters (all matters) application approved for the erection of 43 new residential units on land at Bilham Farm, alterations to Bilham Farmhouse (in connection with its continued residential use), garaging/parking, service areas and internal access roads for the residential development, construction of a new junction on A2070, construction of principal access road and necessary distributor roads to link the A2070 to the Bilham Farm site, surface water compensation measures and landscaping (incorporating ecological habitats). This phase is known as the Bilham Farm phase.

10/01277/AS Reserved matters approved for the erection of 245 new dwellings (Green Street) with associated parking, landscaped areas, Construction of 245 new dwellings with associated parking, landscaped areas and internal roads for the residential development, amendments to distributor roads A and B, details of distributor road C and surface water drainage measures. Works have started on this phase.

14/01075/AS Reserved matters application approved for the construction of 113 new dwellings with associated access, parking and landscaping to include details of the captain's wood locally equipped area of play (the Grove phase). Work is due to start on this phase very soon – conditions being discharged.

Under construction

15/00648/AS Planning permission granted (County Deemed permission) for the creation of a 2 form entry primary school comprising a two storey building, access, car parking and pick up/drop off bays, external play areas including a MUGA, informal play area and grass playing field and hard and soft landscaping. This is currently under construction.

Application currently being considered

3 £3,150.91 charge per dwelling (based on 300dw), with deferred indexation, payable upfront. £548,258.69 deferred.

14/00174/AS Reserved matters application for the erection of 42 dwellings with associated parking, landscaped areas and surface water drainage measures (Village Centre gateway phase). This application is an alternative scheme that the applicant proposes to withdraw if application 15/01586/AS is successful.

15/01663/AS Application for reserved matters for the construction of an 80 unit extra care facility with associated parking, landscaped areas, and surface water drainage measures and associated works.

15/01435/AS Reserved matters application for the development of a food store (Use Class A1), three retail units (Use Class A1) and a public house / restaurant (Use Classes A4 and A3), with associated parking, landscaping and ancillary works.

16/00124/AS Reserved matters application for the construction of 86 new dwellings with associated access, parking, landscaped areas, internal roads for the development, details of part of distributor road C and surface water drainage measures (Bilham Lawn phase).

16/00125/AS Reserved matters application for the construction of 326 new dwellings with associated access, parking, landscaped areas including a neighbourhood play area, internal roads for the development, details of distributor roads E and F, Waterbrook link road, a district play area north of Captain’s Wood and surface water drainage measures (land south of Captains Wood phase).

Highmead House and Willesborough Lees (as per Policy U14 of the Urban Sites and Infrastructure DPD)

6.8. This allocation has been subdivided into two interconnected parcels, with

applications having come forward as follows: 16/01722/AS 207 dwellings, land Willesborough Lees - Full planning application for

a new link road to the rear of the William Harvey Hospital from the A20 and 207 dwellings together with associated open space, play equipment, landscaping, drainage, infrastructure and earthworks.

15/01550/AS 28 dwellings at Highmead House, Willesborough Lees - Outline planning permission with some matters reserved (layout, appearance, landscaping & scale) for residential development for the retention of Highmead House and the construction of 28 residential units with vehicular access from the A20 (to be either the provision of a priority junction or only an internal access link to a signalised junction if and when constructed on adjoining land to the west, with the closure/removal of the priority junction if constructed).

14/01402/AS Ashford Designer Outlet

6.9. Extension to Designer Outlet Centre, comprising retail and restaurant units, tourist information / visitor unit, associated facilities, and office / centre management accommodation, reconfiguration of existing car park, new car parking spaces, cycle parking, plant, hard and soft landscaping, public realm improvements, landscape works, highway works and other associated works.

6.10. This was granted planning permission by Planning Committee on 17th February 2016, subject to entering into a s278 agreement with Highways England (pursuant to the Highways Act 1980) to make a contribution towards increasing strategic highway capacity through the provision of J10a to the M20 through a deferred contribution.

Other relevant development plan proposals under consideration or granted permission or granted permission but not commenced.

Ref. Status Postal address Decision Expiry Total dw

gain (gross)

14/01091/AS Not started

The Cottage, Kingsford Street, Mersham

17/10/2014 16/10/2017 1

13/01420/AS Complete Flanders House, Kingsford Street, Mersham

02/02/2015 01/02/2018 1

14/01552/AS Under const.

The White Horse Pub, 18 Kennington Road, Willesborough

25/06/2015 24/06/2018

4


Mayfield, The Street, Willesborough

30/06/2015 29/06/2018 1


Lacton Lodge, The Street, Willesborough, Ashford

19/08/2015 18/08/2018

1


40 Bentley Road, Willesborough

27/10/2015 26/10/2018 1


Rear of Summerhill House, Hythe Road, Willesborough

24/02/2016 23/02/2019

5


62 The Street, Willesborough

02/03/2016 01/03/2019 1


Rear of Summerhill

17/07/2014 16/07/2017 12

House, Hythe Road, Willesborough, Kent


Land north of Bower Farm, Bower Road, Mersham

29/02/2016 28/02/2019

8

6.11. This section demonstrates the number and range of developments that

are affected by the current capacity issues and are reliant on the proposed scheme being brought forward; highlighting the strategic importance of the proposed scheme to enable the progression and completion of Ashford’s current and future development, both in terms of designated sites and being able to respond to market requirements. Funding through site-based contributions is already forthcoming from a number of these sites for strategic infrastructure. A number of major development schemes, which offer a range of social, economic and environmental benefits, both depend upon and will contribute to the provision of this scheme.

7. Local Area Characteristics

7.1. This section sets out urban and landscape qualities and Nature Conservation

Sites.

7.2. The applicant’s statement identifies National Character Areas, Kent Downs AONB landscape assessment, and the Kent Landscape Character Assessment 2004.

7.3. There are other documents relevant to the site itself, including ABC’s Landscape Character SPD (2011) which brings together data including a study on Ashford’s hinterland conducted by Studio Engleback (2005), the description of Mersham Farmlands.

7.4. Within ABC’s study, the site itself – Sevington High Fields - is identified as being of low distinctiveness, with weak cultural heritage and ecological value, and a weak sense of place being already interrupted by transport corridors and noise from the M20. However, it has high functionality with long-distance views to the North Downs, with a consequent requirement for landscaping via the introduction of tree belts and linear woodland. The recommendation for the remainder of the Mersham Farmlands area is to restore hedging and landscaping to mitigate the impact of existing strategic infrastructure and, whenever possible, to restore ecological connectivity through restoration of field boundaries. The main scheme will introduce major change to this character area, introducing new elements to the remaining rural farmland, although in the context of existing intrusions, and the councils agree that this would result in a large adverse landscape impact in the construction phase and short-term.

7.5. Particular importance is to be placed on the maintenance of connection between the three churches in the vicinity – St Mary’s at Sevington; St Mary the Virgin at Willesborough; and St John the Baptist at Mersham.

7.6. The adjoining landscape character is defined as follows:

7.7. Upper Stour Valley to the South-West: beyond the CTRL, this area comprises

a significant open floodplain for the Stour River, albeit much altered. Aspirations for this area include the improvement of the river corridor, maintenance of adequate flood alleviation measures, and improvement of green infrastructure.

7.8. Brabourne Lees Mixed Farmland to the North-East: beyond the M20, this

area is judged to have a high degree of distinctiveness, ecological value and functionality, and is highly sensitive. The area adjoining the M20 is defined by undulating farmland with scattered farmsteads; mixed plantation woodlands; sunken and winding lanes bounded by species-rich mature hedgerow; and a series of springs associated with streams.

7.9. Ashford Urban area (Willesborough): beyond the A2070, the Willesborough

area of Ashford is dominated by a mix of residential dwellings in a tight urban environment. The majority of properties are modern red brick semi-detached and detached properties forming a townscape which has evolved over a number of years as seen in the minor variations in architectural style. The street pattern is tightly knit, creating a relatively dense built form. The A2070 currently forms the boundary between the urban edge of Ashford and rural farmland at Sevington and beyond. While the area in itself is reasonably resilient, the Church at Willesborough forms an important visual connection with churches in the villages of Sevington and Mersham to the south-east.

7.10. The landscape character of Mersham Farmlands will experience the

greatest change, with both direct and indirect effect. This landscape is judged to be of moderate value, with a degree of scenic quality as a background setting to St Mary’s Church, Sevington. However, this opportunity could be taken (as is explored below) to establish improved and coherent landscape features – particularly either side of the Aylesford Stream – establishing a sense of place and improved legibility and accessibility to enable a future extension of the Ashford Green Corridor.

8. Local transport patterns and issues

8.1. Barrey Road: Congestion along Barrey Road has been and continues to be

the subject of much debate and complaint from businesses and residents, due to difficulties in accessing the A2070. Reports vary from it taking 25 minutes to 2 hours to get out of Barrey Road with speed of traffic on the A2070 being highlighted as one of the main issues.

8.2. The J10a scheme had previously allowed for signalisation of the Barrey Road junction but this has since been removed – value for money being cited as the reason. Highways England continues to work with ABC and KCC in order

to seek a solution, along with the associated funding, and this is to be progressed outside the current scheme.

8.3. A20 Hythe Road: HGVs and other traffic travelling from the A28 (via the

A2070 Willesbrough Road to connect with J10) will not use the new link to J10a and instead, will opt to travel along the A20 corridor between J10 and J10a. This will increase the vehicle movements and loading on A20, evidenced by the need to strengthen the Swatfield Bridge as part of the scheme. KCC considers that a suitable way forward would be for Highways England to take on maintenance responsibility for the section of A20 Hythe Road between the extent of the Highways England asset at the M20 J10 and the proposed connection of the M20 J10A with the A20 Hythe Road.

8.4. Kingsford Street: There is potential that traffic could divert along Kingsford

Street through to Mersham in order to access the A20. There is KCC and local concern regarding rat running and HGV traffic using an unsuitable route to bypass J10a when there are issues on the strategic network. A solution to this is being progressed outside the scope of this proposal.

9. Designated sites

9.1. There are some notable statutory and non-statutory designated sites for

nature conservation purposes in the vicinity of the application site. The ES recognises those designated sites within a 2km radius of and with habitat linkages to the site. Impacts both during the construction period and ongoing have been noted.

9.2. The ES sets out that the following sites, lying with 2km but further than 500m from the site would have a negligible risk of being affected by the main or alternative schemes, and were therefore scoped out from further assessment:

• Willesborough Lees and Flowergarden Wood SNCI (Medium / County). • South Willesborough Dykes SNCI (Medium / County). • Great Stour Ashford to Fordwich SNCI (Medium / County). • Woods near Brabourne SNCI (Medium / County).

The councils are content with this approach.

9.3. The main areas of impact will be on the following designated sites:

• Hatch Park / Bockhanger Wood SSSI (40m from boundary) • Ashford Green Corridor (partially within boundary) • Highfield Lane / Kingsford Street Junction RNR (partly within boundary)

These are addressed in order of site importance, with Hatch Park SSSI being of high value and protected nationally; Ashford Green Corridor being protected at a county-level; and Highfield Lane RNR benefiting from local protection.

9.4. Hatch Park SSSI comprises unimproved acidic grassland and ancient pollard

woodlands habitats, the latter of which supports an epiphytic lichen community. The woodland habitat is of importance for a variety of species, including beetles and hole-nesting birds, such as nuthatch Sitta europaea, stock dove Columba oenas and three woodpecker species. The SSSI is designated for its acidic grassland and woodland habitat. Hatch Park SSSI is judged to be in high condition in terms of its distinctiveness, cultural heritage, ecology and functionality; and it is highly sensitive to change in terms of its sense of place and tree cover given that veteran trees remain (Landscape Character Assessment, 2005).

9.5. Ashford Green Corridor has formed a significant policy consideration for over a decade, and has been highly successful in enabling the management of the River Stour and combining habitat connectivity with leisure uses. Originally with planning policy backing through the Saved policies of the Borough Local Plan 2000, its aspirations are now better underlined through Policies C18a of the Core Strategy 2008 which outlines its social aspiration, and Policy U21 of the Urban Sites DPD which provides a criteria-based approach to development affecting these areas.

9.6. To support the strategic aims of the green corridor, the Ashford Green & Blue

Grid Strategy (2008) outlines the delivery of this multi-functional wildlife, recreational and cultural network, delivering ecological benefits, flood protection and microclimate control. Mention of this is omitted in the ES, although there is mention on page 30 of this document regarding the Junction 10a proposals which should:

“Create a new greenspace with enhanced public access and nature conservation in association with planned improvements to Junction 10A – plans for the new junction show that an extensive area within the floodplain of Aylesford Stream may be ‘trapped’ between the sliproads associated with the new junction. There is potential to improve public access (pedestrian/cycle) through this area to enhance the landscape and biodiversity of the floodplain. The area has the potential to enhance the landscape setting of Sevington Church and the Waterbrook development.”

9.7. It is noted from the ES that construction of the footbridge over the A2070 will

result in a loss of 0.12ha of broadleaved woodland and amenity grassland habitat. While any loss is regrettable, one of the overall aims of the networked strategy is to ensure permeability and access to nature along a network. This scheme could enable the future expansion of the green corridor beyond its current limit at the A2070 and, given that the extent of loss is limited to a neutral impact, there would be potential for the strategic network to expand subsequently. This could mitigate, to a large extent if done well, the present marginal loss of public open space.

9.8. Potential expansion of the Green Corridor network should not be precluded by this project. To this end, the proposed embankment associated with the Kingsford Street footbridge should be reconsidered; the arable field north of

the Aylesford Stream should be converted to pasture/meadow; and the area around the Aylesford Stream should be given a landscape function and ensure safe public access can be made available. This is in keeping with the guidance offered in the Ashford Green and Blue Grid Strategy (2008).

9.9. Highfield Lane RNR is designated as an area of ecological value under the

Kent Road Verge Project, and administered by the Kent Wildlife Trust. The site supports a diverse range of plant species, such as common broomrape Orobanche minor, wild marjoram Origanum vulgare and great knapweed Centaurea scabiosa. This habitat is of importance for gatekeeper Pyronia tithonis, essex skipper Thymelicus lineola and common blue Polyammatus icarus. During the construction phase, an area of 0.02ha would be permanently lost from the site, representing 29 percent of the total area. This would have a major adverse impact on the site. Proposed mitigation includes habitat planting of 0.08ha immediately adjacent to the area to be lost, thereby ensuring a larger area and potentially offering greater resilience to the site, and resulting in a slight beneficial residual impact.

9.10. The councils would request appropriate species selection, and

process, provided that the reconstituted site provides appropriate connectivity and commuting routes to wider landscape features. Further conversations with the Kent Wildlife Trust may be required to ascertain suitability of the full programme of mitigation to its satisfaction.

9.11. The following protected/notable species were recorded within or adjacent to the development site Table 8.11 (ch. 8) provides an overview of the impact.

• Badgers – active badger sett • Bats - 6 species foraging within the site, confirmed soprano pipistrelle

roost within St Marys Church and evidence of roosting bats at Redbur House

• Breeding Bird survey: Barn owl, 8 priority species (S41 NERC Act), 7 Red List species, 4 Amber listed species

• Dormouse • GCN • Reptiles • Water Voles

10. Conservation and Heritage

10.1. The application area and its zone of influence includes a significant area of archaeological potential associated with multi-period activity in the Stour valley, including early prehistoric potential. Historic digs in the locality have revealed a ditch and linear features east of Highfield Lane; and features associated with the Church of St Mary at Sevington.

10.2. The impacts on archaeological heritage assets are noted in Chapter 6 of the ES. The councils consider that on-site archaeological surveys are insufficient at present, and no schedule of archaeological sites has been produced to date. This should be remedied.

10.3. The councils consider the following designated assets located within

2km of the application site to be of particular significance, in broad order of importance. References as per Figure 6.1 are also provided as available:

10.4. (SM1) Scheduled Monument - Moated site and associated garden

earthworks 460m south east of Boys Hall, Sevington (MM53): This Scheduled Monument includes a rectangular medieval moated site and associated garden earthworks situated on low lying ground on the northern side of the broad valley of the River East Stour.

10.5. (SM2) Scheduled Monument - Medieval Moated Site, Quarrington

Manor, Mersham: This Scheduled Monument is a moated site which includes a well-preserved moat 55m by 35m with an adjoining fishpond on the south-west side as well as the island defined by the moat. Moated sites are generally seen as the prestigious residences of the Lords of the Manor. The moat marked the high status of the occupier, but also served to deter casual raiders and wild animals. While this monument is within the zone of influence of the application site, it is sufficiently removed from the zone of influence that the councils are satisfied that impacts will be negligible.

10.6. (LB1) Listed Building - Mersham, Church of St John the Baptist (grade

I): A Norman church previously existed on this site, which was extended in the 1200s, but this was demolished and rebuilt in the 14th century. The church features an abundance of gables and a short shingled spire. On a tie-beam in the chancel is a medieval carving of a head of Joan the Countess of Kent, who was married to the Black Prince in 1361. The south chapel holds memorials to the Knatchbull family who resided at Mersham-le-hatch. The holy water font has excellent Tudor carvings.

10.7. (LB2) Listed Building - Mersham-Le-Hatch, Mersham (grade I):

Completed in 1766 in a Palladian style, this property features a red brick exterior with a slate roof. It was designed for Sir Wyndham Knatchbull, the owner of the estate. The property was altered in the late nineteenth century by later members of the Knatchbull family. The house stands on a ridge in its parkland, allowing for spectacular views over its deer park which covers 165 hectares. The park was created when the house was built and is used partly for deer grazing, and partly under arable usage. The gardens include many exotic plants and shrubs, and date back to when the house was built.

10.8. (LB3) Listed Building - Mersham Manor, Mersham (grade I): This manor house features an original 14th century hall house with an extension that was added in the mid-1800s. Its main exterior features painted ragstone (white) and red brick dressings. The house is adjacent to a grade II* listed barn also dated to the 14th century that features a ragstone and timber frame.

10.9. (LB4) Listed Building - Sevington, Church of St Mary (grade I) (MM46):

This majority of this church dates back to the 13th century, but has Norman origins. Unusually there is no chancel arch inside as the church is very narrow, reflecting the small congregation it was built for. The tower features two stages and a broach spire which contains four bells. It features a large royal arms fixed to a tie beam in the traditional location, as well as lancet windows with rere-arches, which were a sign of wealth. Some fragments of glass in the windows date to the medieval period. This forms a grouping with Court Lodge (grade II) (MM47), an early nineteenth century red-brick building; and the separate Barn to the north-west of Court Lodge (grade II) (MM13), an aisled timber barn.

10.10. (LB5) Listed Building - Willesborough, Church of St Mary the Virgin

(grade II*) (MM49): A predominantly medieval Church, with an early 13th century nave and tower. A fragment of the original Saxon church survives at the west end of the church, which belonged to St Augustine’s monastery. This church holds a substantial amount of medieval fabric (1200-1400s), and fragments of Anglo-Saxon fabric. Also features Medieval stained glass windows, and 14th century carvings in the chancel.

10.11. (LB6) Listed Building - Willesborough Windmill, Willesborough (grade

II*) (MM48): This white smock mill was constructed in 1869 by John Hill of Ashford Mill-Wright. The octagonal smock mill of white weatherboarding sits on a rectangular brick base of 2 storeys. The windmill produced enough power to turn four sets of mill stones, as well as oat crushing machines. In 1872 a steam engine was added to the mill to keep it working when the wing had dropped. It was restored in 1991 by Ashford Borough Council and is open to the public.

10.12. (LB7) Listed Building - Swanton Watermill, Mersham (grade II*): This

15th century watermill is in full working order. The mill was constructed as part of a 3 bay hall house, housing a mill and wheel in the 2 storey end part. The mill was extended in the 19th century at both the south and east end. The present wheel in the mill was made in Canterbury, and is an unusually size overshot wheel, possessing 42 buckets. The mill is open as a museum.

10.13. (LB8) Listed Building - Quarrington Oasthouse, Mersham (grade II): This circular oast was built during the mid-1800s, consisting of red brick and a plain tiled roof. It possesses two storeys with a gabled roof, which has interestingly now been extended over the roundel truncating it. Three wooden casement windows remain on both floors (unusual), as well as a boarded first floor door with ladder stairs.

10.14. (LB9) Listed Building - The Farriers Arms, Mersham (grade II): This

public house dates from 1606. When it was first built it was used as a farm dwelling, and adjoining stables and a forge were added in 1632. In 1829 William Prebble bought the house and was granted a license to sell ales and ciders. The core of this building is timber framed and the exterior features a catslide to the rear.

10.15. (LB10) Listed Building - The Royal Oak, Mersham (grade II): The

original parts of this building date back to 1592. It was built as part of the Mersham-le-Hatch estate as the gamekeeper’s lodge. It became licensed for the selling of ale in 1723- becoming a public house. The building was then renamed ‘Royal Oak’. The house features an original hall house layout, with a timber frame core.

10.16. This should this include mitigation measures being put forward for

Sevington Church and the manor complex of Sevington. Details of the impact and mitigation for the setting of Sevington Church, other designated heritage assets affected by the scheme and historic landscape features (such as hedgerows and lanes) need to be formulated in consultation with Historic England, district and county conservation officers and the County Archaeologist. Mitigation to limit detrimental impact on the Sevington Church needs to be timely, robust and appropriate. Changes and construction to accommodate the new bridge and new access arrangements need to be in place as soon as possible – integrated into the earliest phases of construction works, not an end phase. HE needs to provide Historic England and the County Archaeologist with a robust mitigation method statement and programme for Sevington Church. Historic England and the County Archaeologist will need time and resource to comment on draft mitigation strategies for Sevington Church and the wider programme of archaeological mitigation.

10.17. Historic England has been working with Highways England on the

footbridge and ongoing use of Sevington Church as well as mitigation to soften the visual impact from the scheme. These measures should be included in any S106 or obligations section.

Figure 1: Select Significant Heritage Assets within the site search area

11. Socio-economic matters

11.1. ABC is satisfied that a social and economic case has been produced and its overall approach is appropriate. The Land Use and Economic Development Report (Appendix 13.1) provides a good summary of the critical importance of J10a on the regional and local economy. The report highlights critical points of economic dependencies on the junction and provides what appears to be a sound model for economic impact. There could be more qualitative detail included in the report but we do not feel this undermines the overall outcome of the report.

11.2. The report makes reference to the number of strategic documents and independent reports that highlight the role of a new junction in serving the M20 growth corridor and to serve Ashford and the surrounding area, including the Ashford Borough Council Strategic Employment Options Report, Kent and Medway’s Growth without Gridlock and the South East Local Enterprise Partnership (SELEP), Kent and Medway Growth Deal and Strategic Economic Plan. The report reflects the strategic importance of a new junction in supporting economic growth as highlighted by ABC, KCC and SELEP.

11.3. The Economic Impact Assessment includes both a quantitative assessment using the TEAM Model and a consideration of further qualitative impacts. This approach seems appropriate. Paragraph 6.1.2 states that the economic impact assessment was produced in August/September 2015, the report and impact assessment has been updated in May 2016 to include the changes in the latest planning application for Stour Park (14/00906/AS, see above) but no changes were made to phasing or construction impacts. It is accepted that any economic model is a reflection of a moment in time and the timing of the work does not undermine the overall conclusions of the assessment.

11.4. Section 6.2 considers the impact on jobs figures both from directly

resulting construction jobs and creation through resulting development using the TEAM Model. It is accepted by the report that the development construction costs used in the model were only broad estimates available at the time (September 2015 and May 2016) and refinement of these costs would come as planning permissions and design certainty are known. An assessment of the availability of construction labour within the Ashford market is given at Paragraph 6.4.5 however consideration of the pressures of additional Ashford construction projects are not taken into account in this report. Developments that could put pressure on a local construction labour market include but are not limited to Chilmington Green, Ashford Commercial Quarter, Victoria Way East and West, Elwick Place. Had this been taken into account the report may have highlighted an even stronger benefit to the wider Kent jobs market.

11.5. Paragraph 6.4.10 fully articulates the reliance of the delivery of Stour

Park on the delivery of J10a and the interdependence of these sites. Paragraph 6.4.6 states that employment at Waterbrook has also been worked into the model using a composite multiplier effect.

11.6. Paragraph 6.4.15 sets out a broad range of other qualitative economic

impacts of the junction. It states that these have not been quantified as part of this report. Considering the location and scale of the junction this section could also include the impact of increased occupancy rates at Ashford Retail Park, Sevington Industrial Estate and Waterbrook. It also impacts positively on the employment spaces and community facilities created as part of Chilmington Green and Finberry.

11.7. Greater emphasis could certainly have been placed on J10a’s

significance to the wider regional economy and wider local economy, but the councils support the report’s findings. Specifically endorsing the report’s emphasis on Stour Park’s reliance on the provision of the junction, and

supporting the case (as per adopted policy documentation) for the scheme to unlock transportation for growth.,

11.8. The issue of the loss of the public open space of the Green Corridor

has been addressed above in terms of its designated status, although it should also be perceived as a social and community matter. This is mitigated somewhat in a future potential for expansion of this network; and the approach is DDA-compliant.

11.9. Additionally, further work is needed to assess the impacts of the

scheme, including its construction phase and beyond, to establish the extent of its impacts on the Pilgrims Hospice, to the north of the application site, as a particularly sensitive receptor for those receiving palliative care.

12. Consideration of the impact of the proposed provisions and requirements

within the draft Order (i.e. the scheme) in respect of all of the above 12.1. The draft DCO sets out provisions for protection and mitigation

throughout the construction of the development, as well as for the scheme itself. At present, KCC and ABC are not content that the draft DCO sufficiently ensures adequate protection and are progressing this with HE and through the Examining Authority separately.

13. Development consent obligations and their impact on the local authority’s area 13.1. There are currently no development consent obligations for this

development. 14. Conclusion

14.1. The guidance on LIRs recommends that a view is given by the Local

Planning Authority of the relative weighting between the social, economic and environmental issues associated with the proposal and the impact of the scheme on them. This includes consideration of employment, local services and associated development.

14.2. The proposal itself would create employment through its construction, and would, through the additional capacity provided, enable development and growth, particularly in south Ashford. This would achieve a significantly positive impact on employment, allowing the Local Authority to achieve delivery of its long-term plans, and would contribute positively to the ongoing regeneration of the town.

14.3. In terms of social and economic impact, the benefits of enabling the

provision of employment, housing and leisure schemes can only be seen as positive and, in addition, it would expand the ability of the co-location of medical facilities on the regionally-important hospital site close to the

northern part of the site. Having said this, there is a clear need for further survey work to explore the cultural heritage potential on site.

14.4. In terms of environmental impact, while there will be some loss of

designated nature conservation sites of county and local importance, and further work has been recommended in KCC/ABC comments, overall the scheme offers clear potential for the expansion of nature conservation and accessibility through consolidating and extending the Green Corridor network in particular. In addition to this, there is potential to address air quality concerns around the existing Junction 10 through releasing road capacity to overcome stationary traffic.

14.5. On balance, therefore, it is considered that social and economic impact

of the scheme is positive, while there is a neutral and, ultimately, slightly beneficial environmental impact of the proposal. The delivery of this scheme has been given significant weight through the testing and examination of the strategic principles of Ashford’s local planning policy – in particular the Core Strategy (2008) and the Urban Sites DPD (Oct 2012). In principle, therefore, both ABC and KCC support the provision of the new junction put forward in this proposal.

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