85 homes and nature reserve at Beacon Park, Land To The North Of Heath Road, Coxheath

What was proposed

The application proposed 85 homes, including 34 affordable homes, with flats, open space, a nature reserve, access works and links to public rights of way.

“The site has been laid out to minimise landscape harm by limiting built form to the north and east through the provision of buffering, a Local Nature Reserve, public open space and hedgerow and tree planting. With these measures in place, it is considered that the proposal is arranged to prevent coalescence with other settlements.”

Officer report

The site and surroundings

The 5.66-hectare orchard site lies east of the village, with housing to the west, orchards to the north and east, and public rights of way nearby.

“MAIN REPORT 1. DESCRIPTION OF SITE 1.01 The site is located to the east of Coxheath Village which is a designated rural service centre and the majority of site is within the confines of the settlement boundary with the exception of a small portion to the north of the application site measuring approximately 0.98 hectares (ha). The site covers an area of 5.66 ha and is currently in use as a pear orchard.”

“On the southern side of Heath Road lies the Greensand Medical Hub and the recently approved Greensand Place site which comprises assisted living accommodation, a hospice and care home (not yet implemented). Immediately to the north and east of the site are orchards. To the north-east lies an area of Ancient Woodland. The proposal site is sandwiched between two Landscapes of Local Value (LLV), Loose Valley in the North and to the Greensand Ridge LLV in the south. 2.”

Officer report

Main planning issues

The main issues included housing supply, design, landscape impact, residential amenity, highways, infrastructure, open space, biodiversity and flood risk.

“MBC Parks and Open Spaces Team • No objection. KCC Minerals and Waste Team • No objection. UK Power Networks • No objection. APPRAISAL 6.01 The key issues are: • Spatial Strategy and 5 Year Housing Land Supply; APPENDIX”

“Character and Appearance; • Landscape and Visual Impact; • Residential Amenity (Existing and Future Residents); • Quality of Accommodation; • Highways and Transportation; • Infrastructure and Affordable Housing; • Open Space, Landscaping And Trees; • Biodiversity; • Flood Risk; • Assessment using Maidstone Building for Life 12; and, • Other Matters: energy efficiency; local labour; water efficiency; waste strategy; minerals and waste; crime and safety, matters raised in…”

Officer report

What consultees said

consultees raised no objection subject to conditions or legal obligations covering drainage, rights of way, highways, ecology, infrastructure, noise and other matters.

“KCC Infrastructure Team • No objection subject legal agreement to secure financial contributions towards: primary (419,487.30), secondary (413,018.45) and SEND (£43,386.85) education, community learning and skills (£2,907.85), integrated children’s services (£6,294.25), libraries (£5,323.55), adult social care (£15,374.80), and waste (£4,420.00).”

Officer report

Objections raised

Residents and parish councils objected over traffic, parking, infrastructure capacity, drainage, environmental effects, landscape, wildlife, privacy, construction and settlement coalescence.

“Loss of privacy. • Overlooking: particularly to properties along Heath Road. • Noise: during construction and once operational. • Overshadowing: loss of sunlight. • Air pollution will increase. • Light Pollution impact. • Construction impacts to nearby occupiers: request for council to control construction hours. • Crime and safety concerns. • Merging of settlements of the village with Linton and Loose. • Design: out of character, excessive density.”

“It is requested that this development and Greensands Place are not started simultaneously. Linton Parish Council Objects to the application, with a referral to committee, for the following summarised reasons: • Safety and Traffic Implications: Highway safety and traffic concerns. Impact on safety and traffic at Linton Crossroads needed. • Parking Issues: existing issues cause overspill parking on the road network, creating obstructions and impacting safety.”

Officer report

Who spoke

A parish councillor and the agent addressed the committee, while a councillor disclosed a county council education-related interest.

The decision

Permission was delegated to the Head of Planning and Economic Development, subject to the legal agreement, conditions, informatives and monitoring fees.

“A. The prior completion of a legal agreement in such terms as the Head of Legal Partnership may advise to secure the Heads of Terms set out in the report, including the prior payment of monitoring fees of £7,038 in total; and…”

Minutes