Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
Appendix 4.1: Step 5 sites forming SHLAA supply – first sweep
The following sites have met the criteria for steps 1-5 as set out in the SHLAA methodology,
at the first sweep.
The second sweep for sites is reported at Appendix 4.2.
The third sweep for sites is reported at Appendix 4.3.
Site Ref
Address
Settlement
SW/040
Quinton Road (revised yield)
Sittingbourne
SW/091
Land adj Western Link (revised yield)
Faversham
250
SW/096
Land at Lady Dane Farm
Faversham
260
SW/104
Great Grovehurst Farm (revised yield)
Sittingbourne
120
SW/111
Milton Pipes, Cooks Lane (revised yield)
Sittingbourne
240
SW/123
Land east of Iwade (amended scheme)
Iwade
440
SW/144
Land east of Station Road (revised yield)
Teynham
107
SW/183
Pond Farm
Iwade
70
SW/325
Plover Road/Thistle Hill (revised yield)
Minster
97
SW/326
Scocles Road/Thistle Hill (revised yield)
Minster
473
SW/330
Stones Farm, Canterbury Road (revised
yield)
Sittingbourne
550
SW/337
Crown Quay Lane (revised yield)
Sittingbourne
650
SW/343
Bell Centre, Bell Road (amended scheme)
Sittingbourne
120
SW/353
Standard Quay (revised yield)
Faversham
7
SW/354
Fentiman’s Yard (revised yield)
Faversham
5
SW/424
Swan Quay (revised yield)
Faversham
10
TOTAL
Yield
1300
4699
Appendix 4.1 – sites forming SHLAA supply (first sweep)
1
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
SHLAA ref
SW/040
Site address
Land north of Quinton Road,
Sittingbourne
Site area (ha)
60.70ha (gross)
48.79 (net)
Land owners yield
1180
Density multiplier yield
976
Final SHLAA yield
1300 (including land at SW/022
and SW/996)
Site description
This substantial 60.70ha greenfield site is located to the north of Quinton Road between the
A249 to the west and the railway line to the east. The site subsumes the smaller SHLAA site
SW/022 to the north and fronts the ribbon of residential development along Bramblefield Lane
and the Bramblefield Medical Centre and Kemsley Railway Station to the north east. Land at
the medical centre is reported at SW/996, and included within this submission.
The site is well related to existing residential development although the railway line provides
a significant barrier, limiting the permeability of the development with residential development
to the east. There is a small drain that roughly divides the site in half, entering towards the
north east and terminating at the small coppice of poplar trees towards the centre of the site.
The western boundary of the site is formed by the A249 embankment.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
2
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
Step 1 – policy constraints
Should site progress to Step 2? Yes
This site has no policy constraints (Ancient Woodland, AONB or designated wildlife sites).
The Employment Land Review notes that the site’s proximity to the A249 suggests that it may
have some potential to meet future employment needs in the long term, probably through a
mixed use development.
Step 2 – suitability
Should site progress to Step 3? No
This site is well located to public transport options, notably Kemsley Station. Although there
are limited other services, new provision has been made at nearby Sonora Fields. The site is
close to two medical centres and two local convenience stores. A site of this size might also
be expected to generate its own service provision.
There would be some erosion of separation between Sittingbourne and part of Bobbing;
however, the site is visually contained from Bobbing. The Council’s Urban Extensions
Landscape Capacity study notes that the landscape relates to the urban edge of
Sittingbourne (rather than to the countryside beyond the A249) and that residential and
commercial development would perhaps be acceptable in this area, with a buffer of
undeveloped land/open space along the A249. This analysis of landscape/settlement gap
issues has been accepted by two previous Local Plan Inspectors.
The extent of this buffer is important to the mitigation of any impacts. As work has
progressed in the consideration of this site through various draft SHLAAs and the evolving
Local Plan the developer has demonstrated that a buffer of open space (and allotments) to
the A249 would provide sufficient mitigation. This has enabled the potential yield to be
increased from the original 746 dwellings envisaged in 2008-2009.
Some initial concerns have been raised by Kent Highways regarding accessibility to the site.
Although primary access can easily be provided at Quinton Road, a development of this
magnitude will require a secondary access route onto the wider road network in a separate
location. There is a reasonable prospect that this could be achieved from Grovehurst Road
next to the Bramblefield surgery. A more strategically beneficial solution would be to cross
land to the north of Bramblefield Lane, which would bypass Grovehurst to emerge on the
Grovehurst Road close to the A249 interchange. This would require discussions with another
landowner (Pheasant Farm SW/073). Pre-application discussion indicate good co-operation
between landowners.
Some highway concerns may remain – notably increased pressures on congestion in Milton
Regis and areas of north Sittingbourne and the use of Sonora Way as a route through to the
Staplehurst Road and then to the A249. Wider still are potential impacts on junction 5 of the
M2 with the A249. These points will be address at planning application stage.
Minor issues include overlooking of existing properties, removal of brickearth, localised flood
risk in areas adjacent to the Kemsley drain and the potential need for improvements to be
made to the crossing arrangements on the railway line (the existing footpath crosses the line
direct, without provision of a footbridge).
It is likely that land will be required to facilitate the re-modelling of the A249/Grovehurst Road
interchange. It is therefore essential that sufficient land is reserved for these works – hence
the reduction yield to 120 dwellings.
Step 3 – availability
Should site progress to Step 4? Yes
Persimmon Homes has an option to purchase this site and as such the site is considered
available. Pre-application discussions are progressing.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
3
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
Step 4 – achievability
Should site progress to Step 5? Yes
PBA advice is that in current market conditions his site is viable with minimal levels of
affordable housing and CIL. It is recommended that 10% affordable housing and zero CIL be
levied at this site, allowing for Section 106 contributions in the region of £17m.
The Council considers this to be a strong and proven location for housing development; it
being both accessible to services and transport connections. Phasing will also be affected by
the need to prepare a development brief.
Step 5 – over all achievability
Deliverability 0-17 year periods
The site occupies an attractive location to the north west of Sittingbourne in close proximity to
the Kemsley Railway station and strategic road network. It offers a considerable opportunity
for mixed use development for housing, schools and employment. The site is large enough
to offer considerable landscape enhancements which are necessary to minimise visual
impacts. Critical to the site will be securing its second means of access, however, there is
considered to be a reasonable prospect of this being achieved. Furthermore, the wide range
of developer contributions that the site is likely to attract will need a return to slightly stronger
market conditions.
As a national house builder Persimmon Homes would be expected to build out at a rate of
40-45 dwellings per year, however, it is assumed that other developers would become
involved on a site of this size, and for purposes of phasing two developers are assumed.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
4
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
30
36
T
N
10
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BB
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5
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27
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87
64
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E
25
23
77
in
34
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2
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2
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14
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29
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233
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62
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1 53
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74
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143
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86
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29
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1
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90
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61
102
1
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1b
1d 1
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1f
31
17
1
SHLAA ref
SW/091
Site address
Land adjoining Western Link, Faversham
Site area (ha)
7.98ha
Land owners yield
240
Density multiplier yield
249
Final SHLAA yield
250
5
CF
4
57
59
43
2
47
tti ts
Pe Row
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71
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45
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20
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84
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55
57
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GP
Site description
This site lies to the rear of Kiln Court and Bysingwood Primary School, with a long frontage to
the Western Link Road and the railway to the south. The site has several access points
(between Kiln Court and Bysingwood Primary School). It adjoins housing on Sumpter Way
and a footpath to the Western Link. The northern part of the site has become overgrown and
is criss-crossed by a series of informal paths. The southern part of the site is occupied by a
small brickworks which has recently closed.
Step 1 – policy constraints
Should site progress to Step 2? Yes
This site has no policy constraints (Ancient Woodland, AONB or designated wildlife sites).
This site comprises part of the largest employment allocation in Faversham, in the adopted
Local Plan. However, the Employment Land Review notes that the site has not come forward
for some considerable time and took its lack of development into account when framing its
recommendation for new land releases for employment at Faversham.
Previous SHLAAs did not progress the site beyond this step as the site promoters had not
demonstrated that the site was unsuitable for employment purposes. The Council has now
accepted that evidence on the wider employment market in Swale and Faversham
demonstrates that the site is not needed for employment purposes.
it is recognised that there are more accessible and achievable locations for employment
development elsewhere in Faversham. However, as an urban brownfield site it is that this
site could be developed solely for housing, with an increase in yield to 240 units.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
5
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
Step 2 – suitability
Should site progress to Step 2? Yes
The main constraint to development of this site is its access to services, with access to shops
and a GP surgery being the primary issue. While there are clearly sites with better access to
services and facilities, any site at Faversham’s urban edge is subject to these constraints.
Extending the criteria for access to services shows that these facilities are available within a
reasonable walking, cycling or short car journey to the town centre. Development could
potentially offer some potential to improve local services; this being a deprived part of the
town.
The site lies within 500m of several designated sites including a Local wildlife Site, ancient
woodland and a roadside nature reserve. Potential impacts would need to be assessed at
planning application stage, which may include mitigation against increased recreational use
of the local wildlife site. The site is also well vegetated and this would also need its own site
assessment. At this stage, biodiversity interests are not thought to preclude the site being
considered for development, although an ecological assessment will be required.
Development at the site for both employment and retail purposes has been found to be
acceptable on previous occasions, although a transport and air quality assessment would be
need to assess impacts upon Ospringe Street (also an AMQA).
Step 3 – availability
Should site progress to Step 3? Yes
The site has a willing landowner. Planning permission was granted on 23 December 2015.
Step 4 – achievability
Should site progress to Step 4? Yes
PBA advice is that all sites in Faversham are viable to develop in current market conditions –
and are available to accommodate 35-40% affordable housing and a CIL charge. However,
site costs and a location in a part of Faversham with lower values, may see a slightly longer
lead in time. The site has good accessibility to the main road network and in a proven
location for housing, albeit at the lower end of property values in Faversham. It is assumed
that a medium sized regional developer would develop the site over an eight year period, with
development here likely to be reasonably popular with potential purchasers.
Step 5 – over all achievability
Deliverable 0-10 years
This is a good opportunity to provide housing in this part of Faversham, provided that it can
assist with the delivery of employment floorspace. Planning permission has now been
granted for residential development.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
6
164
DR I
VE
18
22
RO AD
Pa th
CH ENEY
2 1
12
2 to
16
32
28
30
to
20
34
22
24
to
158
N SON
22
12
2 to
to 168
D VI
Sc h o o l Fa rm Co tta g e s
E
108
GRA VEN
8 .5 m
EY ROAD
Sc h o o l Fa rm
Co tta g e s
GP
Ewe l l Ba rn Ho u s e
52.
5
W HITSTA
LB
L a d y Da n e Fa rm
MP
Po s ts
1 1 .8 m
BLE RO
AD
Th e Bu n g a l o w
155
Ewe l l Fa rm
to 169
Po s ts
1 18
171
W AY
11
5
CL
R'S
MILLFI
D
4
2
GA SKI
NR
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W
LEE
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1a
to 174
ED WAR
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1
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41
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65
58
5
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R OAD
41
m
170
1 0.4
ROAD
to 143
33
178
27
GRA VEN EY
127
91
1
ou se
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Ce n
tu ry H
71
93
40
182
to 188
25
184
89
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47
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to 125
76
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113
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101
J UBI
to
84
1 2 .5 m
1 1 .0 m
87
20
190
to 194
85
15
OAD
to
to 185
19
S CLO
CLO
SE
Ta nk
Lodge
Ce m e te ry
1 2 .8 m
14
NG
SL
1 7 to
8
1 9
6
1
2
4
8
13
SI DI
UN TERS
9
10
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1 7 .0 m
193
9
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1 4 .6 m
to 207
10
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R
OA D
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71
9
1 3 .4 m
67
79
8 2
to 200
to 6
196
61
74
to
40
9 .2 m
1 7 .1 m
45
72
El Su b Sta
1
15
55
5 cd
67
1
1 0 .4 m
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b Sta
Wh i te Co tta g e s
31 3
3 to
N SON
43
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1 55 a
1 55 b
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62
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1 43
to
Po s ts
6452
to
BS
1
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7
1
52
56
64
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2
to
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VI
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33
27
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1 74
1 6 .2 m
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to
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to
96 84
to
N EAM
23
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to
29
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W
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17
98
4
21
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1 52
to 1 4
23
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ds Sh
ed
6 3a
1 28
Po s ts
El Su b Sta
FS
Pa v i l i o n
11
1 to
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61
Pl a y g ro u n d
t Ho
us e
TH
Th e
55
Re
L co re
d gaeti o n
66
78
86
1 68
2
24
42
54
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El
Su b Sta
Tk
1 50
WH
1 3 .7
m
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LE R
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FB
D VI
19
49
Te n n i s Co u rts
1 36
21
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15
11
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1 to
E
N EAM
ASENU
OMAV
47
FS
E
Sc h o o l Fa rm
Fa c to ry
1 32
1 2 .0 m
13
TH
43
M al
209
IV
DR
Po s ts
N SON
75
74
8
1 1 .3 m
Bo wl i n g Gre e n
sto n
VI
52.
b Sta
El Su
63 7 3
Pl a y g ro u n d
1 1 .6 m
D Fn
Pre
RD
WA
MP
1 24
3
33
5
219
ED
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u sGro
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v en
sto
o rnCPlotta
a cege
1 to
11
Po s ts
Nu rs i n g Ho m e
Pu m p i n g Sta ti o n
43
D
1 14
229
Po s ts
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1 04
1
31
217
215
Wo rks
ELD
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TCB9 4
76
42
Re c re a ti o n Gro u n d
Pa v i l i o n
PCs
8 .5 m
Ta n k
MILLFI
86
ck
76
92
2
3 09
STRE
ET
El
Su b Sta
64
7 .9 m
Al l o tm e n t Ga rd e n s
35
2
99
6
16
26
32
54
D
36
50
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1
33
44
Ba k e ry
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38
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17
55
AM
D
14
WH
PW
1 6a
24
El Su
b Sta
23
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7 .6 m
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26
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75
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13
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to
32
2
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42
16
1 6b
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2 24
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6 .5 m
25
3
16
11
33
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1
15
5
23
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.0 m
11
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1
13
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9
Sh e l te r
6 .4 m
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5
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1 15
1 11 a
1 10 a
1 10
4
2
TCB
Bu il
1 20
28
41
5 .9m
PH
8 .8 m
3
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
13
SE
7 to
8
3
Ewe l l Ho u s e
De p o t
88
M as t
86
6
PCs
7
5
ot
74
12
dge
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23
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41
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33
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38
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50
da l e
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ED a nd Ward Bd
y
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7
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Way
2
36
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8
22
13
t
do n
d hu rs
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L ax to
n Wa
y
20
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32
40
1
2
3
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11
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1
27
17
15
9
1
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(d i s u s e d )
3 0 .0 m
Bro x h o l m e
1 7 .4 m
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48
Po sts
Cl a i r-d e -l u n e
RO AD
Fi l l i n g
Sta ti o n
15
1
m)
2
M a s t (Te l e c o m m u n i c a ti o n )
1
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4
8
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62
th (u
85
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Tra ck
35
72
74
78
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13
29
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SE
24
1
n ue
SL
Wh y te
Ac re s
79
BUR Y
RO MAN
L Twr
50
CA NTER
L Twr
23
32
38
44
37
33
6364
25
Tra ck
14
16
22
24
30
5
3
4
18
1
2
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39
71
20
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17
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2
29
49
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27
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13
11
7
SE
CLO
1 5a
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26
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ON
14
27
32
PR
10
M e ro n d a l e
49
2 5 .7 m
Sta n
ds
LAN E
2
43
rse ry
L Twr
2
FB
12
WAY
El
Su b Sta
41
E
oth s Nu
Fo o tb a l l Gro u n d
(Fa v e rs h a m To wn FC)
TON
69
4
Na rb
U
EN
M e l ro s e
AV
2 4 .9 m
M
1
Ke a rs n e y
L Twr
Sta n d s
M i l l Ho u s e
1 5 .8 m
59
18
14
LAX
29
M i l l Co tta g e
Pre s to n L e a
1
E
Co a c h
Ho u s e
LB
21
27
ENU
20
PO
2 4 .4 m
Bri d g e
Co tta g e s
53
40
AV
9
SSE
T
7
2
RU
5
4
Pa th
26
2
Sh e l te r
BLEN HEI
4
AD
2
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1 7a 1
9
8
4
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17
12
10
20
CA NTER
L Twr
M a s t (Te l e c o m m u n i c a ti o n )
Sta n
ds
L Twr
15
16
RO AD
2 1 .7 m
2 1 .4 m
Tra ck
1
11
16
8
34
PA RK
65
46
52
5 2a
9
39
1
20
20
2 2 .3 m
6
10
PLAC
E
32
31
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HO MESTAL L
32
14
RO MAN
TCB
1 4 .6 m
21
11
13
24
3
1
1
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OD
10
11
17
19
19
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30
30
62
59
H ILTO
h
45
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44
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8
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1
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58
49
55
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2
18
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Te n n i s Co u rt
Ho m e s ta l l
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ry
Th e Wi n d m i l l
(PH)
5
1
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Co tta g e s
26
CR
BR AMLE
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2 1 .0 m
Ho m e s ta l l Ba rn We s t
1 3 .7 m
5
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Iv y
Co tta g e
J u b i l e e Co tta g e
Pl a y g ro u n d
9
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th
Wa
LB
36
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38
55
54
21
1
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1 8 .0 m
MAKE
31
48
57
59
33
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2
47
59
22
33
26
15
7
70
El Su b Sta
36
14
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BR AMLE
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91
95
17
5
62
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46
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l eg e Th
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Ho m e s ta l l Ho u s e
Ri c k s Ya rd
Co tta g e
11
61
nade
60
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g Ma s
on
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Co tta g e s
1 3 .7 m
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1
44
47
79
Make
52
69
El
Su b
Sta
1 51 6
42
69
29
43
75
22
44
56
33
37
to
42
PRESTON
DER M
ER E
5 9 to 73
5 2 .2
5
62
36
4 3 to 57
70
21
94
35
1
64
Bri
26
54
28
MP
78
Po s ts
Ter L B
race
66
1
LES
SPI CKETT
CLO SE
68
El Su b Sta
29
27
Tra ck
Fo
86
84
7 5 to 89
76
1 00
8
76
LO VE LAN
E
M P5 2 .25
68
Ewe l l Fa rm h o u s e
Ch a p e l
6
SB
2 8 .1 m
Wa
7
rd
Co rn e r Co tta g e
Sto n e
Bd
y
Po n d
M ac k nade
M anor
Pa v i l i o n
2 9 .1 m
Sti l e Co tta g e s
3 1 .9 m
1 2
SALTE RS LAN E
1 8 .9 m
Pa
th
M a c k n a d e Fa rm Co tta g e s
1
Cra ft Ce n tre
CA NTER
1
Ho m e s ta l l Co tta g e s
BUR
Y RO
CH
AD
m
CF
3 1.6
Ca re y Co tta Dru
g e ry Co tta g e
Pa
FW
Ta n k
2
3 1 .4 m
RO AD
1
RO MAN
th (u
M a c k n a d e Fa rm
4
2
Ta n k
Ti n Bri d g e Co tta g e s
Bo u g h to n Fi e l d Co tta g e s
A 2
ETL
SELLI NG
RO AD
m)
Ta n k
Bo u g h to n Fi e l d Co tta g e s
CR
Wa rd
Bd y
2
1
6
2 5 .8 m
o nd
De sm e nt
sc
Cre
8
1
7
3
M i l e Sto n e
4
rd Bd y
1
Tra
ck
3 2 .8 m
d
CAN
TER
BUR
Y ROA
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Ti n b ri d g e
ROM
AN ROA
SHLAA ref
SW/096
Site address
Land at Lady Dane Farm, Love Lane,
Faversham
Site area (ha)
26.50ha
Land owners yield
260
Density multiplier yield
260
Final SHLAA yield
260
Site description
This site lies outside the built confines of Faversham between Love Lane, Graveney Road
and the railway to the north of the A2. The site comprises undulating farmland/orchard and
adjoins a complex of farm buildings opposite a cemetery. The land subject of this
submission comprises approximately half of the land reported previously reported in the
2008-2009 SHLAA as SW/080.
Step 1 – policy constraints
Should site progress to Step 2? Yes
The Employment Land Review indicates that the site may have merit for employment
purposes and this can be considered as part of the Local Plan process. If housing were
proven to be needed to support that provision, then this too would need to be submitted and
examined as part of the Local Plan. A change in the policy context, achieved via the Local
Plan, would be required.
The site has no policy constraints (Ancient Woodland, AONB or designated wildlife sites).
Step 2 – suitability
Should site progress to Step 3? Yes
This site is located on the edge of Faversham and as a consequence is remotely located
from a GP surgery, convenience store and School (all located approximately 1.5km away).
The site is, however, well served in terms of a local bus service (3/3A/3X). At is stands, the
Appendix 4.1 – sites forming SHLAA supply (first sweep)
7
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
site cannot be considered to be sustainably located, although, depending on final yield, onsite provision could be made to address access to services.
Development would need to be subject to an extensive transport assessment. In principle
access would be gained from Love Lane, with an additional residential access off Graveney
Road. It is envisaged that a separate commercial access would be gained direct from the
A2.
Whilst there are clearly sites with better access to services and facilities, any site at
Faversham’s urban edge is subject to these constraints. Extending the criteria for access to
services shows that these facilities are available within a reasonable walking, cycling or
short car journey to the town centre, whilst the proposals could potentially offer some
potential to improve local services.
This site has been assessed in the Council’s Urban Extension Landscape Capacity Study. It
states that expansion of residential development could be accommodated east of Love
Lane, where the land is visually contained by a north-south ridge, which rises to the east.
Extensive development extending beyond or visible from, land east of this ridge would be
inappropriate because it would impose on the rural character of the landscape to the east.
(It is this raised eastern bank which marks the eastward extent of the site). The conclusion
reached is that the rural approach to Faversham should be conserved and respected. In
terms of the contribution that this site makes to the heritage setting of Faversham (Turley,
2015), it is concluded that this is moderate.
The site promoter endorses the Landscape Capacity Study assessment, confirming that the
site comprises a contained landscape with the topography of the site being bowl-shaped,
with the open side facing northwards. The promoter acknowledges that imaginative
landscape master-planning would be required. Site layout details indicate the provision of a
wide, landscaped corridor between an office park (to the south) and housing to the north,
which would be intended to act as an inclusive area of strategic open space, safeguarding
long views to St Mary’s church and providing connectivity to the surrounding farmland. The
Council is confident that development will conform with the Urban Extension Landscape
Capacity Study.
With the benefit of the details in outline planning application SW/14/0045 development will
include mixed use comprising commercial and office development, a 70-bed hotel,
pub/restaurant, health centre and approximately 200 dwellings, plus 4.5ha of open space. If
developed in this way housing would be confined to the northern part of the site, with
employment to the south, set in away from the eastern boundary. As such impact on the
landscape would be minimal.
In the context of meeting Faversham’s employment needs, this site could perform such a
role. As such, it is concluded at this stage that the site should not progress due to
landscape/visual impact, alongside the concerns over sustainability.
Step 3 – availability
Should site progress to Step 3? Yes
The site has a willing landowner. There is a resolution to grant outline planning application
SW/14/0045 for a mixed use development comprising a business park, hotel,
pub/restaurant, health centre, open space, traveller site and residential development. There
is additional capacity to the south of phase one which would provide an additional 60
dwellings.
Step 4 – achievability
Should site progress to Step 4? Yes
PBA advice is that all sites in Faversham are viable to develop in current market conditions
– and are available to accommodate 35-40% affordable housing and a CIL charge.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
8
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
Step 5 – over all achievability
Deliverable 0-10 years
this site represents a good opportunity to provide a housing in Faversham, provided that it is
accompanied by employment floorspace.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
9
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
9
Tr ack
LA NE
24
HERB
ED
Pond
A
FEAT
Electricity Sub Station
Electricity Sub Station
Level
Crossing
El Sub
ETL
MP 45.75
24
ST ROAD
GROV EHUR
Pond
A
9
Fe a th e rb e d Ho u s e
Mast
ETL
Great Grovehurst Farm
Ne w Ho u s e
El Sub Sta
ETL
Mast
Tank
SW
AL
W
EA
Y
Pond
9to
11
8
13
68
COU RT
ER
17
18 to
23
56
38
PR EM
1
AR CH
Gre a t Gro v e h u rs t
IER
WAY
46
36
33
55
30
61
1
11
9
2
8
EDWARD
DRIVE
10 7
30
C OUR T
MAR TIN
10
14
to
24
97
83
71
65
75
56
D
MONAR
CH
V
RI
E
37
53
RO
25
2
45
61
3
0
1
30
46
2to8
13
AD
MENIN
RO
MONS COUR
T
22
IN C
28
1
GODW
23
25
13
24 to 29
95
91
24
29
18 to 23
to
12
21
LOSE
19
62
25
60
70
ST
UR
10 to 26
74
2
EH
1
1
2
7
12
to
17
D
EA
OV
GR
9
to
7
47
17
45
23
35
33
31
5
17
11
6 t o 11
SM
0
H DRIVE
3
2
70
MONARC
1
5
14
NE
DA
14
31
4
4
8
14
5
AY
WR
IE
13
51
78
3
2
2
13
22
43
24
16
15
El
Sub
Sta
37
32
26
PR EM
SHLAA ref
SW/104
Site address
Land at Great Grovehurst Farm,
Sittingbourne
Site area (ha)
4.98
Land owners yield
150
Density multiplier yield
155
Final SHLAA yield
120
38
Site description
This flat parcel of land comprises a mix of greenfield and brownfield land located to the north
west of Sittingbourne. It is currently in agricultural use and includes a number of former
agricultural buildings that have been converted for various retail/employment purposes. The
western section of the Swale Way forms the northern boundary of the site, the B2005
extends along the western boundary and the Sittingbourne/Sheerness rail link is located
immediately to the east, all of which act to enclose the site and detach it from the wider area.
The site is well related to existing residential development to the south where a secondary
means of access could be provided.
Step 1 – policy constraints
Should site progress to Step 2? Yes
This site has no policy constraints (Ancient Woodland, AONB or designated wildlife sites).
The Employment Land Review notes that this is a self-contained site adjacent to the A249
junction at Kemsley, and is a good potential site for employment use. The site has now been
withdrawn from the ELR by the landowner. Development would require an allocation via the
Local Plan.
Step 2 – suitability
Should site progress to Step 3? Yes
This site is sustainably located in terms of access to services. However, minor concerns
exist in terms of protecting Great Crested Newts in the vicinity of the site, the provision of
utilities and potential impact on the Grade II Listed Great Grovehurst Farmhouse. These
Appendix 4.1 – sites forming SHLAA supply (first sweep)
10
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
concerns are not considered to be insurmountable.
This site lies within an area of land designated as an Important Local Countryside Gap, as
such there are additional concerns that development in this location could undermine the
purpose of this gap, which is to maintain the separate identities and characters of
settlements, safeguard open and undeveloped areas; and prevent encroachment and
piecemeal erosion of built development and changes to the rural open character of the area.
In landscape terms the Urban Extensions study advises that north of the footbridge crossing
the A249 it would be appropriate to conserve the open character of the landscape between
settlements. This site adjoins the landscape study area to the east of Iwade, where it is also
noted that this less heavily developed area forms part of the landscape which divides the
urban areas of Iwade and Sittingbourne. Any detailed development at this site would need to
be sensitively handled in respect of addressing issues of coalescence. However, it is
considered that this is not a critical point as this site is set in the context of existing urban
development and it is likely that overall visual landscape/visual impacts are minor.
Kent Highway Services advise that this site has the option to take access from Swale Way,
Grovehurst Road and possibly Goodwin Close and Danes Mead. Formation of any new
residential road junctions may prove difficult onto Swale Way due to level differences, traffic
volumes, and visibility issues. The same may be true for an access onto Grovehurst Road.
However, it would be down to the developer to demonstrate that acceptable accesses could
be formed, given the traffic volumes and speeds. The impact of additional traffic on Goodwin
Close, Danes Mead and the Hurst Lane/Grovehurst Road junction would also need to be
assessed. All these matters would need to be considered through the submission of a Traffic
Impact Assessment, but are not thought to be insurmountable.
Remodelling of the A249/Grovehurst Road interchange is likely in the future to respond to
increased use of Swale Way (following the opening of the crossing over the Milton Creek in
November 2011), and potential new development in the area. It is likely that land at Great
Grovehurst Farm will need to be made available to facilitate a new road layout. It is therefore
essential that sufficient land is reserved for these works.
Step 3 – availability
Should site progress to Step 4? Yes
There are no legal issues or lease and tenancy agreements affecting the site. The site is
considered to be immediately available, although the availability will dependant on the timing
of the adjacent SHLAA sites on this north western side of Sittingbourne
Step 4 – achievability
Should site progress to Step 5? Yes
PBA advice is that in current market conditions this site is viable with minimal levels of
affordable housing and CIL. It is recommended that 10% affordable housing and zero CIL be
levied at this site, allowing for Section 106 contributions in the region of £17m. .
The Council considers that the site is close to services and the main road network and is
likely to be reasonably attractive to purchasers. The scale of the site suggests it is likely to
be an attractive option for a regional developer. Phasing has been undertaken in accordance
with viability advice, however, there is no obvious reason why the site could not be developed
earlier if demonstrated as deliverable. It is assumed that building would take place at a rate
of up to 30-35 units per annum.
Step 5 – over all achievability
Developable 0-10 years
The site is suitable and available and is likely to appeal to developers and purchasers alike.
It is noted that there are no major site constraints to the site coming forward.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
11
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
SHLAA ref
SW/111
Site address
Milton Pipes, Cooks Lane site, Sittingbourne.
Site area (ha)
4 ha
Landowner yield
None specified
Density multiplier yield
168
Final SHLAA yield
240
Site description
This site is currently occupied by a major concrete pipe manufacturer who wishes to relocate
and consolidate its operations onto a second site in its ownership to the east (Craft Marsh). The
Sittingbourne Town Centre and Milton Creek SPD envisaged redevelopment of the site for
housing once this is achieved.
The site is occupied by a number of buildings and sits alongside the edge of Milton Regis, being
enclosed by Grovehurst Lane to the east.
Step 1 – policy constraints
Should site progress to Step 2? Yes
The Employment Land Review notes that this is a suitable employment site. It is considered that
this site should be allowed to progress as it will facilitate relocation plans to consolidate this
business on another local site.
Step 2 – suitability
Should site progress to Step 3? Yes
This site adjoins the Milton Regis Conservation Area and a number of listed buildings, although
there is the opportunity to enhance the outlook of both. There is likely to be some contamination
due to historic uses, although these are not considered critical. Likewise some consideration of
air quality may be relevant – because of the AQMA - although this may be offset by the removal
Appendix 4.1 – sites forming SHLAA supply (first sweep)
12
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
of the current use.
There are likely to be some highway constraints, although these should be overcome as
capacity is already provided by the Sittingbourne Northern Relief Road (Milton Creek crossing)
and at the key road junctions brought about by town centre retail development.
Step 3 – availability
Should site progress to Step 4? Yes
The site has been purchased by new owners who now have a clear intention to redevelop as
evidenced by the submission of planning application 15/502912, which is awaiting
determination.
Step 4 – achievability
Should site progress to Step 5? Yes
PBA advice is that sites in Sittingbourne are less viable then others in the Borough and while
they could accommodate a CIL charge, could only provide 10% affordable housing.
The Council’s view is that other issues also affect achievability.
The site is not in the most attractive of locations, being so close to busy/congested roads.
Redevelopment would do much to improve the area and create a reasonably attractive and
central location for new housing. Consolidation of activities on the nearby site at Craft Marsh is
likely to be time consuming but not an impediment in its own right given the lead in time due for
transport infrastructure and viability issues.
The yield on this site has been increased from 190 dwellings to 240, to reflect the current
application.
Step 5 – over all achievability
Deliverability 0-10 years
Investment here will make this an attractive location for housing and site constraints are not
considered significant. The site is likely to come forward in the latter part of the SHLAA period
due to the need to relocate the business and for highway capacity to be released by road
improvements. By this time the viability of the site may also have improved.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
13
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
SHLAA ref
SW/123 (plus, SW/116)
Site address
Land east of Iwade village
Site area
55ha – gross development area 15.42ha
Land owners yield
-
Density multiplier yield
431
Final SHLAA yield
440
Site description
This site has been amended since its original submission. It now sweeps from the northern
to the southern tip of the Iwade. As before, it forms a significant greenfield extension to the
east of Iwade. The topography of the site is largely flat but with a gentle gradient down
towards the A249 to the east creating an open site in a prominent location in views from the
A249 and Sittingbourne.
Step 1 – policy constraints
Should site progress to Step 2? Yes
The site has no policy constraints (Ancient Woodland, AONB or designated wildlife sites).
However, it does lies within 300m of an SSSI, SPA and Ramsar site. An Appropriate
Assessment would be required, which would be likely to lead to concerns relating to limiting
public access to the wider SPA. The site promoter is advocating considerable off-site
landscaping works between the site and the A249, which would be made available for use as
a Country Park.
Step 2 – suitability
Should site progress to Step 3? Yes
This site is located on the eastern edge of Iwade and lies within 750m of the central services
that the village has to offer (convenience store, primary school). The GP surgery is more
distant, being sited on the southern side of the village. Iwade has a variety of bus services
which operate once or twice a day. In overall terms the poorer levels of public transport do
not make the site the most sustainable location, however, it is assumed that the scale of
growth being considered here could bring about improvements to public transport services
Appendix 4.1 – sites forming SHLAA supply (first sweep)
14
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
and it is on this basis that the site is progressed further in the assessment.
The site promoter has submitted a concept plan which identifies land for a Country
Park/countryside gap (39.5ha) around the outer edge of the site. Housing is as original
shown, adjacent to the allocation in the 2008 Local Plan. There are additional parcels to the
north of the village – linking to SW/117 and to the south – linking to land at Pond Farm
(SW/183). Potential sites are also indicated for a community hall/nursery school.
This site has been assessed in the Council’s Urban Extensions Landscape Capacity report,
which concludes that in landscape terms there is potential to expand residential development
towards the A249 in a manner which creates a softer urban edge. In order to mitigate the
moderate to significant landscape impacts of this scale of development landscape
enhancements will be required beyond the development boundary in addition to a 39.5ha
Country Park.
This site lies within an area of land designated as an Important Local Countryside Gap, as
such there are additional concerns that development in this location would undermine the
purpose of this gap, which is to maintain the separate identities and characters of
settlements, safeguard open and undeveloped areas; and prevent encroachment and
piecemeal erosion of built development and changes to the rural open character of the area.
Putting aside the cumulative impact of the development across various sites on the fringes of
Iwade, it is considered that on its own, the impact of this site would be much reduced, bearing
in mind the commitment to set aside a significant parcel of land as a Country Park.
This lies very close to the Swale SSSI, SPA and Ramsar site. This proximity will trigger the
need for a Habitats Regulations Assessment. Of particular concern is the potential increase
in recreational activities resulting in impacts on the SPA. In itself, the majority of the site
(arable fields) may be used by species associated with the adjacent Swale SSSI, SPA and
Ramsar site. However, the site is in an area known for its great crested newt and reptile
populations and the presence of, and impacts on, these populations would need to be
adequately assessed to ensure that appropriate mitigation is available and achieved. Impacts
are considered by be major in this regard, with an HRA required as part of any future
development.
In terms of highway issues the level of traffic likely to be associated with a development of
this size is likely to have an impact on the surrounding road network, and additional highway
mitigation will be sought. Access to the site through existing residential roads is unlikely to be
suitable. Accordingly, alternative access via a newly former local distributor road is
proposed. There are a number of sites promoted at Iwade, the cumulative impact of these
will dictate the level and form of mitigation required at the Grovehurst Road junction with the
A249 (see below). Contributions towards strategic transport measures will be likely.
The Council’s transport model has indicated that additional development at Iwade will result
in further congestion on the A249/Junction 5 of the M2 and at the Grovehurst junction.
Issues relating to this matter will be for the evolving Local Plan to assess in the context of incombination effects of a wide range of issues.
Step 3 – availability
Should site progress to Step 4 Yes
There are no legal issues or lease and tenancy agreements affecting the site. There is a clear
intention to develop the site for housing purposes.
Step 4 – achievability
Should site progress to Step 5 Yes
PBA advice is that all sites in the rural area are viable to develop in current market conditions
– and are available to accommodate 35-40% affordable housing and a CIL charge.
The Council’s view is that this is in an area of significant recent growth and a proven location
Appendix 4.1 – sites forming SHLAA supply (first sweep)
15
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
for prospective buyers.
Step 5 – over all achievability
Deliverable 0-15 years
The site is suitably located within a popular residential area, noted as having relatively high
average prices and reasonable levels of demand. Having only minor constraints, this site
could be deliverable in current market conditions. The site is considered to be immediately
available for development, subject to lead-in times for securing planning permission.
There are matters that the Local Plan will need to be satisfied of before any formal allocation
is made:
(1) the degree to which an improved level of public transport can be achieved;
(2) timing of improvements to the Grovehurst interchange;
(3) securing provision of open space and landscaping as part of the countryside gap
between Iwade and Sittingbourne and in the interests of maintaining biodiversity; and
(4) an assessment of the cumulative impacts on any prospective allocations each side of
the A249 between Iwade and Sittingbourne in order to ensure that remaining
countryside gap between the settlements is not seriously compromised.
A further issue to be considered will be the community impacts of continuous development at
Iwade since the 1990 over an extended period.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
16
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
Trac
k
92
y
13
C of E Primary School
2
RO
AD
28
14
NUTBERRY CLOSE
33
27
LD
10
MO
OR
21
rge
ry
EN
2
25
El Su
UE
72
b St
a
24
25
Su
AV
29
27a
32
25a
Fire
Engin
e
Stat
ion
NA
8
DO
76
31a
22
1
80
ST
AT
IO
N
16
34
18
44
1
8
23
12
RD
EN
CH
SR
O
AD
2
EL
CL
O
1
SE
15
46
12
st
18.2m
Po
El Sub Sta
42
B
13
WG
A
ER
R
13
NE
58
Teynham
YG
A
RD
O
60
EN
S
11
14
N
20
1
32
GA
EN
S
2
22
117
109
PO
105
3
x
93
91 89
87
69a
85
69
18.6m
67
65
Lion
Farm
El Su
b St
a
rt
e
Cou
92
74
68
75
Hous
48
56
Shearluck
4
CR
1
r Bo
to
3
Lette
3
101
17.7m
New
91a
91b
86
88 90
80
107
PH
PH
16
ry
2
12
20
Surge
16.8m
1
121
Car
Park
26
125
11
28
RD
36
AL
5
GN
1
FRO
a
129
59
TCB
61
60
2
Monu
ment
38
47
28
22
Rose
Hous
e
32
34
24
20.5m
35
LO
PH
Pleasant View
25
ND
PW
Sunday School
Oxfor
23.2m
d Ho
.
ON
RO
AD
13
6
18
3
1
Orchard
Mile
Portic
o
Hous
e
9
a 9
1
Sto
n
25.0m
Inn
ns
Bank
e
Dover Castle
Acor
Holly
Thatch
2
Alro
na
4
ROMA
N RO
AD
21.7m
Orch
ad
SHLAA ref
SW/144
Site address
Land east of Station Road, Teynham
Site area (ha)
4.30ha
Land owners yield
120-150
Density multiplier yield
134
Final SHLAA yield
107
Site description
Effectively this site is split into two distinct parts. The northern half is open land, whereas the
southern portion consists of a former orchard, each separated by a mature hedgerow that
extends from east to west. As a whole, the site is framed on three sides by existing housing.
The east boundary is populated by mature trees and hedgerow that screen the site from
views from the east. Beyond this natural screen the land falls way into a shallow valley of
agricultural land.
Step 1 – policy constraints
Should site progress to Step 2? Yes
The site has no policy constraints (Ancient Woodland, AONB or designated wildlife sites).
Development of the site would be dependent upon resolution of Teynham’s role in the Local
Plan.
Step 2 – suitability
Should site progress to Step 3? Yes
The yield for this site has been reduced from 120 to 107 dwellings to reflect updates from the
site promoter.
This site is located 693m from Teynham railway station and 411m from the bus services
Appendix 4.1 – sites forming SHLAA supply (first sweep)
17
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
running along the A2. Rail services at Teynham run hourly in each direction offering direct
services to London-bound stations and connections via Sittingbourne (and Faversham).
There is an hourly bus service between Faversham-Sittingbourne-Maidstone (333) and less
frequent services to Canterbury and other minor services to nearby villages.
The site is 626m from the nearest convenience store, 250m to Teynham Primary School and
187m to the GP surgery at 72 Station Road.
Kent Highways advise that safe access could be provided into the site, with appropriate
sightlines and provision of pedestrian links. It is noted that an undertaking has been given to
provide 66 parking spaces on site to address existing parking issues along Station Road.
This will need to be reinforced with waiting restrictions.
Assuming that on-street parking can be removed from Station Road, consideration will still
need to be given to the impact of additional traffic at the junction with the A2, with its difficult
turning right out of Station Road. The gaps usually occur (during the peak periods) when the
pelican crossing is activated. It is likely, therefore, that mitigation may be required at this
junction if capacity is stretched.
Part of the site comprises old orchard trees, making it a UK BAP Priority Habitat. This
interest would require further assessment, but it is not thought a critical constraint as the
habitat could be retained. The site is well screened from the east and landscape impacts are
considered to be minor.
Since publication of the draft SHLAA 2010-11, the site promoter has confirmed intentions to
purchase a local property to facilitate access into the site as access cannot be gained via
Noble Close as a result of third party landownership.
Step 3 – availability
Should site progress to Step 4? Yes
The site is in single ownership. It has been promoted by developers for housing through
successive local plans and a developer has retained an option on the land.
Step 4 – achievability
Should site progress to Step 5? Yes
PBA advice is that all sites in the rural area are viable to develop in current market conditions
– and are available to accommodate 35-40% affordable housing and a CIL charge.
Teynham is likely to be attractive to a regional house builder and being set back off the main
road and close to the station, it should be an attractive proposition for purchasers. This is a
greenfield site, with no obvious impediments to development, although the need for highway
improvements (and completion of negotiations for the purchase of third party property) may
lead to a need for values to uplift sufficiently to allow the scheme to proceed. There may
however be other infrastructure issues affecting delivery. Improvements to the waste water
treatment works will be required. It is understood from Southern Water that these
improvements will be programmed in its next investment plan, meaning that development will
not commence until slightly later in the plan period.
Step 5 – over all achievability
Developable 6-15 years
This is a good site whose attractiveness both to developers and purchasers would be
reasonably strong. Delivery of this site is dependent on the recovery of the housing market
and highway improvements. It is assumed that values would need to rise sufficiently to deal
with these issues. Infrastructure constraints (timing) are also assumed to have a strong
bearing on delivery and as such commencement is not assumed before 2021-2022.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
18
38
5
2
12
6
to
14
WAY
16
12
2
TEAL
2
1
13
21
5
6
20
N
EO
18
AD
RO
IG
26
to
32
W
Drain
dy
dB
War
Und
31
35
23
13
15
11
GROVEH
PINTAIL DRIV
E
23
Health Centre
14
alk
tW
E
ce
Avo
3
L DRIV
2
1
PINTAI
9
1
46 to 52
8
54
12
URST RO
AD
46
19
19
GREE
NSHA 6
NKS
16
16
9
30
ROAD
S
7 to 17
18
4
MONIN
AY
1
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
Pond Farm
16.8m
Pond
13.7m
ETL
CR
A
A
24
24
9
24
9
9
A
24
9
Dr
ain
18.0m
L
A
ET
ck
LAN
24
BED
E
Pond
A
HER
9
Tra
FEAT
ETL
SHLAA ref
SW/183
Site address
Land south east of Iwade village
Site area (ha)
2.7ha
Land owners yield
75-125
Density multiplier yield
89
Final SHLAA yield
70
Site description
This site represents a large greenfield extension to the south east of Iwade. Located between
the B2005 and the old A249 the site forms a part of the curtilage of Pond Farm to the north
and a former orchard. There is a fragmented screen of hedgerow surrounding the site
although it retains an open appearance. The site also maintains its rural character with
(currently) undeveloped agricultural land to the east, west and south, broken only by the two
adjoining roads and the farm shop and farm buildings to the south. Land to the west (at
Coleshall Farm) has planning permission for mixed use/residential development.
Step 1 – policy constraints
Should site progress to Step 2? Yes
The site has no policy constraints (Ancient Woodland, AONB or designated wildlife sites).
The site would need a site allocation via the Local Plan. An Appropriate Assessment may be
required for the site to address European habitat issues.
Step 2 – suitability
Should site progress to Step 3? Yes
Appendix 4.1 – sites forming SHLAA supply (first sweep)
19
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
This site is located at the south-eastern corner of Iwade and lies within 800m of the central
services that the village has to offer (convenience store, primary school, GP surgery and bus
stop). Iwade has an hourly bus service (341) to Maidstone/Sittingbourne. In terms of
sustainability/access to services this site is not considered to be suitable for development on
the grounds that the bus service is inadequate. However, there is potential for the site to
contribute to improvements in the service, such that the site could meet all the suitability
requirements laid down in the SHLAA methodology. Other sites at Iwade are similarly
affected, but where these are existing allocations, acknowledgement has been made that the
constraints to development remain unchanged.
This site has been assessed in the Council’s Urban Extensions Landscape Capacity report,
which concludes that in landscape terms there is potential to expand residential development
towards the A249 in a manner which creates a softer urban edge. Landscape impacts are
considered, with mitigation, to be minor. In addition, it should be noted that ecological issues
have not been fully explored on this site in respect of the existing old orchards. This may
result in yield being reduced in order to ensure retention of more trees (and associated
biodiversity) within the body of the development and will need to be mitigated. Setting aside
land down to the Grovehurst interchange will give the opportunity for this mitigation to take
place (with the potential for land to be made available for transportation improvements).
This site lies within an area of land designated as an Important Local Countryside Gap, as
such there are additional concerns that development in this location would undermine the
purpose of this gap, which is to maintain the separate identities and characters of
settlements, safeguard open and undeveloped areas; and prevent encroachment and
piecemeal erosion of built development and changes to the rural open character of the area.
Putting aside the cumulative impact of the development across various sites on the fringes of
Iwade, it is considered that on its own, the impact of this site would be minor, bearing in mind
the role of the additional land (outside the boundary shown above), which extends down to
the Grovehurst Road interchange.
Outside the SHLAA process, consideration needs to be given to the cumulative impacts on
settlement separation as a result of other proposals at Iwade and north west Sittingbourne.
The site promoter has undertaken a landscape assessment concluding that features within
the existing landscape impact on the openness between Iwade and Sittingbourne (the old
and new bridge across to Sheppey, high voltage power lines, large scale industrial buildings
and the A249). It is put forward that by rounding off Iwade to follow the existing pattern of
development, the openness between the two settlements would not be harmed.
Furthermore, incorporating a landscape buffer (and retaining part of the old orchard and the
pond) would ensure that a permanent gap was maintained.
In terms of highway issues the level of traffic likely to be associated with a development of
this size is likely to have an impact on the surrounding road network, and additional highway
mitigation will be sought. There are a number of sites promoted at Iwade, the cumulative
impact of these will dictate the level and form of mitigation required at the Grovehurst Road
junction with the A249. Contributions towards strategic transport measures will be likely.
Step 3 – availability
Should site progress to Step 4? Yes
The site is in single ownership with a developer having an option to develop the land. A clear
intention has been expressed to develop the site for housing purposes. There appear to be
no legal issues or lease and tenancy agreements affecting the site. Pending the suitability
and achievability of the site, it would be reasonable to expect that this site could come
forward in the medium term.
Step 4 – achievability
Should site progress to Step 5? Yes
The yield reflects the need to incorporate open space within the development (to mitigate the
Appendix 4.1 – sites forming SHLAA supply (first sweep)
20
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
impact of development on the separation to the A249) and to retain the orchard, which is a
UK BAP Priority Habitat.
PBA advice is that all sites in the rural area are viable to develop in current market conditions
– and are available to accommodate 35-40% affordable housing and a CIL charge.
Iwade is in an area of significant recent growth and a proven desirable location for
prospective buyers. At present a national developer has an option to develop the land.
Timing would be affected by the need to secure the sites allocation through the plan process
and the preparation of any Masterplan and as such a later delivery is assumed – perhaps
2017 onwards.
The site promoter has indicated that the site is currently viable and could be delivered over
five years.
Step 5 – over all achievability
Developable 0-10 years
The site is suitably located at a popular residential area, noted as having relatively high
average prices and reasonable levels of demand. Phasing follows market/viability advice,
taking into account the need for the site to be progressed through the Local Plan it is
expected that the site could be delivered in the 0-10 year period.
There are matters that the Local Plan will need to be satisfied of before any formal allocation
is made:
(1) the degree to which an improved level of public transport can be achieved;
(2) provision of open space and landscaping as part of securing the countryside gap between
Iwade and Sittingbourne and in the interests of maintaining biodiversity; and
(3) an assessment of the cumulative impacts on any prospective allocations each side of the
A249 between Iwade and Sittingbourne in order to ensure that remaining countryside gap
between the settlements is not seriously compromised.
A further issue to be considered will be the community impacts of continuous development at
Iwade since the 1990 over an extended period.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
21
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
UG
Po
2
2a
2
Posts
Wood
E
AV
ank
wb
Willo
E
19
NU
17
35
to
45
39
Cedar
Penmarric
47
Ninovus
Budsaven
8
Minster
37
l-air
Be
letta
76
Sunnyfields
Pa
View
Va
49
20
68
Alaseun
Terrace
Little Firs
HT
60
fect
n
ve
Ha
rr-
Pu
th
La Casa
(u
m
)
AD
O
HR
RIS
PA
5
55
s
eld
nnyfi
Su
4a
3
1
2a
1
30
Aldekijo
90
Heimat
Abbeyview
92
2
61
51
Greenacre
24
102
12
106
AD
110
SH
RI
PA
2
RO
7
8
9
1a
7
5
1
4
1
20
71
8
12
12
10
1
LUPIN
118
CO
UR
T
1
Elder
k
Wal
4
11
5
14
11
1
2
13
19
SORR
W
RI
VE
14
10
2
1
ON
16
SE
9
2
23
CO
TT
5
O
AY
EL
D
7
E
11
2
CL
9
R
1
VE
TH
IS
TL
E
EL
N
N
FE
O
8
CL
TO
3
SE
LE
6
6
82
O
ST
CL
O
90
17
81
3
MI
SE
10
CL
84
to
1
7
7
1
9
AY
12
W
OS
CL
26
E
PR
IM
RO
SE
14
O
W
20
YA
13
11
11
13
IM
18
6
M
15
BLUEBELL
15
68
RR
1
AD
17
D
RO
1
R
5
VE
E
V
RI
O
3
3
PL
1
O
2
1
A
VE
N
U
E
5
D
3
R
2
3
16
A
L
R
O
5
A
21
22
SA
Sheppey Community Hospital
11
CO
7
LI
CR
O
4
AD
LW
AY
7
LA
13
8
23
TL
10
6
21
TH
4
48
1
40
IS
3
10
EH
IL
48
12
17
El Sub Sta
15
2
20
A
V
EN
15
44
38
U
E
17
22
29
L
4
30
SHLAA ref
SW/325
Site address
Plover Road (Thistle Hill), Minster
Site area (ha)
3.8
Local plan yield (where appropriate)
130
Density multiplier yield
107
Final SHLAA yield
97
Site description
Allocated in the adopted 2008 Local Plan (policy H5(4) and H9), this site is adjacent to the
larger Thistle Hill development but is considered within the SHLAA and the Local Plan as an
entity on its own. This is essentially a greenfield site, located within the built-up area
boundary of Minster. It has a slight gradient from north to south. It is bounded along its north
west flank by mature hedgerow and a drainage ditch to the south. The site is well related to
existing residential development to the north west and south. The remaining un-built element
of the Thistle Hill development fronts the site to the north and east.
Step 1 – policy constraints
Should site progress to Step 2? Yes
The site is allocated in the adopted Local Plan under policy H5(4) and H9. It has no policy
constraints (Ancient Woodland, AONB or designated wildlife sites).
Step 2 – suitability
Should site progress to Step 3? Yes
Circumstances surrounding the suitability of the site have not changed since its allocation in
the 2008 adopted Local Plan, as such it is considered to still offer a suitable location for
Appendix 4.1 – sites forming SHLAA supply (first sweep)
22
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
housing development.
The yield for this site has been amended to take account of the application for a supermarket
on part of the site (15/505670).
Step 3 – availability
Should site progress to Step 4? Yes
The land is within the control of two separate landowners. Both parties share the ambition to
develop the site, so this should not be a constraint to its delivery. Furthermore, the site is not
subject to any constraining lease or tenancy agreements and there is currently a national
house builder expressing an interest in it.
Previous limitations on the phasing of the site set out in Policy H9 of the adopted Local Plan
are no longer considered appropriate in the context of the need to consider this site for
housing to meet revised future needs.
Step 4 – achievability
Should site progress to Step 5? Yes
PBA advice is that in current market conditions all sites in Sheppey are unviable and will not
be able to deliver affordable housing or CIL charge.
The Council considers the site to be an established and popular location for residential
development. It is considered that it will not become available until 2016 onwards. With only
a single developer securing ownership of land, it assumed an annual output in the region of
45 dwellings per annum could be achieved.
Step 5 – over all achievability
Deliverable 0-10 years
The site remains both suitable and available. Key factors affecting the overall achievability of
the site is the viability of development and its dependency on the output that is achieved at
the remaining adjacent Thistle Hill allocation. Taking these matters into account the site as
phased having regard viability advice and the need for improving values.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
23
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
SHLAA ref
SW/326
Site address
Scocles Road (Thistle Hill), Minster
Site area (ha)
11.60
Local Plan yield (allocation without planning
permission)
850
Density multiplier yield
325
Final SHLAA yield
473
Site description
This site represents the unbuilt element of the Thistle Hill housing allocation to the south of
Minster. This large undulating greenfield site is located between Lower Road to the south,
Scocles Road to the east and residential areas at Minster to the north and west. The site is
allocated in the 2008 Local Plan under policy H5(8) and H9. An approved updated
development brief for Thistle Hill has led to an increase in number of dwellings (500 to 850)
that can be accommodated at the site. Taking into account the permissions granted since
that time, this leaves 426 units outstanding.
Outline planning permission is currently being sought for up to 440 dwellings at this site
(SW/13/1455).
Step 1 – policy constraints
Should site progress to Step 2? Yes
This site has no policy constraints (Ancient Woodland, AONB or designated wildlife sites). It
is allocated in the 2008 Local Plan (see policy H5(3) and H8) and will therefore be
Appendix 4.1 – sites forming SHLAA supply (first sweep)
24
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
progressed to stage 2 of the SHLAA.
Step 2 – suitability
Should site progress to Step 3? Yes
This site is considered to offer a suitable location for housing development. Minor concerns
include protecting the context and setting of the listed Scocles Court (Grade II) and the
requirement to respect the privacy of existing residents. However, the issues will have
resolved in the detailed design process and will not preclude the site from development.
Service provision, although not yet implemented, will form part of the wider Thistle Hill
development. Other issues including highway infrastructure and Section 106 matters in
general have been agreed via the revised development brief.
It is acknowledged that there will be transportation issues arising from development at this
site with the A2500 having queuing issues to the west. This route would require
improvements to allow development at this location.
Step 3 – availability
Should site progress to Step 4? Yes
The site is in multiple ownerships. However, considering the working partnership between
landowners and developers, and the progress to date at other parts of the site, this should
not impact on the delivery of the site. There is clear developer interest and no lease or
tenancy agreements which would adversely impact on the sites availability.
Step 4 – achievability
Should site progress to Step 5? Yes
PBA advice is that in current market conditions all sites in Sheppey are unviable and will not
be able to deliver affordable housing or CIL charge. Minimising the costs of development in
terms of affordable housing and CIL to provide the best opportunity for delivery.
The Council’s view is that this is a proven and popular housing location and is likely to remain
the focus of developer attention on Sheppey, subject to market conditions. Despite viability
concerns, completions and revised permissions at Thistle Hill have continued throughout the
recent recession (albeit at reduced levels). The past pattern of development at this large
allocation has been subdivision and development of large plots. As the undeveloped part of
the site becomes smaller, it is likely to attract just a single developer.
Step 5 – over all achievability
Deliverable 0 - 15 years
This site remains suitable and available and it is assumed that market conditions and viability
will dictate the overall achievability of the site. The site has therefore been phased
accordingly. Build out rates will need to be monitored as they will be particularly important.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
25
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
1 33
1 45
1
1 1 .4 m
LOMAS RO AD
Un d
22
74
72
El Su b Sta
12
50
64
1 5 .0 m
2
22
36
15
66
ED & Ward
Bd y
SL
CR
M P4 6
27
84
ALL SAINTS ROAD
Th e Bu
De f
ng a lo
w
1
M P4 5 .75
2
1 3.8 m
11.2m
RIV
31
2
LD
E
26
104
13
E
CL
OS
FW
y
Bd
ce
ED
&
Te rra
d
k wo
od
1
Un
IV
E
D
R
Oa
29
24
E
Wa
rd
8
2
10
20
B
E
18
O
O
M
27
f
70
54
CL
OS
The Gatehous e
19
BU
RY
20
56
22
23
g ro u n d
74
55
63
58
SA
L IS
17
De
82
9
58
C
49
RO
SE
BE
RY
GO
RD
ON
23
40
76
13
ROA D
Signal
Light
13
94
87
1
69
LOM AS
7
CLO
SE
22
47
83
MP 46. 25
RH
39
97
1
Def
7
1
1 11
3
1
29
P EE
1
FF
28
2
rsto
n Wa
27
57
lm e
lk
14
46
2
N
Pa
El
Su b Sta
39
th
)
(u m
26
2
6
AD
RO
Un
d
31
16
56
52
FB
Y
27
D
R
50
23
IV
E
73
36
96
36
83
RH
Pa
59
W
DO
NS
95
26
17
16
LA
41
RH
110
15
LB
El Su b Sta
T onge Castle
(site of)
45
41
25
26
B dy
&W
ED
IV
& War
ED
72
57
53
43
35
2
E
11
23
1
10
21
Y
10
RR
Tonge Country Park
12
66
18
OO
DB
E
IV
DR
30
GL
AD
ST
O NE
82
51
78
41
EN
UE
22
AV
31
K
13
IC
11
DR
IV
E
d Bdy
DR
10
48
52
RH
7
W
24
KES
3
5
43
30
70
El
38
14
f
Sub
Sta
36
De
63
2
ON
SFIEL
D RO
AD
GL
AD
ST
O NE
38
40
68
SNIPESHILL
36
71
W
51
24
E
13
26
ard
50
24
O
O
D
B
E
82
RR
41
48
58
68
BEAC
D
ef
20
6
W
23
2
7
V IN
CE
13
ES
NT
28
L a n s d o wn e
Pri m a ry Sc h o o l
Swi m m i n g
Po o l
10
E
AD
RO
ID
54
16
15
ED
BL
& Wa
rd Bd
y
1
AM
FF
Tra ck
21
27
ED &
1
Bd y
Ward
1d
Un d
2
a
CS
1a
1 23
1 11
2a
1 21
1 23
1 25
6 .6 m
2b
1 35
1 49
1 45
1 51
1 55
1 53
1 59
1 10
1 20
2 0 .5 m
LB
1 61
Ward
Bd y
1 65
FW
ED &
2 0 .5 m
CAN
TE RBU
RY ROA
RO MAN
1 32
D
Ti c k h a m
Ho u s e
2 0 .5 m
CR
2
RO AD
Pa
th
(um
)
4
1 95
Sub
Sta
4a
El
ef
6
2 09
2 07
D
MS
Foot Bridge
2 1 .3 m
98
2 19
1 96
1 6 .8 m
2 10
1 3 .2 m
FO X
2 18
2 06
53
CS
14
Se wa g e
Pu m p i n g Sta ti o n
1 90
82
HILL
Bapchild
1 2 .3 m
49
Sh e l te r
FF
FW
Fo x a n d Go o s e
(PH)
TCB
St
FF
19
51
AV
1
De
f
Thomas a Bec k et's Spring
Und
33
74
EN
UE
Ga s Go v
Sh e l te r
9
SHLAA ref
SW/330
Site address
Stones Farm, Canterbury Road,
Sittingbourne
Site area (ha)
18.25
Local Plan yield (where appropriate)
600
Density multiplier yield
460
Final SHLAA yield
550
Site description
This site comprises an extensive area of farmland, within the defined urban confines of
Sittingbourne, which is allocated for residential development. The site is bounded by a
railway in the north and the A2 to the south. The western part of the site is flat, but it slopes
gently eastward into a shallow valley. The upper part of the site adjacent to Sittingbourne is
currently an orchard.
Step 1 – policy constraints
Should site progress to Step 2? Yes
This site has no policy constraints (Ancient Woodland, AONB or designated wildlife sites).
Step 2 – suitability
Should site progress to Step 3? Yes
The London Road bus services are 390m from Stones Farm. The nearest shop is the Peel
Drive Stores, which is about 410m away. Lansdowne Primary School is 660m away. The site
is also within 30 minutes public transport time of the Memorial Hospital and the town centre.
The site is borderline in terms of access to a GP Surgery, but not critical. A site of this scale
would be expected to provide community facilities commensurate with the demands that arise
and this may improve overall provision. Air quality may also be an issue to be addressed.
There are some minor landscape/conservation area impacts associated with development of
the site, notably impacts upon the Tonge Mill conservation area and the need to maintain a
settlement gap with Bapchild, but these are considered capable of mitigation through the
Appendix 4.1 – sites forming SHLAA supply (first sweep)
26
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
detailed design of the scheme. To achieve this, a higher density may be required as a
proportion of the site would be required for significant landscaping. A transport assessment
will be required to assess precise highway impacts, but these are not thought critical to the
site’s suitability.
Step 3 – availability
Should site progress to Step 4? Yes
A development brief for this site way adopted in May 2011. It gives a clear indication that the
land will be available for development. There are no other legal issues affecting its
availability.
Step 4 – achievability
Should site progress to Step 5? Yes
PBA advice is that sites in Sittingbourne are less viable then others in the Borough and while
they could accommodate a CIL charge, could only provide 10% affordable housing. In these
conditions the site is considered viable to develop.
The 2008 Local Plan states that the site will not be permitted before 2011 unless housing
targets are not being met. However, market issues would suggest that this site is not likely to
be delivered before at least 2017. A Development Brief has been adopted and a planning
application is being considered (SW/14/501588). The site is considered an attractive
opportunity for house builders and the site is likely to be able to address most Section106
matters in a normal functioning market.
As the site is large it can be assumed that a national house builder would be most likely to
develop the site in a several phases, although it is possible that part of the site could be
made available to a second developer making for quicker delivery, however, for phasing
purposes delivery at 45 units per annum over 13 years is assumed.
Step 5 – over all achievability
Deliverable 0 -15 years
The site remains suitable and available in a good location for developers and purchasers.
Development could commence within the 0-5 year period.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
27
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
0
GH
24
ST
MPs
1
14
ht
S
GA
ay
Ke
ilw
Ra
El Sub Sta
Bdy
Posts
HI
6
to
AD
ley
ms
d
an
rne
12
ou
gb
RO
CCLW
Mooring
2
IL
M
Ward
AY
W
L
WB
WB
Lig
Drain
11
RE
ET
1
Depot
Lines
Pipe
Rigden's Court
Water
High
Mean
10
tin
Sit
Mud
Filling Station
1 to
Giles-Y
oung
Weighbridge
STREET
KING
Mud
ct
Viadu
Depot
Works
Mud
8
eek
Court
High Water
n Cr
Milto
CCLW
High
High
Mean
Mean
CR
ED
Water
&
Ward
Bdy
Mean
El Sub Sta
Water
Mud
Bollard
Depot
Y
A
U
Q
Works
Mean
High
Water
ee
k
Bolla
rds
Works
Whar
Warehouse
Und
Prentis Quay
Mean
High
Water
Mi
f
Foundry
Works
lto
n Cr
TIS
EN
PR
MP
Cold
Store
Hopper
Tank
4.3m
Silo
Viaduct
Conveyors
MP
MP
Posts
Mooring
El
MPs
MPs
Mud
Conve
MPs
Sub Sta
El Sub Sta
Mud
CCLW
yors
FW
Aggregate
Yard
Ward
Und
MLW
El
Bdy
Works
Sub Sta
Bdy
Ward
f
Whar
rf
ED Bdy
Wha
Mud
Wharf
Bus Depot
CF
MP
FW
4.3m
ley
ms
ay
d Ke
ilw
an
Ra
rne
ht
ou
Lig
gb
tin
Wharf
Und
Posts
Mooring
Sailing
Bollards
Barge
Mud
Museum
WAY
El Sub Sta
CROWN QUAY
LANE
34
ED & Ward
Bdy
4.9m
CF
Sit
Mean Low Water
Outfall
Pipe
MILL
Line
IV
E
NTL
Works
DR
Trac
AM
k
BO
NH
Builder's Yard
El
Post
Sub
Tanks
Sta
7a
31
El Sub Sta
Posts
7b
Posts
Posts
W
A
LL
AY
Posts
NE
LA
Posts
El Sub Sta
Restaurant
Saw Mill
N QU
E
OW
CR
8
TH
Sittingbourne Retail Park
Timber Yard
Works
3
Posts
Tank
Sittingbourne Retail Park
4.7m
Posts
W
& Ward
ALL
Bdy
E
ED
TH
El
CR
Posts
Sub
Sta
6.1m
Y
wer
El
Found 1828
Sub
Sta
ROMAN
(um)
Restaurant
A
BURIAL GROUND
Path
W
Bronze Age Hoard
Posts
ROAD
L
MILTON
IL
1
M
Works
Builder's
El Sub Sta
Yard
Sub Sta
Crown
El Sub Sta
Quay
Depot
Foundry
Issues
M
Saxon Burial Ground
IL
L
Hall
ST
RE
ET
9.6m
25 to
29
Works
Moat
Works
El Sub Sta
WB
El Sub Sta
7j
Works
Tank
WES
OU
RN
ON
ET
7
7e
RE
Depot
Allotment Gardens
7a
E ST
RO
AD
Warehouse
TB
West Lane
LB
MILT
4.0m
Trading Estate
11.3m
Depot
7d
2
Y
4.5m
SL
FB
1
Castle
House
Prospect
Court
5.8m
RO
Foundry
The Smeed-Dean Centre
WB
AD
Yard
C1
Goods
Works
4
N
ROAD
Posts
Crown Quay
Trade Centre
El Sub Sta
TO
1 to 3
DOVE
ED & Ward Bdy
52
R
SL
CR
MIL
Club
8
Bayford Court
A7
Sittingbourne Station
A1
Car Park
AEL'S
K WA
Depot
MP 44.75
LB
1 to
20
Memorial
CASTLE ROAD
LIN
D1
EURO
1
Communication Mast
Bdy
EET
CROWN QUAY LANE
El
Sub
Sta
Ward
STR
El Sub Sta
B8
SL
C5
STRE
ET
Court
Bk
D6
PH
B1
TAIN
Trinity
CR
FOUN
5.8m
EUROLINK WAY
SL
Bdy
35
Ward
REET
TCBs
Garage
CR
Car Park
Sand Drag
SL
1 to 40
15.4m
El Sub Sta
29
Goshawk House
Globe and Engine
Kember
Place
1 to 24
27
(PH)
Merlin House
Signal
Kestral Court
11
E
Posts
Ward
Falcon
El Sub Sta
House
Works
Bdy
ROAD
9
18
The
AY LANE
STR
1a to
Bdy
34
8
ATION
ED & Ward
Fire Station
7
1f
EET
3 to 9
Works
13
6
STRE
1 to 10
ET
37
El Sub Sta
Forum
Posts
El Sub Sta
Thompson Hall
4
URY
PEMB
MICH
AEL'S
36
5
DOVE
MP 45
ST
to
Court
19
PH
ET
34
42
Pembury
26
38
STRE
Car Park
ST LAN
ION
Bus Shelter
Sand Drag
25
ET
11
R ST
RE
1 to
33
Pembury Court
Works
Box
Car Park
35
1 to
STAT
WE
Court
1 to 10
CR
23
25 to
St Michaels House
Station View
Sub Sta
PCs
2
1
Ambulance
Station
CR
ED & Ward Bdy
MP 45.25
Grid
SL
SHLAA ref
SW/337
Site address
Crown Quay Lane, Sittingbourne (also
incorporating SW/002 and SW/023
Site area (ha)
19.2
Landowner yield
650
Density multiplier yield
685
Final SHLAA yield
650
Site description
This site comprises a cleared former industrial estate, although some businesses are still in
operation on its eastern periphery. A small undeveloped area of grassland is present in the
north-east corner of the site. The northern boundary of the site fronts Milton Creek, whilst its
western edge adjoins the Sittingbourne Retail Park. The site gently slopes from south to
north. The site boundary includes land at SW/002 (Crown Quay Wharf) and SW/023 (land
east side of Crown Quay Lane).
Site was allocated for retail and mixed use development in the 2008 Local Plan and SPD in
the context of a much larger scheme for town centre regeneration both north and south of
the railway, with appropriate links into the town centre over the railway. This has not proved
deliverable for the Milton Creek site and a revised policy and scheme for Sittingbourne town
centre has been developed (which has been granted approval in principle). This site has
therefore been reviewed.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
28
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
Step 1 – policy constraints
Should site progress to Step 2? Yes
This site lies on the edge of the Sittingbourne regeneration zone.
Step 2 – suitability
Should site progress to Step 3? Yes
The northern and eastern parts of the site are at risk from tidal flooding. However, the
Environment Agency has not raised objections to the principle development; although works
would be required to address the issue. It is considered that there are sound reasons to
suggest that the exceptions test in the NPPF could be met. However, the flood risk issue
does rule out development of the immediate waterfront and removes the development
potential of site SW/002 and reduces the potential yield from SW/023 by retaining the
undeveloped northern most part of the site as flood plain.
Other constraints include contamination, although this is not likely to represent a significant
issue, transportation and impacts on the SPA, biodiversity and heritage.
Kent Highways advise that this site has already had a robust transport assessment as part of
the Tesco application, but did not include housing, which will increase the trip generation of
the site and have a further impact on adjacent junctions. However, the site has been
included within the Local Plan transport modelling work and no strategic concerns have
arisen.
Given the desirability, in terms of urban design, public access, open space and biodiversity
of maintaining and creating a green and restored frontage to the creek, future development
will need to ensure sufficient space is available to fulfil these roles, with development set
back from the creek frontage. A 15m access corridor/setback will be required by the
Environment Agency – leaving 15ha of the site potentially available for the development of
650 dwellings.
The site is in the town centre and close to all local amenities.
Step 3 – availability
Should site progress to Step 4? Yes
Although there are multiple land ownerships, approximately 60-70% of the site is within the
ownership of Tesco, with the majority of the remainder also in ownerships with intention to
develop. Bellway Homes has an option on land to the west of Crown Quay Lane. Although
Tesco continues to negotiate with the Council over the detail of development of their
holdings in this area, there are clear indications that developers will bring forward schemes
for housing with minimal or no public sector involvement.
Step 4 – achievability
Should site progress to Step 5? Yes
PBA advice is that sites in Sittingbourne are less viable then others in the Borough and while
they could accommodate a CIL charge, could only provide 10% affordable housing. In these
conditions the site is considered viable to develop.
The Council considers that properly executed, there is the potential to create an attractive
and well connected environment that would be attractive to developers and purchasers. The
Council is of the view that these proposals are part of a wider regeneration initiative, which
includes major retail elements. It is also assumed that there would be less reliance on flats
than assumed by the viability appraisal. The Council considers that an earlier
commencement of development than judged by viability advice is likely and has been
confirmed by developers.
It is assumed that up to 50 units per annum could be delivered such that the site would be
completed within the SHLAA/Plan period.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
29
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
Step 5 – over all achievability
Deliverability 6-16 years
It is considered that this site is suitable for comprehensively planned residential development
with integral open space to meet the needs arising from development and to reflect flood risk
and biodiversity issues due to the proximity of the SPA. The site is complex and in a number
of ownerships. With the appropriate infrastructure and high quality development, it is
considered that this area will be a strong development location which is likely to deliver
dwellings over the SHLAA period. However, constraints, including a reduction in the
developable area and reduced reliance on flats, have decreased the yield.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
30
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
28
24
22a
Bank
a
22
57
16
Cinema
12
10
LB
MP
St Michael's Church
47
31
33
39
37
35
49 to
51
PH
29
27
25
2
Swale House
23
19
Council Offices
1 to
KS
YAR
D
15
3
8.4m
17
3
Olivia Mews
19
BAN
5
8.9m
23
25
27
3
1
4
29
18 16
12
Club
21
10
39b
20
2
22
24
PH
28
26
Kingdom
0
4
Hall
28a
Posts
9.8m
Riverbourne Court
Bell Shopping Centre
E
CLOS
HEAT
HER
16
Car Park
2
17
18
19
1 - 66
15
Bell House
El Sub Sta
SM
9
8
23
1
1
5
11.9m
9
19
13
12
2
8
25
12
6
SHLAA ref
SW/343
Site address
Bell Centre, Sittingbourne
Site area (ha)
0.9ha
Landowner yield
150
Density multiplier yield
130
Final SHLAA yield
120
Site description
Comprises vacant/rundown former shopping centre and offices (also most vacant). Poor
quality buildings offering poor town centre image. The town centre SPD envisaged a mixed
use development of some 185sqm of retail and new housing, with a new east west link to
improve connection with Central Avenue to the west.
Step 1 – policy constraints
Should site progress to Step 2? Yes
This site has no policy constraints (Ancient Woodland, AONB or designated wildlife sites).
Step 2 – suitability
Should site progress to Step 3? Yes
This site is within a conservation area. There is an architecturally attractive building at the
junction of Bell Road and the High Street, which lies outside the site boundaries.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
31
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
Step 3 – availability
Should site progress to Step 4? Yes
Planning permission was granted for a Travelodge, shops and 49 apartments for older
people. Work commenced, but has not been completed. The site is now subject to new
development enquiries for apartments and a possible medical centre.
Whilst a return to more favourable market conditions may allow for other parts of the site to
come forward, in the meantime it can be assumed that the planning permission for housing is
being implemented.
Step 4 – achievability
Should site progress to Step 5? Yes
This site has been subject to past viability issues, but with some of the adverse development
costs (demolition) potentially addressed by the previous owners. It is assumed that the
prospects for a scheme being developable by the new owners have considerably improved.
There are a number of design challenges to be addressed, which will have a bearing on the
final yield. Consequently, a cautious estimated of dwellings is assumed.
General advice from PBA is that sites in Sittingbourne are less viable then others in the
Borough and while they could accommodate a CIL charge, could only provide 10% affordable
housing. In these conditions the site is considered viable to develop.
Step 5 – over all achievability
Deliverable 0 -15 years
This site is in a good location for residential development, being close to all facilities.
Development will result in a significant improvement in the town centre environment in this
location and may increase the attractiveness and viability of other sites.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
32
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
22
py
S hi
7
11
BR
EN
TS
El Sub Sta
11
4
11
W
D
SI
ER
AT
EC
UP
12
Mea
rd
nda
Sta
er
Wat
El Sub Sta
Mud
H
W
MH
Works
MP
2
C
EA
y
Qua
Mud
5
Standard House
4
1
8
s
MoP
12
MoPs
P ro
vend
er
WB
Mill
EW
N
K
EE
CR
A
RO
8
D
5
3
R
gh
8
M
n Hi
9
A
SH
R
k
c
Tra
Works
12
El
Sub
Sta
E
V
FA
Mud
SE
LO
6
90
PE
R
Brents Industrial Estate
Ar ea
a
7.0m
ar d
12
1
17
19
sts
ts
Pos
way
21
to
Po
or
3.8m
17
3
16
11
Mo
rs
be
am arf
Ch Wh
A
Slip
15
14
6
na
ari
Hoppers
id
ys
e
4
Ho
u
ua
Q
4
15
(u
m)
S ta
Sq
Pa
th
3.7m
Works
nd
a
ua rd
re
3
13
Mud
se
M
T he Anchor
1
(PH)
1
52
4
ge
2
32
S ta
Co ndard
ttage
AB
BE
YR
OA
D
13
20
4
to
22
14
12
9
8
Nether
Court
Pond
3
2.6m
45
62c
62a
65
SE
10
63
El
8
64
Su
b
O
CL
22
9
Sta
12
E
1
15
3
8
62
14
Pond
4.8m
61
13
Mal
tings
58
r
4
40
5
to
6
14
37
The
41
6
57
GA
TE
4
ate
W
E
N
LA
ER
h
1
36
3
ig
nH
ED
LV
BE
ea
RF
21
43
AS
1
M
A
H
W
7
33
LA
M
M
21
S
ER
50
21
51
30
B
AM
CH
6.7m
53
29
Old
Granary
Gara
31
Mud
1
1
SHLAA ref
SW/353
Site address
Standard Quay, Faversham
Site area (ha)
0.95ha
Land owners yield
15-25
Density multiplier yield
28
Final SHLAA yield
7 (mixed use)
Site description
This site comprises a range of premises on the Creekside including those previously and
currently occupied by Kingsman Coaches, International Air Charter, a garden centre and
retail uses and traditional boat craft workshops. Up until very recently Standard Quay has
been one of the key focuses of the historic maritime link with the Creekside and was a
regional facility for historic boats and craftsmanship. Workshop premises have now been
renovated. This area has a cluster of historic buildings and contributes significantly to the
character of the conservation area.
Step 1 – policy constraints
Should site progress to Step 2? Yes
This site has no policy constraints (Ancient Woodland, AONB or designated wildlife sites). It
is allocated for employment uses in the Adopted Local Plan. The ELR notes that the current
condition and appearance of the buildings is poor, although the report goes on to state that
the buildings appear to meet the needs of boat restoration activities, but face pressure from
residential uses. This would normally rule out progression beyond this step, however, given
that the site forms part of the submitted Neighbourhood Plan, the site is allowed to progress
to step 2. A long standing occupier has now vacated part of the site.
The site promoter has indicated that 15-25 dwellings could be provided on site.
Step 2 – suitability
Should site progress to Step 3? Yes
Access to local services requires walking down Abbey Street into the town centre. There are
Appendix 4.1 – sites forming SHLAA supply (first sweep)
33
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
bus stops for local destinations outside Ask Italian on Court Street, which is a 565mm walk.
Shopping is available at Tesco (675mm door to door). GP services and primary schooling
are available, but at just under 1km this exceeds distance stipulated in the SHLAA
methodology. However, this is a brownfield site within the urban area and therefore access
to town centre services needs to be balanced against the regenerative benefits of bringing
this site back into use and the wider benefits that this would afford to the Creekside as a
whole.
Flooding is a key consideration. In the context of wider aspirations for the regeneration of
Faversham Creekside AAP, mitigation measures may be capable of being secured.
Agreement has been reached with the EA with regard to providing an addendum to the Swale
Strategic Flood Risk Assessment. This means that instead of most of the regeneration sites
on the Creekside being undeliverable, by virtue of falling within zone 3b, that a new approach
has been devised. This addendum applies only to Faversham Creekside (which has a
relatively confined floodplain). It allows safe access and egress to most sites whilst achieving
the Local Planning Authority’s longstanding aim for regeneration in the area. Given the
previously developed nature of these areas, and the prevailing convention to remove built-up
areas from functional floodplain, a special designation is given to those previously developed
areas which are located within the 1:20 year flood risk zone – Flood Zone 3a(i). This means
that there is an acknowledgement of the flood risk in these areas, without applying the strict
policy restrictions associated with functional floodplain (Flood Zone 3b). Accordingly the
flood risk is not considered to be an impediment to the regeneration of the Creekside, but
would have an influence on yield.
Other factors with an influence on yield would be the listed buildings on the site and the
conservation area and recreational impacts on the SPA. These design issues are examined
in more detail as part of the work on the Neighbourhood Plan, which proposes mixed use at
this site.
Step 3 – availability
Should site progress to Step 4? Yes
This site is in single ownership and let to a number of tenants. In a previous SHLAA, this site
was rejected on the grounds that there had been insufficient progress on a proposed
Neighbourhood Plan for Faversham Creek to be able to determine whether a contribution
from the site for residential purposes could be made. The Council is of the opinion that all
sites at Faversham Creek within the Neighbourhood Plan should be taken further forward in
the SHLAA process as ‘available’. There is a willing landowner/developer in respect of all the
sites in question.
The site has been the subject of pre-application discussions.
Step 4 – achievability
Should site progress to Step 5? Yes
PBA advice is that all sites in Faversham are viable to develop in current market conditions –
and are available to accommodate 35-40% affordable housing and a CIL charge.
The attractiveness of this creekside location would make this an excellent opportunity for
residential development, the degree to which this can be achieved with an element of
commercial development to achieve a more vibrant mixed use area, has yet to be tested.
However, given conclusions in respect of other similar sites in Faversham, it is assumed that
sites are likely to be viable, subject to an appropriate mix between housing and commercial
being found.
In line with the Inspector’s report for Faversham Creek the yield from this site has been
reduced from 11 to 7 units (giving a total of 12 units across Standard Quay and Fentimen’s
Yard)
In terms of achievability, given the upturn in the housing market and the need to progress the
Appendix 4.1 – sites forming SHLAA supply (first sweep)
34
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
Neighbourhood Plan, commencement in the latter part of the 0-5 year period is assumed.
Development may be pursued by a local or regional builder and is likely to be completed over
two years.
Step 5 – over all achievability
Deliverability 0-5 years
In view of the aspirations for a Faversham Creek Neighbourhood Plan advocating
employment-led regeneration, and work undertaken so far, it is assumed that sites at
Standard Quay are both suitable and available to achieve a mixed use development,
including residential. The final yield is estimated and reflects the submitted Neighbourhood
Plan.
This is an extremely attractive proposition for both developers and potential purchasers and
is assumed therefore to be an early site coming forward as the local housing market gets
stronger, subject to the adoption of the Neighbourhood Plan.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
35
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
s
MoP
Pro
d
en
l
Mil
er
WB
EW
N
v
K
EE
CR
RO
8
AD
5
s
6
MoP
6
Hoppers
e
4
ou
se
ys
4
id
H
ua
Q
3.7m
St
a
S q nda
ua rd
re
3
Works
The Anchor
(PH)
1
1
52
1
1
2
ge
4
Gara
31
32
6.7m
Granary
53
AB
BE
Y
51
Sta
n
Cott dard
age
A
CH
Old
RO
AD
M
R
BE
S
W
AR
H
F
LA
E
N
7
50
13
33
21
3
Th
4
4
5
M
AS
1
36
6
6
43
57
M
SHLAA ref
SW/354
Site address
Fentiman’s Yard, New Creek Road, Faversham
Site area (ha)
0.15ha
Land owners yield
-
Density multiplier yield
8
Final SHLAA yield
5
Site description
This site comprises Fentiman’s Yard and is occupied by an assortment of low-rise sheds. The
yard adjoins new housing development along New Creek Road and has a long access
adjoining the Grade II Listed cottages next to the Anchor PH and lies within the conservation
area
Step 1 – policy constraints
Should site progress to Step 2? Yes
The site is not actively used for employment. However, the Employment Land Review
indicates that uses on Faversham Creekside, while not generally of a modern standard, are
meeting the needs of current occupiers, whilst the potential of the area for creek related uses
is also highlighted. Given the underused character of the site, it has been allowed to progress
to the next step.
Step 2 – suitability
Should site progress to Step 3? Yes
Access to local services requires walking down Abbey Street into the town centre. There is a
hub for local destinations outside Ask Italian on Court Street, which is a 518m walk.
Shopping is available at Tesco (a further 120m walk). GP services and primary schooling are
available, but at just under 1km this exceeds distance stipulated in the SHLAA methodology.
However, this is a brownfield site within the urban area and therefore access to town centre
services needs to be balanced against the regenerative benefits of bringing this site back into
use and the wider benefits that this would afford to the Creekside as a whole.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
36
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
Other constraints include heritage considerations and impact on the SPA.
This site adjoins SW/353. As both sites are in the same ownership, their development could
be progressed together.
Step 3 – availability
Should site progress to Step 4? Yes
In a previous SHLAA, this site was rejected on the grounds that there had been insufficient
progress on a proposed Neighbourhood Plan for Faversham Creek to be able to determine
whether a contribution from the site for residential purposes could be made. Without
prejudice to the Plan, the Council believes that all sites at Faversham Creek within the
Neighbourhood Plan should be taken further forward in the SHLAA process as ‘available’.
The submitted Neighbourhood Plan identifies Fentiman’s Yard as forming part of the
Standard Quay regeneration priority area. At this location it is considered that residential use
would be appropriate as a means of adding vitality of the area.
The site has a willing landowner and limited developer interest.
Step 4 – achievability
Should site progress to Step 5? Yes
PBA advice is that all sites in Faversham are viable to develop in current market conditions –
and are available to accommodate 35-40% affordable housing and a CIL charge.
In line with the Inspector’s report for Faversham Creek the yield from this site and that at
Standard Quay would result in a combined yield of 12 dwellings.
The attractiveness of this location would make this an excellent opportunity for residential
development.
Step 5 – over all achievability
Deliverability 0-5 years
The yield for this site is estimated, but has been subject to detailed discussion given the
design issues around the site reflecting its heritage location as part of the Neighbourhood
Plan process.
Development of this site will be an attractive proposition for both developers and potential
purchasers. Delivery is assumed within the first five years, now the Neighbourhood Plan has
been submitted.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
37
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
7
8
W
at
er
es
ea
n
to
rs
Co
tta
g
Lo
w
13
M
6
8
22
7
o5
1
Belvedere
Mi
lle
Provender
Cottage
1t
5
Co Th
Sh rne e
op r
El Sub Sta
Provender
Mill
1t
Creek
o4
Sm
ac
1
House
20
Wharf
4.2m
kA
1
4.6m
lle
y
14
Posts
Timber Yard
8.0m
ta ti
on
PH
99
Clu
b
Swan and Harlequin
PH
6
FS
1
Swingbridge
SL
MLW
12
Pu
mp
ing
S
95
MLW
SM
Mud
W
ha
rf
13
94
4.4m
El Sub Sta
Posts
Works
5
Ha
ll
R
O
A
D
Brewery
T
EE
MR
ST ILL
YL
Warehouse
AN
E
5
3.7m
QU
A
1
E
4
3
4.7m
G
1
ID
25
B
R
1
CR
Mud
6
SHLAA refs
SW/424, SW/425, SW/426, SW/427 &
SW/428
Site address
Swan Quay, Belvedere Road/Quay
Lame/Abbey Street Faversham
Site area (ha)
SW/424
0.26ha
SW/425
0.01ha
SW/426
0.07ha
SW/427
0.09ha
SW/428
0.03ha
TOTAL
0.479ha
Landowners yield (where appropriate)
45-50
Density multiplier yield
23
Final SHLAA yield
10 (mixed use)
Site description
Land at the former Frank & Whittome joinery works was originally submitted to the 2008-2009
SHLAA as two sites, divided by Belvedere Road. SW/227 occupied land between Belvedere
Road and the Creekside and SW/202 land was bounded by Abbey Street, Quay Lane and
Belvedere Road.
These sites have now been re-submitted as five individual parcels of land. All five parcels
are being reported as one, because the resultant fragmentation would in theory discount the
two smaller sites from consideration through the SHLAA process.
Sites SW/424 and SW/425 were originally submitted to the 2008-2009 SHLAA as combined
site SW/227. SW/424 comprises the Creekside section of the former Frank and Whittome
joinery works. It adjoins the listed buildings at 1 Belvedere Road and the Faversham Creek
Hotel. The blue clad chandlery within the site is also Grade II listed.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
38
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
No.1 Belvedere Road (SW/425) lies at the junction of Belvedere Road and Quay Lane in the
heart of Faversham. It comprises a brick built Grade II listed building. Strictly speaking this
site falls below the site size threshold stipulated in the SHLAA methodology, however, it
should be assessed in combination with other sites in the locality which are being promoted
by the same landowner.
These two sites are geographically linked with a parcel of land on the Abbey Street side of
the road submitted as SW/202 (this site has now been spilt in to three – SW/426, SW/427
and SW/428). Site SW/426 comprises brick built premises with boundaries to Quay Lane
and Belvedere Road and is currently occupied by Creek Creative. This site comprises the
Abbey Street section of the former Frank and Whittome joinery works.
Site SW/427 fronts Belvedere Road and lies to the rear of the residential properties fronting
Abbey Street, and SW/428 lies alongside, with a boundary to Smack Alley.
Step 1 – policy constraints
Should site progress to Step 2? Yes
There are no policy constraints in terms of ancient woodland, AONB or local wildlife
designations. The Employment Land Review provides commentary on these sites,
concluding that there may be opportunities for small scale office accommodation or
workshop/studio space (to perhaps include creative/cultural industries), and are unlikely to be
suitable for larger scale employment uses because of access issues (constrained town centre
roads and a difficult junction at Abbey Street/Quay Lane) and proximity to residential areas.
The site is in single ownership. While the Council would usually seek to retain such
employment facilities, it is noted that marketing of the former joinery buildings has not
enjoyed much success, although short term lets have been secured. It is likely that some
residential development is necessary to ensure the viability of any employment opportunities
on the sites. It is on this basis that the sites are assessed.
The site promoter has indicated that 45-50 dwellings could be provided on site. In line with
the Inspector’s report for Faversham Creek the yield from this site has been change to 10
dwellings to allow for a greater proportion of employment development.
Step 2 – suitability
Should site progress to Step 3? Yes
These sites occupy a position a very short distance from Faversham town centre. As such it
is ideally located in terms of accessing public transport. It is a very short walk to
Tesco/Morrisons. St Mary of Charity primary school and the GP surgery at Bank Street are
within the prescribed 800m.
The Creekside section of the land holding at Swan Quay lies within the functional floodplain,
while the land rear of Abbey Street occupies a more elevated position outside the floodplain.
Agreement has been reached with the EA with regard to providing an addendum to the Swale
Strategic Flood Risk Assessment. This means that instead of most of the regeneration sites
on the Creekside being undeliverable, by virtue of falling within Zone 3b, that a new approach
has been devised. This addendum applies only to Faversham Creekside (which has a
relatively confined floodplain). It allows safe access and egress to most sites whilst achieving
the Local Planning Authority’s longstanding aim for regeneration in the area. Given the
previously developed nature of these areas, and the prevailing convention to remove built-up
areas from functional floodplain, a special designation is given to those previously developed
areas which are located within the 1:20 year flood risk zone – Flood Zone 3a(i). This means
that there is an acknowledgement of the flood risk in these areas, without applying the strict
policy restrictions associated with functional floodplain (Flood Zone 3b). Accordingly the
flood risk is not considered to be an impediment to the regeneration of the Creekside.
There are matters which affect the overall yield that can be achieved. This includes the
flooding question above, the need to respect the scale and vernacular of Creekside buildings,
Appendix 4.1 – sites forming SHLAA supply (first sweep)
39
Swale Borough Council Strategic Housing Land Availability Assessment 2014-2015
(Addendum)
addressing vista issues from Abbey Street, provision of a Creekside path; and respecting the
setting of the Chandlery. These together with the fact that development would also involve
the conversion of existing buildings, may place downward pressure on what can acceptably
be achieved from the density multiplier yield.
The Neighbourhood Plan identifies the site for mixed use development.
Step 3 – availability
Should site progress to Step 4? Yes
The site has a single owner who is keen to progress development of the site. The site is
available to the market.
In a previous SHLAA, the site was rejected on the grounds that there had been insufficient
progress on the Neighbourhood Plan to be able to determine whether a contribution from the
site for residential purposes could be made. Without prejudice to the Neighbourhood Plan,
the Council believes that all sites at Faversham Creek within the Plan area should be taken
further forward in the SHLAA process as ‘available’.
Step 4 – achievability
Should site progress to Step 5? Yes
PBA advice is that all sites in Faversham are viable to develop in current market conditions –
and are available to accommodate 35-40% affordable housing and a CIL charge.
In line with the Inspector’s report for Faversham Creek the yield from this site has been
change to 10 dwellings to allow for a greater proportion of employment development.
Step 5 – overall achievability
Deliverability 0-5 years
In view of the aspirations for a Neighbourhood Plan advocating employment-led regeneration,
and work undertaken so far, it is assumed that these sites are both suitable and available to
achieve a mixed use development, including residential.
This is an extremely attractive proposition for both developers and potential purchasers and
is assumed therefore to be an early site coming forward with the stronger housing market in
Faversham. Development may be pursued by a local or regional builder and is likely to be
completed over two years.
Appendix 4.1 – sites forming SHLAA supply (first sweep)
40