development framework document

8/3/2019 Development Framework Document

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Hillborough, Herne BayAugust 2009

Proposed Sustainable Urban Extension

DEVELOPMENT FRAMEWORK DOCUMENT



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ProPosed sUsTAINABLe UrBAN eXTeNsIoN


Contents

1.0 Introduction and Background 4

2.0 Planning Context 6

3.0 Why Hillborough/Herne Bay? 10

4.0 The Options for Herne Bay 14

5.0 Technical Studies & Consultation Responses 18

6.0 Design Principles and Masterplan 20

7.0 Deliverability of the Site 24

8.0 The Way Forward 25

D E V E L O P M E N T F R A M E W O R K D O C U M E N T

T E C H N I C A L A P P E N D I C E S

APPeNdIX 1. Preliminary (Highways) Appraisal, June 2009 - Colin Buchanan

APPeNdIX 2. Ecology and Development, September 2009 - Tom La Dell

APPeNdIX 3. Quantitative Employment Land Assessment, June 2009 - Colin Buchanan

APPeNdIX 4. Archaeological Desk Based Assessment - Swale and Thames Archaeological Survey Company



4

1.0 Introduction and Background

This document has been prepared on behalf of Kitewood Investments Ltd, and sets out the principles behind the promotion of a

sustainable urban extension at Hillborough, Herne Bay.

Canterbury City Council is presently in the process of preparing its Local Development Framework including its CoreStrategy. This document seeks to inform that process and demonstrates the suitability of the site as a strategic

development opportunity at Herne Bay. The site will contribute and deliver signicant benets to Herne

Bay and contribute towards delivering Canterbury City Council’s housing requirement and employment

needs to 2026.

Herne Bay is a sustainable and attractive coastal settlement to live and work, and is second

only in size to Canterbury within the District. Whilst Canterbury is acknowledged as being the

principal location for future development, Herne Bay, and to a lesser extent Whitstable play an

important and vital role in supporting the delivery of housing in the District. Strategic development

is necessary in sustainable settlements within the District in addition to Canterbury, to meet the

needs of those settlements and provide a suitable spatial distribution of housing. In order to

demonstrate this, the document uses data that has been extrapolated from Experian which

utilises ONS data. Experian is a global leader in providing value-added information solutions to

organisations and consumers. Experian provides information, analytics, decision-making solutions

and processing services.

The site is approximately 77ha and was previously promoted in the Canterbury Local Plan (July 2006)

review process and has historically been promoted as far back as 1991 where it was considered by the District

Council as a potential mixed-use development allocation. Since that time, a number of nearby sites have comeforward for development either as employment or residential sites. These developments demonstrate the potential

for the Hillborough area in delivering further mixed-use development at Herne Bay.

The site continues to represent a potential sustainable urban extension on the edge of an existing

urban boundary. The site will contribute signicantly to:

• Meeting the strategic employment and housing requirements in Herne Bay specically and the District generally;

• Provide for much needed Affordable Housing in Herne Bay and a range in house types;

• Provision of enhanced social and recreational opportunities including bringing into public use a currently private space;

• Potential improvement to Public Transport including new bus route;

• Improvements to existing Rail Bridges;

• A new neighbourhood centre including retail and community uses;

• A site for a new school;

• Enhancing the vitality and viability of the town itself; and

• Reducing the pressure of development on the edge of Canterbury.

The site is suitable for a mixed-use allocation in the emerging Core Strategy and presents a good opportunity to provide for a

sustainable development to support the wider objectives of the Development Plan in Canterbury.

The ProPosed New CommUNITy


s I T e C o N T e X T P L A N

• Site location - eastern side of Herne Bay

• 2.5km from town centre/retail core (13 min cycle and 31 min walk)*

• 3km from railway station (15 min cycle and 38 min walk)*

• Within 1km from coast, local centre, local health centre and primary

school (5 min cycle and 13 min walk)*

• Enclosed by residential development to north and east, by employment

to south east and A299 Thanet Way to south

• Close to two junctions of A299

• Integration with existing community

* distances are approximate and have been measured from the centre of the Site (the Kent

Design Guide: “1km equates to 5 minutes cycling and a 12.5 minute walk)



5



1.0 Introduction and Background

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6

2.0 Planning Context

IntroductionThe Development Plan for the site comprises the South East Plan (May 2009) and Canterbury District Local Plan First

Review (July 2006). The South East Plan has replaced RPG9 and the Kent and Medway Structure Plan.Canterbury City Council’s emerging Local Development Framework (and associated documents), and Canterbury

District’s housing land supply position are also r eviewed in this section. Finally this section summarises the implications

of adopted and emerging planning policy and the housing land supply position on the Hillborough site.

National Planning Guidance

PPS1 and PPS3 emphasise the Government’s objectives in seeking to achieve a step-change in terms of housing

delivery, and Draft PPS4 continues such objectives in respect of economic prosperity and the role of mixed-use

developments as part of a holistic approach to delivering sustainable development. PPS12 sets out what Spatial

Planning is, and how LPA’s should implement the Local Development Framework System. A key requirement and

theme throughout PPS12 is the need for LPA’s to focus on housing delivery.

PPs1: dliving sutainabl dvlpnt (Janua 2005)

PPS1 provides an overview and general statement of the Government’s objectives for the planning system and

outlines sustainable development as the core principle underpinning planning. It emphasises that planning should

facilitate and promote sustainable and inclusive patterns of urban and rural development by:

• Making suitable land available for development in line with economic, social and environmental objectives to

improve people’s quality of life;

• Contributing to sustainable economic development;

• Ensuring that development supports existing communities and contributes to the creation of safe, sustainable,

liveable and mixed communities with good access to jobs and key services for all members of the community;

• create high quality and new opportunities for people, especially via mixed-use developments in locations where

the linkages between different uses can create more vibrant places;

• provide for improved access to jobs, health, education, shops and open space;

• bring forward sufcient land, of suitable quality in appropriate locations, to meet the expected needs of

housing and commercial developments – whilst having regard to accessibility, sustainability and infrastructure

requirements.

PPs3: huing (Nvb 2006)

PPS3 sets out the Government’s objective towards the provision of housing and seeks to ensure that everyone has

the opportunity of a decent home (para 9). PPS3 encourages local planning authorities to provide wider housing

opportunities and choice, and a better mix i n the size, type and location of housing than is currently available, with

good access to jobs, key services and infrastructure (para 10).

In seeking to identify suitable locations for development, para 36 indicates that the Government’s policy is:

• to nd sites that have good access to jobs and key services;

• make efcient use of land, infrastructure and available public and private investment;

Paragraph 38 of PPS3 states that ‘LDD’s should set out a strategy for the planned location of new housing which

contributes to the achievement of sustainable development’. Criteria for broad locations and site specic include:

• The spatial vision for the area;

• Evidence of current and future levels of need and demand for housing and availability of sites;

• Contribution to cutting carbon emissions by focusing new development in sustainable locations with good

access to public transport;

• Options for accommodating new growth taking into account opportunities and constraints;

• Accessibility to local facilities, infrastructure and services; and,

• The need to develop mixed, sustainable communities across the wider Local Authority area as well as at

neighbourhood level.

daft PPs4: Planning f Ppu ecni (ma 2009)

Draft PPS4 was published in May 2009 and seeks to combine various strands of planning policy related to the economy

into one document, bringing together PPS4, PPS5, PPS6 and parts of PPS7. The draft PPS focuses on the need to

prepare an evidence base to understand and respond to existing business, leisure and retail needs and to prepare

Local Economic Assessments. This evidence base should underpin development plans and should understand the

economic markets, the broad need for land for economic development and taking account of areas of deprivation

and deciencies.

The objectives of draft PPS4, are set out as to:

• achieve sustainable growth;

• deliver more sustainable patterns of development and respond to climate change;

• promote high quality and inclusive design, improving the quality of the public realm and open spaces;

• improve accessibility and provide alternatives to car use; and,

• promote the vitality and viability town and other centres as important places for communities and ensure that

they are economically successful recognising that they are important drivers for regional, sub-regional and local

economies.

PPs12: Lcal spatial Planning (Jun 2008)

PPS12 sets out what spatial planning is, how it benets communities and identies the key ingredients of spatial plans.

One of the key messages taken from PPS12 is the requirement for LPA’s to focus on the need for housing delivery. In

relation to housing, PPS12;

• ensures that the necessary land is available at the right time and in the right place to deliver the new housing

required;

• orchestrates the necessary social, physical and green infrastructure to ensure sustainable communities aredelivered; and

• provides the basis for the private sector facilitating of affordable housing.

Spatial planning is also critical in relation to economic growth and regeneration by:

• providing a exible supply of land for business and identifying suitable locations;

• ensuring business is drawn to the area by providing an attractive environment and a sufcient workforce well

housed and able to access employment opportunities easily and sustainably;





7

Sub Regional Policy eKA4: Uban rnaianc f t Catal Tn states in part:

Supporting paragraphs 18.33 and 18.34 of the SEP relate to employment Policy EKA6. The paragraphs summarise

that ‘the amount of employment land provided in East Kent should be generous where growth is concentrated and

where the local economy is most urgently in need of regeneration’. The paragraphs continue that ‘some major sites

in East Kent and Ashford have been slow to develop and that recent business investment has been by established

rms that are not located on major business sites. There is therefore a need to consider not only land primarily for

business use, but to provide more widely for new employment locations’.

The site is considered to fully accord with the SEP’s objectives in seeking a commensurate level of residentialdevelopment in Herne Bay whilst also providing for a strategic employment location. The increase in Altira Business

Park would support the increase in residential growth of Herne Bay and deliver employment opportunities to support

the towns viability and vitality. The level of residential and employment growth proposed is considered suitable for

Herne Bay and would support the role of Canterbury as the Regional Hub.

The Kent & Medway Structure Plan 2006

The Kent & Medway Structure Plan (KMSP) has been superseded by the South East Plan.

Canterbury District Local Plan First Review

Herne Bay is shown at inset 3 of the Proposals Map. The strategic site at Hillborough is outside, but immediately

adjoins, the Urban Area Boundary. The site is white land, i.e. it is not subject to any specic designation. Unlike other

areas adjoining Herne Bay, the site is not shown to be at risk from ooding or designated as green gap.

The Local Plan seeks to focus housing development on allocated sites and on other non identied previously

developed land within urban areas. A reserve housing site on land adjoining Richmond Drive, Beltinge (Herne Bay)for 40 dwellings up to 2011 is allocated, but is only to be released if required. This site lies immediately to the north of

the Hillborough site and is controlled by Kitewood.

There are other allocated sites in close proximity to the Hillborough site, including at Hillborough Farm/Metric both

of which are being developed by Kitewood’s housing company ‘Octave Homes’. The completed development will

provide a bypass for Hillborough village.

• bringing in private funds through incentivising, promoting and coordinating investment by the private sector;

• providing a robust basis for making bids for public funds and for assembling land for projects; and

• providing a robust basis for assessing the need for, and providing supporting infrastructure and natural

resources for economic development.

PPS12 also states that Core strategies may allocate strategic sites for development. These should be those sites

considered central to achievement of the strategy. Progress on the core strategy should not be held up by inclusion

of non strategic sites.

PPS12 (p20) sets out the concept of ‘soundness’.

The site accords with the above National Planning Guidance as it is located in a sustainable location with good

access to existing infrastructure and facilities. The proposed mixed-use of the site will deliver both residential and

employment provision and integrate new and existing communities in accordance with the national aims and

objectives. The proposed development is deliverable in terms of infrastructure provision and also provides for the

exibility for development across the district.

The South East Plan (May 2009)

The South East Plan was adopted in May 2009. Canterbury City is identied within the Plan as one of 22 Regional Hubs

across the South East region where new housing development and economic activity is to be located in areas close

to or accessible by public transport.

The prime focus for development across the South East should be at urban areas or adjacent to urban areas with 60%

of all new development to be on previously developed land. In addition, the plan seeks to address the extensive

regeneration needs of a number of areas including East Kent and Ashford.

The whole of Canterbury District including Herne Bay is located within the East Kent and Ashford Sub Region.

The SEP sets the regional and local housing requirement for the period 2006 -2026. The SEP has set Canterbury District

an annual target of 510 dwellings per annum or 10,200 units from 2006-2026. Canterbury City Council is required

to deliver this level of housing in accordance with the general policies of the plan via the preparation of the City

Council’s LDF.

Whilst the SEP sets the main focus for development to be located towards the Regional Hub of Canterbury, it does

provide for policies that ensure that other towns and villages in the area can remain vibrant and active. Employment

uses of a suitable scale and character and that a broad balance between new housing and new jobs will also be

sought.


To be “sound” a core strategy should be JUSTIFIED, EFFECTIVE and

consistent with NATIONAL POLICY.

“Justied” means that the document must be:

• founded on a robust and credible evidence base;

• the most appropriate strategy when considered against the

reasonable alternatives;

“Effective” means that the document must be:

• deliverable;

• exible;

‘Local Authorities and development agencies will work together to encourage new economic impetus

throughout the coastal towns including the following:

i. regeneration measures will create high quality urban environments within the coastal towns.

vii the smaller towns of Deal, Faversham, Herne Bay and Whitstable should develop stronger local service

functions and mixed employment uses of a scale and character suitable to their size.

A broad balance between new housing and new jobs will be sought at each urban area at a level commensurate

with the size and character of the town.’





8

The Previous Promotion of the Hillborough Site

The Hillborough site was promoted at the Local Plan Inquiry into the First Review of the Canterbury District Local Plan.

The Hillborough site was rejected by the Local Plan Inspector, in his report of June 2005, as he considered there to bean absence of real need for any development on the land in the plan period, i.e. up to 2011.

The Local Plan sought to allocate sites under circumstances that have now signicantly altered: for example, the

period of the plan was to 2011 whilst the Core Strategy will run to 2026; the number of dwellings to be provided was

signicantly fewer than will be required in the Core Strategy; the acknowledged need for a step change in the

housing requirements across the South East including in Canterbury District; and, the current economic downturn.

There are compelling reasons to reconsider strategic development at Hillborough including:

• The positive role that it could play in assisting with the regeneration of the town;

• How it could meet the specic needs of Herne Bay and help deliver the signicant amount of new developmentrequired by the South East Plan; and:

• The dangers of concentratingall strategic development in and around Canterbury in terms of limiting exibility,opportunity, choice and delivery in the housing market and restricting development that would boost the

economy of coastal towns such as Herne Bay.

Emerging Local Development Framework The Local Plan is relatively up to date and therefore the Local Development Framework (LDF) is at an initial stage. The

key document is the Core Strategy through which strategic developments, such as the opportunity at Hillborough,

would be promoted. The latest timetable for the Core Strategy, as at August 2009, is set out below. This submission is

made to assist in this process. The promoters of the site wish to work with all parties to formulate a mutually supportive

proposal.

LDF Document LDF St age o f P reparation Dat e/Co mments

Core Strategy Options Document (Reg 25) November 2009

Preferred Options July 2010

Submission Summer 2011

Examination Late 2011

Inspectors Report Spring 2012

Adoption Summer 2012

Herne Bay Action Area Plan

A Herne Bay Area Action Plan is under preparation and was consulted upon prior to submission to the Secretary ofState. This Action Plan deals with central Herne Bay and considers themes to regenerate and attract investment into

the town. Development at Hillborough is outside the scope of the AAP, but could be complimentary to the AAP’s

objectives. The peripheral development of this site will naturally enhance the economy of the Town Centre by virtue

of increasing the critical mass and sustaining the level of population in Herne Bay. This will ensure the vitality and

viability of the Town Centre remains and strengthens in future years.

A Developer Contribution SPD is also proposed for consultation in Spring 2010. This will set out the contributions/

infrastructure that new development is expected to deliver.


The site would go someway to achieving the aims and objectives of the Herne Bay Area Action Plan. For example

table 2 below sets out the current and future expenditure per person for retail goods in Herne Bay to 2031. As can beseen the projected retail expenditure per person is predicted to increase over time.

Tabl 2: Cnvninc an Cpain expnitu Fcat (p a)

Table 3 demonstrates the expenditure forecast from the site up to 2026 (700 dwellings) and up to 2031 (1,200

dwellings). Based on an average household size of 2.3 people, the population expenditure forecast (2026) would

be a total spend per annum of £2,892,554 for convenience goods and £9,675,813 for comparison goods from the

population of the site. This increases to £5,134,665 for convenience goods and £20,769,647 for comparison goods if

the overall site yields 1,200 units by 2031. This is a signicant factor when considering the future housing allocation at

Herne Bay and would support the aspirations and objectives of the AAP.

Tabl 3: Tt al Cnvninc an Cpain G expnitu Fcat

Convenience Goods Retail Expenditure Comparison Goods Retail Expenditure

2007 2021 2026 2031 2007 2021 2026 2031

(£000) (£000) (£000) (£000) (£000) (£000) (£000) (£000)

1,683 1,735 1,796 1,860 2,970 4,799 6,009 7,525

Y ear No. o f Dwell ings Househo ld S ize P opulat io n Convenience Compari so n

Goods (£) Goods (£)

2026 700 2.3 1,610 2,892,554 9,675,813

2031 1,200 2.3 2,760 5,134,665 20,769,647

Tabl 1: LdF Titabl

SOURCE: Experian Expenditure Report

NOTES: 2007 gure provided by Experian includes Special Forms of Trading

Ultra-long term growth rates taken from Experian Retail Planner Brieng Note 6.0 as follows:

convenience goods: 0.70 %

comparison goods: 4.60 %

Special Forms of Trading deducted from 2021, 2026 and 2031 gure as follows:

2021 convenience 6.5 comparison 13.9



SOURCE: No. of dwellings in 2026 and 2031 are BW estimates

Household size is a BW estimate based on Experian Data

Convenience and Comparison Goods gures taken from Table 1, multiplied by population





9


sua• DevelopmentinCanterbur yDistrictistobefocusedonpreviouslydevelopedlandintheprincipalurban

aa, i.. Cantbu, hn Ba an wittabl;

• CanterburyisidentiedasaRegionalHubintheSouthEastPlanandwillbeexpectedtodeliverahighlvl f tatgic vlpnt;

• T seP al nu t Catal Tn ain vibant an a apptin a uitabl lvl f huingan eplnt allcatin;

• RegenerationofHerneBayisakeyaimofplanningpolicyandanAreaActionPlanisbeingpreparedt lp liv gnatin;

• ThesiteisconsideredtosignicantlycontributetoachievingtheaimsandobjectivesoftheSEPandt AAP;

• FocusingallstrategicdevelopmentinCanterburywillnotdirectlyassistinregeneratingHerneBayort t n f hn Ba, f xapl in t f affabl uing, cnic gt f t TnCnt an utaining it cnic viabilit;

• TheSouthEastPlanemphasiseshousingdeliveryacrosstheSouthEast;

• ArangeofsitesacrosstheDistrict,includingstrategicgreeneldsites,arerequiredintheCoreStrategytobringchoiceandopportunitytothehousingmarketandexibilitytothedeliveryofhousingwithint ditict; an,

• Landat Hillborough iswellplaced intermsof theexistingbuiltformof Herne Bay, isrelativelyuncntain in nvinntal t an i ll lcat t t tatgic a ntk an cntlbuilt an pitt plnt vlpnt an ul cplnt t gnatin f hnBa.

Strategic Housing Land Availability AssessmentA Strategic Housing Land Availability Assessment (SHLAA) is also being prepared as a key background document

to the LDF. Canterbury City Council is basing its methodology for its SHLAA on the Protocol for Kent and Medway

(September 2008) released by Kent County Council. This guidance seeks to ensure continuity between the Local

Authorities in Kent when preparing their SHLAA’s and determining the deliverability of sites for redevelopment. It

is designed to complement the national guidance on the production of SHLAA’s and provide an over-arching

framework in Kent and Medway, but accepts that each LPA will determine the scope of its own SHLAA under para.

25 of the CLG guidance.

The City Council invited the submission of sites to be considered in the SHLAA and the deadline for submitting sites

closed on 30 September 2008. The Council will be using the guidance to assess the suitability, availability and

deliverability of sites and it is envisaged that all the sites will be assessed by early Summer 2009 and the report

published in December 2009. The Hillborough site has been submitted to the Council for consideration in the SHLAA.

This document being an elaboration and enhancement of the original SHLAA Submission.

Housing Requirement 2006 - 2026

• The SEP requires CCC to deliver 10,200 units between 2006 - 2026 (510pa).

• Between 2006 - 08 there were a total of 1,922 completions in the District.

• This means that a total of 8,278 units are required to be completed for the remainder of the plan period

(460pa).

• In the Annual Monitoring Report (December 2008), CCC considers 3,924 units will be delivered through existing

allocations and extant permissions.

• This leaves a total of 4,354 units required to be allocated within the District in the emerging LDF.

Notwithstanding the identied requirement to allocate approximately 4,300 units in the emerging LDF and whilst

previous completions have been healthy against requirements and projected completions appear healthy, the

following has to be taken into account:

• Completions are very unlikely to match annual requirements in the current economic climate; and,

• Projected completions for years 2009/10 (1,106) and 2010/11 (1,692) look very optimistic compared with historiccompletions and particularly optimistic in the current climate where the severity and length of the economicdownturn is unknown. Accordingly, a higher number of allocation sites is expected if the existing commitments

are not delivered and housing targets not met.





10

3.0 Why Hillborough / Herne Bay?

Herne BayHerne Bay is an important town within Canterbury District. Whilst the main focus for future development is to be located

in Canterbury, which is identied as a Regional Hub in the South East Plan, it should not preclude development at

Herne Bay. It is important that a proportion of the overall housing requirement is delivered outside of Canterbury City

to ensure that the overall growth can be successfully achieved without detriment to Herne Bay itself.

A number of towns situated along the north Kent Coast have historically required signicant regeneration, but have

seen a recent trend in upward investment and Herne Bay is no exception. This has led to an improvement in the

vitality and viability of the town. It is essential to continue this upward trend particularly in a period of economic

uncertainty and ensure that a good supply of housing, that is both suitable and available, is delivered in this location.

This ensures that there is a choice of housing in a place where people want to live and sustains a viable critical mass

of population at Herne Bay. This is a key objective for the Government. Focusing all strategic housing development

at Canterbury risks undermining the recent and planned improvements to Herne Bay and could further widen the

difference in economic performance between Canterbury and Herne Bay.

Figure 1 demonstrates the current Index of Multiple Deprivation of Canterbury District. The information has been

sourced from the latest Experian Data. Figure 1 identies the Wards that constitute Herne Bay (Greenhill and Eddington,

Herne and Broomeld, Heron, Reculver and West Bay) and demonstrates how each ward performs against each

other, Canterbury District, Kent and the National average. The IMD is made up of the following factors:

• Barriers to Housing and Services,

• Health and Deprivation,• Crime and Disorder,

• Living Environment,

• Income,

• Skills and Training, and

• Employment and Education.

Development of employment, and good quality housing would assist at reducing the existing deprivation in Herne

Bay.

F I G U r e 1

HERNE BAY

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0 - 20% (Most Deprived)

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Application Site

Canterbury Average = 56%Kent Average = 57%Herne Bay Average = 51%

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11


HillboroughThe site is situated to the east of Herne Bay and is bound to the north and east by residential development and

commercial development to the west. The site extends southwards over the railway line to the A299 Thanet Way.

The site is approximately 1.5km from the Town Centre and 3km from the railway station. A number of local shops and

services are located on Ruculver Drive, Beltinge to the north of the site. As such, it is considered to be sustainable

site adjoining the dened urban boundary of Herne Bay. The development of this site will round off the only pocket

of land left north of the railway line and create a dened eastern boundary to Herne Bay.

The site is well placed in transport terms being l ocated close to the railway station and vehicular access onto the

A299. The site can also be accessed via more local pedestrian accesses or Bus only routes and results in an overall

reduced impact on Herne Bay.

Growth of Herne BayTabl 4: etiat Natual Ppulatin Inca

Table 4 demonstrates that:

• Estimated population in 2007 for Canterbury District is 147,077 people and for Herne Bay its 38,424 (i.e 26.1% of total

population).

• The population of Herne Bay (38,424) is comparable to Canterbury City (42,938), a difference of 4,514 people (see

g 2)

• Estimated number of households in Herne Bay for 2007 is 16,445 units which equates to 2.3 people per household

(38,424 \ 16,445 = 2.3).

• Estimated natural population increase for Herne Bay to 2027 is 44,807 (i.e. increase of 6,383 people).

• Assuming 2.3 people per household the potential household increase required to accommodate the estimated

natural population growth is 2,775 units.

A key objective for Herne Bay in the adopted Local Plan is to improve the employment and leisure opportunities.

This has attempted to be achieved in the Local Plan by the allocation/approval of a number of new employment

opportunities, such as Altira Business Park (adjacent to this site). However, the Local Plan has a plan period up to 2011

and the emerging LDF needs to plan to 2026.

This site is best placed to increase this employment opportunity and is the natural growth to the Altira Business Park.Furthermore, the site is also considered the natural growth for the town’s residential housing being adjacent to existing

area of Beltinge and Hillborough.

The site is signicant in size and this brings with it benets that a large number of smaller sites around Herne Bay could

not deliver (such as provision for a new primary school). Furthermore, the likelihood of delivery is greater and the

overall master plan and concepts can be delivered rather than ‘ad hoc’ inll developments around Herne Bay. The

size of the site allows for the delivery of growth to be phased in accordance with a comprehensive masterplan. This

provides for exibility in the delivery of growth, which is important given that the Core Strategy will run to 2026.

Population Comparison of Canterbury City, Herne Bay and Whitstable in 2007 and 2027

42,938

55,782

44,807

33,998

38,424 38,464

0

10,000

20,000

30,000

40,000

50,000

60,000

2007 2027

Experian Population Estimates

N u m b e r o f P e o p l e

Canterbury City (Wards)

Herne Bay (Wards)

Whitstable (Wards)

F I G U r e 2 - P o P U L A T I o N P r o J e C T I o N s

Canterbury

City (Wards)

Herne Bay

(Wards)

Whitstable

(Wards)

Canterbury District

Population Estimate 2007 42,938 38,424 33,998 147,077

Household Estimate 2007 17,688 16,445 14,851 61,294

Population Projections 2027 55,782 44,807 38,464 177,204(2007 Experian Ltd)





12


Justication of Housing in Herne BayGiven that the increase in population at Herne Bay is set to rise by approximately 6,383 people (2,775 households),

it will be necessary to provide housing and employment opportunities for those future residents. It is estimated that

a development of 1,200 units would generate a population yield of approximately 2,760 people. This is based on

an average of 2.3 people per household. Whilst the strategic development would not provide sufcient housing

for all the estimated population growth, it would signicantly contribute towards meeting Herne Bay’s estimated

population growth, as well as delivering the associated community infrastructure required.

Furthermore, the South East Plan allocates 10,200 units to Canterbury District. This gure is based upon a number of

factors including population increases, past housing completions and employment opportunities and a signicant

underlying need for an increase in housing.

.

LONDON

BRIGHTON HOVE

CHICHESTER

DEAL

EGHAM

HYTHE

DOVER

EPSOM

ASCOT

LEWES

ESHER

HAYES

MARLOW

PINNER

SLOUGH

HORLEY

WOKING

BUSHEY

MORDEN

PURLEY

SUTTON

BARNET

ILFORD

RAINHAM

ASHFORD

FARNHAM

LANCING

CROYDON

HORSHAM

REDHILL

HOCKLEY

ASHFORD

CHATHAM

MARGATE

CRAWLEY

DORKING

HAMPTON

BARKING

FELTHAM

BROMLEY

ENFIELD

ROMFORD

EDGWARE

WEMBLEY

WINDSOR

UXBRIDGE

TADWORTH

COULSDON

HASTINGS

HOUNSLOW

BENFLEET

LOUGHTON

ROCHFORDRAYLEIGH

AMERSHAM

BASILDON

WICKFORD

RAMSGATE

HASSOCKS

WORTHING

DAGENHAM

CHIGWELL

DARTFORDRICHMOND

CATERHAM

CHERTSEYSURBITON

SOUTHALL

HASLEMERE

SANDHURST

BRACKNELL

BRENTWOOD

SHEERNESS

TONBRIDGE

WESTERHAMSEVENOAKS

MAIDSTONE

FAVERSHAM

HERNE BAYROCHESTER

GRAVESEND

GODALMING

GUILDFORDALDERSHOT

UPMINSTER

BRENTFORD

NORTHWOOD

MAIDENHEAD

BILLERICAY

FOLKESTONE

WHITSTABLE

EASTBOURNE

PEACEHAVEN

PULBOROUGH

TEDDINGTON

FARNBOROUGH

CHISLEHURST

BROADSTAIRS

LEATHERHEAD

BOREHAMWOOD

POTTERS BAR

LEIGH-ON-SEA

BEACONSFIELD

HIGH WYCOMBE

BURGESS HILL

BOGNOR REGIS

WEST WICKHAM

CANVEY ISLAND

SITTINGBOURNE

LITTLEHAMPTON

RICKMANSWORTH

WALTHAM ABBEY

SOUTH OCKENDON

GERRARDS CROSS

HAYWARDS HEATH

EAST GRINSTEAD

TUNBRIDGE WELLS

SHOREHAM-BY-SEA

IVER

OXTED

COBHAM

RADLETT

ARUNDEL

BAGSHOT

ASHTEAD

STEYNING

HENFIELD

MIDHURST PETWORTH

HINDHEAD

GODSTONE

CRANLEIGH

LINGFIELD

EDENBRIDGE

FOREST ROW

WARLINGHAM

INGATESTONE SOUTHMINSTER

WEST BYFLEET

BILLINGSHURST

VIRGINIAWATER

ABBOTS LANGLEYGREAT MISSENDEN

STANFORD LE HOPE

BURNHAM-ON-CROUCH

Levels of Commuting fromHerne Bay Study Area (Wider Context)

Copyright Experian Ltd, Navteq 2007. Based upon Crown Copyright material.

Commuter Count

0 - 5 0

51 - 150

151 - 300

301 - 700

701 - 12,000

HerneBayStudyArea

LONDON

BRIGHTON HOVE

CHICHESTER

DEAL

EGHAM

HYTHE

DOVER

EPSOM

ASCOT

LEWES

ESHER

HAYES

MARLOW

PINNER

SLOUGH

HORLEY

WOKING

BUSHEY

MORDEN

PURLEY

SUTTON

BARNET

ILFORD

RAINHAM

ASHFORD

FARNHAM

LANCING

CROYDON

HORSHAM

REDHILL

HOCKLEY

YATELEY

ASHFORD

CHATHAM

MARGATE

CRAWLEY

DORKING

HAMPTON

BARKING

FELTHAM

BROMLEY

ENFIELD

ROMFORD

EDGWARE

WEMBLEY

WINDSOR

UXBRIDGE

TADWORTH

COULSDON

HASTINGS

HOUNSLOW

BENFLEET

LOUGHTON

ROCHFORDRAYLEIGH

AMERSHAM

BASILDON

WICKFORD

RAMSGATE

HASSOCKS

WORTHING

DAGENHAM

CHIGWELL

DARTFORDRICHMOND

CATERHAM

CHERTSEYSURBITON

SOUTHALL

HASLEMERE

BRACKNELL

BRENTWOOD

SHEERNESS

TONBRIDGE

WESTERHAMSEVENOAKS

MAIDSTONE

FAVERSHAM

HERNE BAYROCHESTER

GRAVESEND

GODALMING

GUILDFORDALDERSHOT

CAMBERLEY

UPMINSTER

BRENTFORD

NORTHWOOD

MAIDENHEAD

BILLERICAY

FOLKESTONE

WHITSTABLE

EASTBOURNE

PEACEHAVEN

PULBOROUGH

TEDDINGTON

FARNBOROUGH

CHISLEHURST

BROADSTAIRS

LEATHERHEAD

BOREHAMWOOD

POTTERS BAR

LEIGH-ON-SEA

BEACONSFIELD

HIGH WYCOMBE

BURGESS HILL

BOGNOR REGIS

WEST WICKHAM

CANVEY ISLAND

SITTINGBOURNE

LITTLEHAMPTON

RICKMANSWORTH

WALTHAM ABBEY

SOUTH OCKENDON

GERRARDS CROSS

HAYWARDS HEATH

EAST GRINSTEAD

TUNBRIDGE WELLS

SHOREHAM-BY-SEA

IVER

OXTED

COBHAM

RADLETT

ARUNDEL

LIPHOOK

BAGSHOT

ASHTEAD

STEYNING

HENFIELD

MIDHURST PETWORTH

HINDHEAD

GODSTONE

CRANLEIGH

LINGFIELD

EDENBRIDGE

FOREST ROW

WARLINGHAM

INGATESTONE SOUTHMINSTER

WEST BYFLEET

BILLINGSHURST

VIRGINIAWATER

STANFORD LE HOPE

BURNHAM-ON-CROUC H

Levels of Countywide Commutinginto the Herne Bay Study Area

Copyright Experian Ltd, Navteq 2007. Based upon Crown Copyright material.

Volume of Commuting In

0 - 10

11 - 30

31 - 200

201 - 500

501 - 7180

HerneBayStudyArea

Given that approximately a quarter of the District’s population is located in Herne Bay, there is a strong and reasoned

justication to allocate strategic sites in this location to meet the future needs of this part of the District. This reects

the normal practice of allocating new housing development in accordance with the settlement hierarchy of the

District.

Figures 3 and 4 show in essence outbound commuting is in balance with inbound commuting. If employment and

residential development does not grow in line with the natural projected growth, then this balance of commuting will

be skewed. Such an effect would be detrimental to public transport and the impact on the trafc network

F I G U r e 3 F I G U r e 4





13

Census Data from 2001 identies that the greatest percentage of employment use in Herne Bay is Wholesale and

Retail; Motor and Goods Repair followed by Health and Social Work. The site could deliver employment opportunities

by enlarging the size of Altira Business Park. This could provide Industrial/Ofce development and would enhance the

attractiveness of the area and encourage further business development. The provision of this type of employment

could broaden the economic basis of Herne Bay and strengthen further its commercial role. The site therefore

provides the opportunity to meet the future need in both population/housing terms as well as employment terms

that are expected in Herne Bay.

This accords with the ndings of the Employment Land Estimate that has been undertaken by Colin Buchanan on

behalf of Kitewood, to assess the level of employment provision likely to be required up to 2026 and inform the

masterplan proposals. This is detailed later in this document.


Econmically Active Residents by Industry

1 ,

5 6 7

8 7

2 ,

8 6 0

6 6 2

1 , 1

8 6

5 2 3 1

, 3 4 7

8 0 4

1 , 2

3 8

2 , 1

1 8

7 3 5

3

5 ,

3 7 0

2 , 9

8 8

3 ,

8 1 5

1 , 6

8 7

5 , 6

4 1

3 ,

3 9 6

7 , 3

9 3

7 ,

7 7 0

2 ,

8 3 7

6

3

1 5 1

2 1 6 4

1 ,

3 9 9

1 0 ,

3 1 5

4 ,

4 9 5

6 6

6 6

2 1 1

2 1 9

2 2

0

2000

4000

6000

8000

10000

12000

A g r i c u l t

u r e ,

h u n t i n g

, f o r e s t r y

F i s h i n

g

M i n i n

g & q u a r r y i n g

M a n u

f a c t u

r i n g

E l e c t r i c i t y ,

g a s &

w a t e

r s u p

p l y

C o n s t r u

c t i o n

W h o

l e s a l e &

r e t a i

l t r a d e ;

m o t o

r a n d

g o o d s r

e p a i r

H o t e l s

& r e s t a

u r a n t s

T r a n s p o r t ,

s t o r a g e

& c o m m u

n i c a t i o n

s

F i n a n

c i a l i n

t e r m e

d i a t i o

n

R e a l

E s t a t

e ,r e n t i n g

& b u s i n

e s s a

c t i v i t i e s

P u b l i

c a d m i n i s t r a

t i o n &

d e f e n

c e , s o c i a l

s e c u r i t y

E d u c a t i o n

H e a l t h

& s o c i a l w

o r k

O t h e

r c o m

m u n i t y

, s o c i a l

& p e r s o n a l s

e r v i c

e a c t i v i t i e s

P r i v a t e

h o u s e h o l d

s w i t h

e m p l o

y e d p

e r s o n s

E x t r

a - t e r

r i t o r i a l

o r g a n i s a

t i o n s

& b o

d i e s

Industry

N o . o f P e o p l e

Herne Bay

(Wards)Canterbury

District

Percentage Split of Industry Workers in Herne Bay against Canterbury District

17.714.2

18

29.1

41

3127.7

22

31 31

23.8 23.6

16.7

27.2 25.922.7

50

0

10

20

30

40

50

60

A g r i c u l t u r e ,

h u n t i n g

, f o r e s t r y

F i s h i n

g

M i n i n

g & q u

a r r y i n g

M a n u

f a c t u

r i n g

E l e c t r i c i t y ,

g a s &

w a t e r

s u p p l y

C o n s t r u

c t i o n

W h o

l e s a l e &

r e t a i l t

r a d e ; m

o t o r

a n d

g o o d s r

e p a i r

H o t e l s

& r e s t a

u r a n t s

T r a n s p o

r t ,s t o r a g e

& c o m m u

n i c a t i o n

s

F i n a n c i a l i n

t e r m

e d i a t i o n

R e a l E

s t a t e ,

r e n t i n g

& b u s i n

e s s a

c t i v i t i e s

P u b l i

c a d m i n i

s t r a t i o n

& d e f e n

c e , s o c i a l

s e c u r i t y

E d u c a t i o n

H e a l t h

& s o c i a l w

o r k

O t h e

r c o m

m u n i t y

, s o c i a l

& p e r s o n a l s

e r v i c

e a c t i v i .

. .

P r i v a t e

h o u s e h o l d

s w i t h

e m p l o

y e d p e r s o

n s

E x t r a

- t e r r i t o r

i a l o r g a

n i s a t i o n s &

b o d i e

s

Industry

% o

f W o r k e r s i n H e r n e B a y

% of Industry Workers in Herne Bay

F I G U r e 5

sua• IMDSummaryDeprivationidentiesareasinneedofimprovementinHerneBay.

• AreaswithinHeronandGreenhillandEddingtonwerethemostdeprivedareaswithinthetargetwardsit hn Ba avaging 51% pivatin cpa t a Knt avag f 57%.

• T ppulatin in hn Ba i xpct t natuall inca b 6,383 ppl up t 2027.

• CommutingpatternsidentifyabalancedsituationbetweenCanterburyCityandHerneBay.

• T it i cni t b abl t accat t natual inca in ppulatin ilt alaintaining t balanc f c-cunting b pviing intial vlpnt an plntvlpnt.





14

4.0 The Options for Herne Bay

Residential OptionsOver the years, Herne Bay has maximised its coastal location resulting in a settlement pattern that extends widely

from east to west, but narrow from north to south. A high proportion of development has historically been sandwiched

between the railway line and the coastline, but over the years, as the town has grown, areas such as Greenhill and

Eddington have extended southwards beyond the railway line towards the A299. Only the areas of Broomeld and

Herne have extended further beyond the A299 towards Canterbury.

The recent completion of the A299 Thanet Way has resulted in a new physical and physiological barrier to the south.

The land that now lies between the existing residential areas, the railway line and the A299 is considered the most

appropriate place to locate future strategic development. This is due to this area being well located to the existing

town and being contained by built development and therefore having less of an impact (and an acceptable

impact) on the wider landscape in comparison to locations to the south of the A299.

A number of sites in Herne Bay were promoted through the last Local Plan Review. The Inspector commented upon

the sites and justied the reasons as to why they were either suitable (and therefore allocated) or not suitable at that

time and omitted from the Local Plan (purple sites). Furthermore, in 2002, an Urban Housing Capacity Study identied

a number of sites within the settlement boundary that could be developed for residential purposes.

Plan 1 and table 5 identify a number of sites that were either omitted from the Local Plan or are possible future

locations for development in Herne Bay. The table identies the advantages and disadvantages of each location

and states (if applicable) the Inspector’s reasoning for their omission. The table further concludes on the advantages

and disadvantages of those sites when considering the future development options for Herne Bay.

The South East Plan covers the period to 2026 and requires signicantly more new housing within Canterbury District

annually than that required in the Local Plan. Therefore, the circumstances under which the Local Plan Inspector

assessed potential sites at Herne Bay in the Local Plan review have signicantly changed. This is important context to

the preparation of the Core Strategy.





15


P L A N o F P o T e N T I A L h o U s I N G L o C A T I o N s

P L A N 1





16


No Site Name No of Units/Area Local Plan Inspector’s Comments Advantages Disadvantages

Lcal Plan oiin sit

1. Vincent Nurseries,

Eddington Lane

60 Units • Clearly an urban site where a good design would not

detract the Conservation Area.

• No evidence to refute the Councils claim of ooding.

• Useful site but technical details need to be addressed

before site can be justied for development.

• Within Urban Boundary.

• Close to Railway Station and access to A299.

• Relatively Modern Development opposite.

• Within Flood Zone 2 .

• Still in operational use.

• Within Conservation Area.

• Would drain to Plenty Brook.

• Upstream ood alleviation possible subject to third party

agreement.

2 . Se as ide Ca ra va n Pa rk,

Studd Hill

18 Units • Planning permission has been granted for 15-18 units

already.

• Sees no reason to allocate the site on this basis.

• Permission for residential development granted at time

of Local Plan Inquiry but not implemented as of February

2009.

• Part within Coastal Protection Zone.

• Part outside the Urban Boundary.

• Access to site very poor.

• Still in part used as Caravan Site.

3. Hillborough Business Park,

Sweechbridge Road

- • Useful affordable and basic employment on site of up to

34 users.

• Loss of this specic Employment Space is too great.

• Potential longer term redevelopment possibility.

• Within Urban Boundary.

• Browneld Site.

• As close to town centre as existing allocations.

• Loss of current employment space.

• Still in operational use.

• Possible partial residential development on undeveloped

land at the rear of the site.

4. L an d sou th of Gr ee nh il l,Herne Bay

- • Arable land south of strong clear Urban Area.• Agricultural land is vulnerable, open countryside to A299.

Exposed views from north, south and east.

• Physical characteristics of the land are much better than

housing scheme - however well landscaped.

• Number of better less sensitive locations to accommodate

development.

• Adjacent to existing urban boundary.• Close to Railway Station.

• Part land allocated for educational community uses.• Adjacent to special landscape area and green gap.

• Very open countryside.

• Long at vistas to countryside.

• Plotland in multiple ownership.

5. Land at Studd Hill • Urban Boundary now shows this site as in Countryside and

also within green gap.

• Support the council’s notion that the site does not

constitute permanent development and that it is important

to retain the green gap by designating as a ‘non-urban’ site.

• Adjacent to urban boundary.

• Potentially Browneld site.

• In green gap.

• Outside urban boundary.

• Within Leisure Education designation.

6. Land east of Broomeld,

Herne Bay

- • Development would involve a marked eastward

expansion into open countryside unrelated to existing

urban form.

• Whatever shortages exist locally of community facilities,

this large scale loss of open land is a disproportionately

large price to pay.

• Adjacent to urban boundary. • Adjacent to conservation area.

• Open countryside.

• Unrelated expansion.

• Some distance from railway line and Town Centre.

• No dened or enclosed setting.

• Very open site.

• Poor access.

7. L an d Be twe en Ca nte rbu ry

Road and Bushyelds

Road

135-225 • S it e i s some dis tance f rom U rban Boundary.

• Isolated site in open Countryside.

• Entirely inappropriate for housing.

• Open countryside.

• In Conservation Area.

• Village core some distance away with limited services.

• Access difcult.

Tabl 5





17


No Site Name No of Units/Area Local Plan Inspector’s Comments Advantages Disadvantages

8. Land at Hillborough,

Herne Bay

• Allocation of land in this location has little merit in the

next few years given the already proposed and favoured

allocations for both residential and employment.• Development at Canterbury makes more planning sense

but should not harm the historic city or sensitive environs.

• Signicant site in sustainable location as far from town

centre as existing allocated housing and employment

sites.• Adjacent to existing urban boundary

• Provision of new community and associated benets

• Good access to A299 and Railway station

• Parts are designated good quality agricultural land.

rv Allcat sit

9. Land at Mill Lane 260 unit • Release of site dependent on provision of appropriate

scheme to alleviate ooding of the Plenty Brook.

• Site Implemented and Under Construction

10. Land at Richmond Drive 40 units • Notional capacity for 40 units • Site adjoins recently constructed development

• Reserve Allocation Site

• Lost appeal on housing supply grounds.

ot Ptntial sit

11. Gol f Driving Range,

Bullockstone Road

66 units Appeal refused for 66 units Adjacent to urban boundary

Previously Developed Land

Appeal recently Dismissed

ot Ptntial Aa

A West of Herne Bay - No comment In Green Gap

In Flood Zone

Adjacent High Landscape Value Areas

B Herne Bay Golf Course - No comment Proximity to Railway Station

Within Urban Boundary and A299

Landscape vistas southwards

Current Open Space/Leisure Use

Flood Risk Zone

C South of Broomeld - No comment Topography

Landscape Impact

Distance from Herne Bay Town Centre

Potential impact on Conservation Areas

D West of Beltinge - No comment Proximity to Town Centre

Less Landscape Impact

Access to A299

Distance from Railway Station

Increase linear nature of Town





18

Aspreviouslyidentied,thesitehashadalonghistoricLocalPlanpromotion.Assuch,ithasbeensubjecttoa

nub f tcnical tui t a an nu t vlpnt f ti it i uitabl an acivabl.

Access and Highways SummaryWhilst specic highways matters will be dealt with at a later stage (i.e. the submission of any planning application),

highways studies undertaken for the previous promotion and reviewed in April 2009 have established potential

points of access and general highway principles that should be incorporated into the development of the site.

Strategic development at Hillborough is compatible with the highway network provided that local improvements

are delivered.

A recent Highways Assessment (Colin Buchanan, April 2009 - see Technical Appendices) has established that there

are a number of potential access points to the site and that a number of these should be utilised to ensure that

vehicular access is distributed across the site and not focused at one point. The study also found that the increase

in trip generation, would not be detrimental to Herne Bay’s road network, subject to the implementation of various

access points and internal road structure (i.e. one way streets etc).

The site is very well located adjacent the A299 with excellent connections to both east and west Kent. As a result,

trafc associated with the proposed development could access the site from existing junctions on the A299 without

needing to travel through Herne Bay.

It is proposed that the Thanet Way/Sweechbridge Road junction would be the principle point of access. This is

already a sub-standard junction, and this development proposes an upgraded junction and a new westbound

merge lane onto Thanet Way. Access will also be gained from the Margate Road roundabout and land has already

been safeguarded to allow for a future left turn lter lane to accommodate future growth.

It was established that a bus only access could be situated on the northern boundary to access Beltinge and provide

for a new bus route through the site. Furthermore, a number of footpaths and cycle paths utilising the existing rights

of ways would be provided to promote sustainable modes of transport. This includes improving the existing rail

bridges.

It is considered that the Access and Highways position accords with the advice as set out in PPG13: Transport (March

2001) and seeks to promote more sustainable transport choices, to promote accessibility to jobs, shopping, leisure

facilities and services by public transport, walking and cycling, and to reduce the need to travel, especially by the

car. The proposed urban extension is in a sustainable location and the indicative layout of the scheme includes the

provision of a principal vehicular access, together with pedestrian and cycle way links as well as proposed bus only

route.

Employment ProvisionColin Buchanan have prepared a report that reviews the proposed future employment demand in Canterbury

from 2016 - 2026 and the current draft CCC Employment Land Review for the whole district undertaken by Savills.

It is acknowledged that there are sufcient allocations of employment land in the Herne Bay/Whitstable (coastal)

market to accommodate business needs to 2016. It is calculated that new employment land is required for the 2016

- 2026 period.

table 6 prepared by Colin Buchanan identies the estimated demand for employment oor space by use class and

in total for the period 2016 - 2026 in Canterbury District:

Tabl 6: dan f eplnt Flpac B1-B8 U 2016-2026Use Class Estimated employment

by use class (sqm)

Floorspace ratios

(DTZ) sqm per

worker

Floorspace need

2016-2026 (sqm)

B1 1,242 18 22,359

B2 903 38 34,320

B8 448 78 34,906

Total Space 2,593 n/a 91,548

The total estimated oorspace need for Canterbury District over this period is 91,548 sqm. The Annual Business Inquiry

gures show the share of employment in the coastal sub-market (ie the coastal towns of Herne Bay and Whitstable)

has remained stable at 27% of the total district. Applying this percentage to the total oorspace estimate would give

a requirement for this area of a district of approximately 24,500 sqm.

Table7:SummaryCalculations:TheFloorspaceRequirement

Requirement/Loss

Employment Floorspacein 2016-2026 (sqm)

Share to Herne Bay/ Coastal

Projected Need -Herne Bay / Coastal

Additionalemployment 91,584 27% 24,728

Estimated Loss 111,425 27% 30,085

Total 203,009 n/a 54,812

The projected need for employment oorspace in Herne Bay based on demand from additional employment

and estimated annual losses between 2016 and 2026 is 54,812 sqm. This gure is above the proposed quantum of

employment oorspace proposed at Hillborough, which envisages 12 ha of employment land being provided at an

employment oorspace density similar to the adjoining Altira Business Park. It could therefore yield some 33,860 sq m

of B1/B2/B8 oorspace. This would leave 20,680 sqm of oorspace or approximately 7.3 hectares of employment land

to be provided elsewhere in the Coastal Towns to meet this trend-based projection.

As such, the site provides a signicant amount of oor space to re-address this imbalance post 2016. The continuation

of Altira Business Park would be a natural progression of an under construction employment site in Herne Bay that

would ensure its delivery.

5.0 Technical Studies and Consultation Responses





19

Ecological SummaryAn ecology survey (Tom La Dell - July 2009) established that there is limited ecological value on the site. This is due to the current

operational use of the site as arable farm land. It is therefore considered that an opportunity exists to provide for a suitable habitat

for wildlife to return to the site, partially in conjunction with on site surface water retention facilities. The report also addresses the

impact of the development on the Coastal Special Protection Area. It concludes that:

• The impact of additional people visiting the Country Park due to the proposed development of 700 dwellings pre 2026 and

the subsequent 500 dwellings at Hillborough on the wildlife of the Special Protection Area will be so small in the context of

existing visitor numbers as to be insignicant.

• The SPA and surrounding area already attracts signicant visitor numbers from a wide catchment area that extends beyond

Herne Bay.

• Canterbury City Council proposes a signicant increase in visitor numbers in the Reculver Masterplan.

• The proposals have been accepted in principle by Natural England.

• The area is already actively marketed and promoted for tourists to visit.

• The Hillborough proposals identify signicant open spaces as part of the proposals in order to provide the opportunity for the

future residents to enjoy informal recreation areas that will be rich in wildlife. This provision is considerably greater than the

average for Herne Bay.

• The existing effect of dogs running on the mudats, water sports and shermen digging for bait are much more problematic

issues which can only be dealt with by way of information to the public.

• Such disturbances could be reduced if the public increased their appreciation of the sensitivity of the area.• If it is thought that any mitigation measures are required in relation to the proposed development information boards can be

provided. These would provide information relating to the sensitivity of the area to certain leisure activities about the habitats

of the SPA including their international importance. This is considered as the most effective form of any mitigation in relation

to the Hillborough proposals.

Landscape Summary

The site is not subject to any special landscape designations unlike other areas adjoining the urban edge of Herne Bay. The

development of the site would not be detrimental to the surrounding landscape given that it is contained with built development

including the A299 and the existing urban edge of Herne Bay. The A299 provides for a defensible boundary and the impact of

strategic development on the site on the wider landscape is minimal.

Furthermore, signicant landscaping proposals form part of the masterplan that will enhance the existing situation. Open Space

will be provided that will open up what is currently a private site to the public domain. The Landscape impacts are not considered

detrimental and are in accordance with PPS7.

Agriculture Land SummaryThe site is currently farmed and is identied as being good quality agricultural land. It is proposed to relocate the good quality

top soil to poor quality farmland in the Herne Bay area. There is no net loss of good quality agricultural land as a result of these

mitigation measures.

Archaeology SummaryAn archaeological desktop report has been undertaken by Swale Archaeological Trust. The area is known to have archeological

remains and the site would be subject to full archaeological works and mitigation measures when necessary.

5.0 Technical Studies and Consultation Responses

sua

Considerable work has been and continues to be undertaken on site which has established that there are no

major constraints that would prevent strategic development of the site in principle. Reports and surveys are

continued to be updated to support a strategic development at Hillborough as it is promoted through the

Core Strategy to demonstrate that the scheme is deliverable and would not have any harmful effects that

cannot be adequately mitigated.

Drainage/Flooding Summarya) Flood Risk

Communication with the Environment Agency has established that the site is not at any tidal or surface water oodrisk. However, the drainage of the site has been highlighted as an important consideration in the development of

the site.

b) Surface Water Drainage

The site currently drains away through existing watercourses which are currently identied as being at capacity.

It is therefore essential that any development proposals include attenuation and/or Sustainable Urban Drainage

Systems to ensure that the surface water run-off from built development is appropriate. Given the size of the site, it

is considered that existing watercourses and new sustainable urban drainage features could be accommodated

on site. These features could also be used to benet the local area, including the provision of ponds to promote the

ecological value back into the site. This also further enhances any landscaping features on the site. The proposals

are in accordance with the guidance contained in PPS25: Development and Flood Risk.

Service Utilities SummaryInvestigations into whether there are any gas and water pipes on site have been made. It has been established that only

one sewer runs through the site. There is no other apparatus on site which would be affected by the development.

There is an identied requirement to upgrade the mains water system to ensure there is sufcient capacity to both the

site and existing users. This can be secured through development at the site.

Community FacilitiesA number of community facilities have been identied as being decient in the area. Furthermore, it is understood that

educational facilities could not accommodate the likely increase in pupil yield from the development. As a result, and

subject to an up to date assessment, a new primary school could form part of the development.

Furthermore, it is proposed that a dual use community centre could be accommodated on site to serve the new

community. A local centre including retail shops and a doctors surgery and/or dentist could be provided. This

would ensure the impact of the development of existing services is minimal and would help to create a sustainable

development.





20

WASTE WATER

TREATMENT

WORKS

R e c u l v

e r R o a

d

R E S

I D E N T

I A L

EMPLOYMENT

A2 9 9 T hane t Wa y

p u b l i c

f o o t p

a t h C H

4 7

rear gardens

S w e e c h b

r i d g e R

o a d

r e a r g a r d e n s

2 5

3 0

(under construction)

C H 5 2

3 5

3 0

25

A

B

D

D

D

E

F

F

C H 4 8

C H 5

1

3 5

C

6.0 Design Principles

Site Appraisal• Visual Sensitivity. A local ridgeline at 36/37m Above Ordnance

Datum (AOD) runs north/south through the centre of the Site.This is the most visually sensitive area of the Site, however, it is

only visible from local viewpoints (rear gardens to north/west/

east and from the A299/local environs to the south). Views

from the north and west are contained by urban development.

Land to the south and east is low and at resulting in no middle

distance/long views into Site.

• Two open views into Site from elevated road bridges across the

A299, Thanet Way.

• Access points: suitable vehicular access from south and east

near to A299 junctions (refer to C on Site appraisal plan).

The Highways Assessment concludes that access points from

north and east are likely to have an impact on the local road

network. Therefore access D is more suitable for a bus only link

(a short distance from Reculver Road) as well as an emergency

access/pedestrian/cycle link. Access points E are more suitable

as a green link, i.e. pedestrians and cycles.

• The Site is bisected by a railway which is predominantly in

cutting and screened by vegetation. A noise assessment will

highlight any necessary noise mitigation. There are three bridges

across the railway linking the two halves of the Site; A. Bogshole

Bridge which is a footpath, B. May Street Bridge which provides

a narrow access for vehicles and C. Sweech Bridge which

forms part of the existing Highway Network. It is envisaged that

May Street Bridge will be trafc controlled for the development

of the site up to 2026. Bogshole Bridge is only required for the

development post 2026.

• There are some public rights of way and tracks across the Site,

two of which have become truncated by the construction of

the A299.

• The Site comprises agricultural land and is largely devoid of

vegetation apart from a few lengths of hedge, three areas of

copse and some young screen planting which was planted as

part of the A299 construction and lies outside but adjacent to

the Site.

• There is a network of open drainage ditches across the Site.

• An existing sewer runs across the Site from northwest to south

east. An easement of 3m eitherside of the sewer is required (no

built development)

• To the east of Sweechbridge Road lies the sewage works.

Subject to discussions with the Local Authority and Water Board,

it may be necessary to provide a cordon sanitaire around the

sewage works – a buffer between the works and any proposed

residential development.

s I T e A P P r A I s A L P L A N





21

Herne Bay

W a n t s

u m W a l k

No r t h Sea

Saxon Shore Wa y

g r e e n

l i n k s t o

e x i s t ing resident i al h i n t e r l a n d

n e w r e

s i d e n t i a

l

employment(under

construction)

e xtend

emplo yment

l o c a l cen t r e

n e w r e s i d e n t i a l

A299

primary school

employmentallocation

r a i l w a y

Broomfield


d e V e L o P m e N T o P P o r T U N I T I e s P L A N

Development Opportunities

• Create a permeable edge and green links to the existing residential hinterland.

• Provide residential and mixed use development.

• Extend employment development eastwards between the railway and the

A299.

• Improve connections across the railway (enhance/rebuild bridge connections)

• Extend green links to connect to recreational footpaths and Saxon Shore Way.

• Create a new central focus comprising open space/primary school and a new

local centre in the eastern part of the Site which will benet both the new and

existing communities.

The area of land at Hillborough provides the opportunity for the creation of an integrated

new community that would also contribute substantially to the needs of the wider

community. In light of the ndings of the preceding technical studies, it has been possible

to establish certain principles of development that have been environmentally-led from

the outset. This has enabled the preparation of an illustrative master plan that identies the

scope of the development to provide for:

It is considered the whole site could accommodate circa. 1,200 dwellings. However, in the

emerging Core Strategy period (up to 2026), the realistic development from the site would

be 700 residential dwellings and 12ha employment oorspace plus associated landscaping

and infrastructure improvements. Development of this magnitude is commensurate to

Herne Bay and will go towards enhancing the prosperity of the town whilst supporting the

wider spatial strategy for the District. The development would be in accordance with the

South East Plan. Post 2026, the extension of the residential element of the site could deliver

a further 500 units in the context of the new LDF time frame.





22

proposed

residential 200 units

proposed residential 500 units

local centreprimary

school

1

2

potential long termdevelopment post 2026

500 units

Altira Business Park

(under construction) proposed business p

ark

A B

R e c u l v e

r R o a

d

Broomfield

screen planting / bund

r a i l w a y

S w e e c

h b

r i d

g e

R o a d

A299

proposedon-slip

road

Hawthorn Corner employment allocation

+ 1 resi unit

.

Design Principles• Link existing residential hinterland to new residential community, promoting sustainable links and encouraging

increased use of public transport and alternatives to the car (pedestrian/cycle/bus).

• Create a green grid or permeable network of pedestrian and cycle links across the Site, linking a series of open

spaces and amenities (such as allotments, play areas, upgraded cycle jump area, existing woodland/copse, new

wetland area with pond). Promote a healthy, active lifestyle. Provide a safe, direct local network of footpaths

with good natural surveillance (new dwellings fronting onto footpaths and open space).

• Create a new focus to the Site; a new community heart. Provide a local centre in the eastern part of the Site with

a walkable neighbourhood (500m radius or 3 min cycle, 6 min walk), comprising local amenities such as a shops,

doctor’s surgery and/or dentist, community centre, pub. In the centre of the Site provide an extensive area of

open space overlooked by houses and a primary school.

• Pre 2026 provide a bus link into the eastern half of the Site (a loop from Sweechbridge Road).

There is also potential to extend the bus r oute into the western part of the Site, post 2026.

• Link to longer recreational routes (Saxon Shore Way, Wantsum Walk)

• Retain existing copse vegetation and create new areas of native planting which

encourage biodiversity.

• Create two new wetland areas and ponds, one within an area of open

space, the other for wildlife with no public access.

• Create new swales as part of a sustainable drainage strategy,designed as an integral part of the landscape structure

comprising green corridors, pedestrian routes and

cycleways.

• Improve links across the railway; Pre 2026 upgrade

May Street Bridge (tidal ow with trafc lights),

Post 2026 new bridge crossing east of

Bogshole Bridge.

• Extend employment development

eastwards between the railway

and A299.

If developments incorporate local shops and facilities, are close

to public transport, and include attractive, safe pedestrian andcycling routes, this will help reduce car usage without reducing car

accessibility or car ownership. It will also enable a high quality of life

for those least likely to own a car - the very young and the very old. THE KENT DESIGN GUIDE

“ ”


d e s I G N P r I N C I P L e s P L A N

l r

Existing urban extent

(predominantly residential)

Housing Allocated (60 units)

Proposed residential

Employment

Proposed primary school

Proposed open space / sports

Screen Planting / green corridors

Proposed wetland

Vehicular access point

Railway bridges

A Potential new bridged

access at later date

B Existing bridge (May Street)

improved (tidal flow andtraffic lights

Green links(pedestrian/cycle)

Proposed local centre

(community centre / shops)

1

2

Pond within area of open

space

Pond/wildlife area.No public access



23

7.0 Masterplan



Illustrative Masterplan

Open Space 15 ha

P 2026

Approximately 700 residential units (200 south

of railway, 500 north of railway) comprising 1 to

5-bed accommodation (20 ha @ 35 dph plus

circa. 70 high density units within mixed use

local centre).

A mixed-use local centre 2.00 ha including retail,

community centre, high density residential.

Signicant level of Affordable Homes integrated

within the development with key worker

accommodation.

Primary School (2 form entry) 2 ha, shared use

with local community after school hours.

eplntBusiness Park 12 ha

Pt 2026

Approximately 500 residential units.

Minimum Level 3 Code for Sustainable Homes

I L L U s T r A T I V e m A s T e r P L A N





24

7.0 Deliverability of the Site

Deliverability of the Site

As part of seeking to achieve a step-change in housing delivery, PPS3 and PPS12 seeks to ensure that a exibleand responsive supply of land is delivered. Paragraph 52 of PPS3 details that the supply of land is required,

together with adopted planning policies and implementation strategies, to facilitate the delivery of housing in

such numbers (and of such a type) which meets up-to-date housing supply objectives.

LPAs are required to identify sufcient ‘deliverable’ sites which are able to deliver a rolling 5-year supply of housing

in accordance with well informed annual targets. In order to be considered deliverable, paragraph 54 indicatesthat such sites should be:

- ‘available’: the site is available now;

- ‘suitable’: the site offers a sustainable location for development now and would contribute to the creation

of sustainable, mixed communities; and

- ‘achievable’: there is a reasonable prospect that housing will be delivered on the site within ve years.

In addition to sites being required to be deliverable, PPS3 also introduces the concept of ‘developable’ (para

56), and in this respect sites should be in a suitable location for housing development and there should be a

reasonable prospect that the site is available for, and could be developed at the point envisaged. Paragraph11 also requires LPAs to provide for an evidence-based policy-approach, including the preparation of a

Strategic Housing Land Availability Assessment (SHLAA). The Site was put forward for assessment in the SHLAA in

September 2008 demonstrating that the site was suitable, available and achievable.

The SHLAA Practice Guidance (July 2007) provides advice on undertaking SHLAA’s and determining thedeliverability of sites submitted. Stage 7 of the assessment details how sites are assessed against the criteria of

being suitable (stage 7a), available (stage 7b) and achievable (stage 7c).

Strategic Housing Land Availability AssessmentsPractice Guidance

www.communities.gov.ukcommunity,opportunity,prosperity

Topic Comments Conclusion

Suitable Policy Restrictions The Site does not currently have any policy designations covering it. The siteis within close proximity to an SPA albeit that the impact is minimal.

The Site is located on the edge of the existing settlement boundary andbound by Thanet Way. The settlement boundary is anticipated to bereviewed through the LDF.

No overriding Policyrestrictions.

Physical Problemsor limitations

The access points and infrastructure upgrades have been discussed withKCC Highways. All service utilities have been investigated and agreedpositions reached.

Initial ecological, landscape, archeological and agricultural surveys haveindicated that there is nothing preventing the development of this site inprinciple.

No physicalproblems.

Potential Impacts The Site is bound by Thanet Way and a Railway Line dissects the site. Thesite backs onto existing built development including to the north and west.

The impact on the wider landscape setting is minimal and considered to besignicantly less than other more sensitive areas in Herne Bay.

The Environment Agency has conrmed its position and providednotication of mitigation measures required for the site.

No physicalproblems.

EnvironmentalConditions

There are no adverse conditions that would be experienced by futureresidents.

No adverseconditions.

Available Legal Ownership The Site is owned and controlled by Kitewood.

All development for the period up to 2026 is unconstrained by ownership.For development after 2026 agreements will be need from Network Railand A E Estates (Developers) Limited both of whom previously supportedthe proposal.

No legal ownershipissues or ransomstrips.

Intent of Owner Kitewood is a well established developer in the region and nationally. Intent to developidentied.

Achievable Economic Viability The Site has been in control of Kitewood for a signicant period of time andas such many costs associated with land acquisition have been bournealready. It is considered the site remains viable.

No viability issues.

Market Factors Herne Bay is an attractive coastal town and the immediate surroundingenvironment provides for a pleasant vista for future residents. It isanticipated that the current market will have improved by the time the

Core Strategy is adopted and therefore sales rates are anticipated to begood at the time of Delivery.

No Issue.

Cost Factors The Site is greeneld and therefore there is limited site preparation worksrequired prior to commencement. Section 106 contributions will beestablished through any application process.

No Issue.

Delivery factors The Developer is committed to delivering this site for mixed usedevelopment.

No delivery issues.

Table 8 identies the criteria as set out in Stage 7 of the SHLAA practice guidance and provides information as to how this site achieves

these tests.

Tabl 8: dlivabilit Citia





25

8.0 The Way Forward

T ppal clal ntat tat t t utainabl ptin f a ix-u uban xtnin in

hn Ba li t t at f t tn at hillbug. Ti cunt al t ut t iptanc f allcating

tatgic vlpnt at hn Ba, in aitin t tatgic vlpnt in an aun Cantbu. T

environmental design-ledapproachwillcreatea highqualitybuiltenvironment thatfullyrespectsand

enhancesitsurroundings.Itmaximisestheopportunitytomakeamoreefcientuseofexistingservicesand

faciliti in cl pxiit t t it, an pvi t pptunit t cu futu vic an faciliti f

xiting an n int.

Technical Appraisals

Technical appraisals will continue to be updated to monitor the existing position and ensure that the proposals take

on board the latest design and technical solutions. Liaison with Statutory Consultees will continue in order to gain a

comprehensive understanding of all the issues involved in progressing and implementing the proposed mixed-use

development.

MasterplanThe technical appraisals have fed into the masterplan at this stage which has been drawn up to aid discussions

and demonstrate the approximate scale of mixed-use development that can be delivered on this site and the

associated community and landscape benets.

These concept designs and masterplan will continue to be reviewed in light of ongoing discussions, technical studies,consultations and the latest emerging good practice guidance on design.

Future ConsultationFollowing consultation with Canterbury City Council, it is proposed to undertake further studies necessary in order to

continue to promote the site and inform the emerging Local Development Framework process, specically the Core

Strategy which can allocate strategic development.

Furthermore, we intend to consult with the local community and other key local stakeholders in order to recognise

their potential concerns or aspirations with the new community.



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17827. FinAl. 11.08.09

development framework document

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