January 2008

Welcome to issue 13 of Ashford Borough Council’s development update, incorporating the Local Development Framework (LDF) update.

The Story so far.....

Since the last development update the regeneration of Ashford has continued to go from strength to strength. Ten new applications for a mixture of large to medium scale developments have been submitted. Also many other important strategic sites within the town have made significant and exciting progress including the Stour Centre which opened on 15 September 2007; the extension to the County Square which is due to be completed in Spring 2008; and the recent planning approvals for development to take place at the former Templer Barracks and Victoria Road sites.

Inside this issue:

Local Development Framework ( LDF ) Update

The LDF forms the new policy planning system and is being undertaken by Planning and Development at Ashford Borough Council. The 'Framework' is made up of a series of individual documents, which set out the policy approach for the future of development within the borough.

Preparing the Local Development Framework Documents

There is a statutory process that the planning authority has to undertake in the preparation of the individual local development documents and each development plan document ( DPD ) must be prepared in a series of stages. Each document must also be prepared in accordance with Ashford's adopted Statement of Community Involvement ( SCI ). The SCI is a document that sets out how we intend to consult with the local community and stakeholders throughout the preparation of the LDF documents. Below is a list which explains the process:

Key Milestones in the preparation of DPD 's

Drafting and initial consultation.
Pre-submission public consultation on Preferred Options.
Revise DPD .
Submit DPD to the Secretary of State.
Public consultation on submitted documents.
Examination by independent Inspector.
Binding Inspector's Report.
Adopted DPD .

Core Strategy Development Plan Document

What is it?

The Core Strategy is the principal document within the set of development plan documents (DPD's) that together make up the Local Development Framework. The Core Strategy sets out the overall vision for planning the Borough's future.

Examination in Public

An independent Inspector was appointed to conduct an independent examination into the 'soundness' of the Council's submitted Core Strategy. The examination started in June 2007 with further sessions held in July, September and November. At the end of December the inspector produced Note 4 asking the Council for further information on a number of issues, after which it is hoped that the Examination can be concluded.

After the Core Strategy process has been resolved Ashford Borough Council will revise the Local Development Scheme ( LDS ), which sets out a more detailed timetable for the various LDF documents.

If the Core Strategy is found to be 'sound' the Borough Council will then formally adopt it. Although the Core Strategy is already in use as a material consideration in the determination of planning applications.

Ashford Town Centre Area Action Plan

What is it? - The LDF contains a development plan document called the Town Centre Area Action Plan (TCAAP) that identifies and considers specific sites and policies to guide the detail of new schemes in Ashford town centre.

What stage is it at? - Pre-submission consultation on the TCAAP finished at the beginning of June 2006. Representations are being considered in the preparation for the submission version of the Town Centre Area Action Plan which is now due to be produced by the Summer 2008.

Chilmington Green Area Action Plan

What is it? - The area of Chilmington Green, to the South West of Ashford Town, is the first of three growth areas to come forward for development. The Area Action Plan ( AAP ) will set out detailed guidance on the planning of this area, supplemented where needed by development briefs and design codes.

What stage is it at? - Initial preparation stages for this AAP are well underway. A number of consultation events have been carried out with key stakeholders over the duration of 2007 which has led to the production of a Chilmington Green Issues Paper. This Issues paper gives consideration to the objectives and general conformity with regional and local policy, and other local strategies and initiatives. The Issues Paper was not subjected to a formal public consultation process but merely outlines all the issues which were raised through the stakeholder consultation events. This Issues paper will form the basis of developing and drawing up a credible evidence base which will see the Council produce a Preferred Options Report for the Chilmington Green Area Action Plan in summer 2008. The Preferred Options Report will be the first stage of formal public consultation. Responses to the Preferred Options Report will be considered when preparing the Submission version of the AAP to the Secretary of State, due November 2008 with subsequent adoption in mid 2009.

In conjunction with the preparation of the AAP, a Sustainability Appraisal Scoping Report has been produced which assesses the economic, social and environmental constraints of the proposed urban extension.

Housing

Urban Development Sites And Infrastructure Development Plan Document

What is it? - The fundamental objective for the urban area as set out in the Core Strategy is to ensure that Ashford's growth brings improvements to the quality of life within the existing urban area. The Local Development Framework will contain a development plan document called the Urban Development Sites and Infrastructure DPD that will focus on site-specific land use allocations and key elements of infrastructure within the Ashford urban area, but excluding Ashford town centre.

What stage is it at? - The Preferred Options Report is due to be produced by Autumn 2008.

Tenterden And Rural Sites Development Plan Document

What is it? - This document will deal with key rural site allocations, primarily for residential development within not only Tenterden but also the rest of the borough. Land will be allocated within the Tenterden and Rural Sites DPD for additional small-scale employment proposals within or adjoining Tenterden, and subject to an assessment of demand, within or adjoining the larger villages.

What stage is it at? - During the summer a variety of stakeholders submitted land they wished to promote for development within and adjoining the rural settlements within the borough. We are currently in the process of holding workshops with each of the 13 largest rural settlements. They have been identified as Aldington, Bethersden, Biddenden, Charing, Challock, Chilham, Hamstreet, High Halden, Hothfield, Rolvenden,Tenterden, Woodchurch and Wye. We aim to complete these workshops in March 2008.

Following a thorough examination of all sites and information gained from the workshops , thel preferred options for development will be consulted on for a six-week period which is due to take place during the spring 2008.

Cheeseman's Green / Waterbrook Urban Extension Area Action Plan

What is it? - This document is a proposed major urban extension area to the south-east of Ashford. It sets out site-specific policies and a framework for the development of a major new mixed-use neighbourhood at Cheeseman's Green / Waterbrook.

What stage is it at? - Work has not yet started on this document, but the preferred options report is due towards the end of 2008.

Supplementary Planning Documents (SPD's)

SPD's support the DPD's. All matters covered in SPD's must relate to policies or proposals in a DPD or a policy from the saved plan. When the draft SPD document is published for public consultation it will be accompanied by an appraisal of sustainability and by a statement setting out the local planning authority has complied with the Statement of Community Involvement ( SCI ). After consultation the representations will be considered and changes made where appropriate and then the document will be adopted as an SPD. There are two SPD's (Sustainable Design and Construction SPD and Residential Space and Layout SPD) due for public consultation around the summer of 2008. We hoped these would be due for public consultation sooner, but resources have been focused on the Core Strategy Examination which has been extended.

Ashford Town Centre Planning And Development

Ashford Town Centre must play a crucial role in delivering sustainable growth to Ashford and the rest of the Borough. Its success in providing a large proportion of the new jobs required to support Ashford’s population growth is fundamental to the overall success of the growth agenda. It will need to function as an employment; retail, leisure, service and civic centre for a population nearly double the current size. The list below provides the latest news on major developments within Ashford Town Centre.

To find out more information about a particular case, including viewing the application, please use the case number in brackets at the end of each site and view them on the Search Planning Applications webpage.

The 'S' number refers to the Development Update Map.

New! Refers to valid applications registered since the July 2007 Update.

County Square Extension - S1 – Work continues (03/01420/AS)

Building work continues on the County Square Shopping Centre Extension. The new development will include: 18,000 sq.m. of shops including a new Debenhams, Next and H&M and 710 sq m of food and drink floorspace. On site car parking will increase to provide a total of 620 multi storey spaces. Refurbishment of the existing centre includes rebranding and upgrading of existing entrances, new flooring throughout and WCs.

The new extension is on course for completion by the Spring 2008.

Dover Place / Tannery Lane - S3 – Car Park Under Construction - New!

Planning permission has been granted for temporary use of part of the site for a 382 surface car park and work is currently underway.

East / West Street, Ashford Town Centre -S6 - Planning permission resolved to be granted (04/02039/AS, 06/01501/AS)

An outline planning application for up to 64 dwellings has been approved subject to the completion of a Section 106 agreement. The Planning Committee has resolved to grant a full application for the erection of 46 residential flats and 2 houses at 17 and 19 East Street. The detailed scheme is currently under consideration.

Learning Campus-S9 – Planning Permission Granted (07/00116/AS)

The Council has resolved to grant planning permission for a new landmark learning campus at Victoria Road, close to the Ashford International Station. The Learning Campus will provide facilities for up to 14,000 full and part time students and is on course to open for students in 2010. South Kent College is working in partnership with the Learning & Skills Council for Kent and Medway, the South East England Development Agency ( SEEDA ) and the Department of Communities and Local Government ( DCLG ) to deliver the project.

Ring Road - work continues

Progress has been made on Kent County Council’s proposals to change the one-way A292 Ashford Ring Road into a series of two way streets. The traffic has been flowing two-way since 1 July 2007 and Phase 1 of the project should be completed by March of this year. For full information regarding the scheme and the schedule for Phase 2, please visit the Kent County Council website.

Stour Centre - S11 - Construction completed (03/01659/AS)

The transformation of the sports and leisure centre is complete and the centre opened to the public on the 15 September 2007. A two-way access junction onto Station approach from the Stour Centre has also been completed and opened shortly after the new Leisure Centre.

Victoria Road- S9 - Outline Permission Granted (04/02195/AS)

Ashford Borough Council’s Planning Committee has given outline approval for a mixed use development on the Victoria Road site. The proposals from English Partnerships and South East England Development Agency ( SEEDA ) includes up to 355 one and two bedroom homes, a 119 bedroom hotel with leisure facilities, retail, food and drink outlets and offices.

Ashford Urban Area Planning And Development

This section of the development update provides the latest news on major developments in the urban area of Ashford, but outside the Town Centre.

The 'S' number refers to the Development Update Map.

New! Refers to valid applications registered since the July 2007 Update.

Ashford Business Park – Permission granted (05/00718/AS)

Permission has been granted for erection of 24 mixed Industrial units on the land adjacent to Keel Toys in Foster Road, Ashford Business Park. Construction has commenced.

Ashford South CP School, Jemmett Road - Outline Application Submitted (07/01789/AS) New!

An application for outline planning permission has been received for the demolition of existing buildings and construction of up to 161 dwellings, associated access and landscaping.

Berthing Sidings, Ashford International Station – Construction completed (05/01178/AS)

Construction has been completed on a new rail maintenance depot to stable and maintain trains for the Domestic High Speed Rail Service due to commence in 2009. The first trains have arrived and are currently undergoing testing.

Cheeseman's Green - S13 – Outline Application Granted (02/00278/AS)

Outline planning permission was granted in January 2006 for a development to construct approximately 1,100 dwellings, 180 live/work units and 70,000m² of commercial floorspace together with mixed-use community facilities. No work has yet taken place on the site due to the site requiring significant upfront investment and occupation is constrained by the completion of junction 10a on the M20 (now expected in 2013).

Eastmead Trading Estate, Eastmead Avenue - S42- Application Submitted (07/01766/AS) New!

An application has been submitted to demolish the existing building of Severnside Waste Paper Ltd and replace with 41 apartments, 2 offices and associated parking. Eureka Park

Eureka Business Park - S27 – Construction commenced and Planning permission granted (06/02011/AS)

Construction of the Herald Development that will provide 34,364 sq ft of office space over three floors is currently underway. Work has begun on the new Eureka Park Neighbourhood Centre. The new centre will provide a terrace of retail, takeaway and professional service units totaling 1,090 sq m including a convenience store, family pub/restaurant, children’s day nursery and a medical centre.

Construction has been completed on the Northdown development. It provides an additional 50,000sq ft of self-contained office suites arranged over two floors with car parking at a ratio of 1:275 sq ft. A number of the office suites have now been sold. Please view www.eurekapark.co.uk for further information.

Eureka Leisure Park-S26 - planning permission granted (06/02242/AS)

An application has been granted for the provision of a 3 screen cinema extension and 2 ancillary restaurants. Construction is due to commence shortly.

Falcon Way – Nearing completion (06/01013/AS)

Construction is nearly complete on the 21 dwellings on land west of Falcon Way.

Faversham Road, Kennington - Application Submitted (07/02302/AS) New!

An application for the redevelopment of Northgate Garage has been received. The proposal is for the building of 14 residential units within three blocks. The application is currently under consideration.

Former Powergen Site, Victoria Road -S12 – At Public Enquiry (05/01716/AS) New!

An application has been received for the former Powergen site for a mixed use development comprising of 1002 residential units and 79,727m²of retail, leisure and other community uses. It is currently under appeal and a Public Inquiry commenced on 8 January 2008.

An application for the southern part of the site has also been received (07/01441/AS). The proposal comprises of 634 residential units, including affordable provision, 518 sq m commericial floorspace for use within classes A1-A5 and B1, 445 car parking spaces, combined heat and power plant, ecological water treatment plant, wind turbines and associated access, footpaths, cycle paths, landscaping and open space.

Former Wyvern School, Hythe Road – Permission granted (05/00683/AS)

Permission has been granted for 52 residential units. As yet, no work has commenced on site.

Grosvenor Road, Ashford - Application Submitted (07/01976/AS) New!

An application for the erection of 13 dwellings with garaging and new access road, has been submitted on the site of Rosedene and land Rear of 123-129 Grosvenor Road, Ashford. The application is currently under consideration.

Hardinge Road, Ashford - Outline Application Submitted (07/02312/AS) New!

An outline application for the redevelopment of 1-5 Hardinge Road into 5x two bedroom and 8x one bedroom units has been received by the council. The application is currently under consideration.

Henwood Industrial Estate–S37- Under construction (05/00786/AS, 06/01422/AS)

Planning permission has been granted for an extension to the industrial estate to provide units for B1 (business), B2 (general industry) and B8 (storage and distribution) uses, work is currently underway. Additionally, a new integrated highways depot, comprising offices, garaging, salt barn and storage areas with associated car parking and landscaping has also been granted planning permission.

Highworth Grammar School, Quantock Drive - Outline Application Submitted (08/00006/AS) New!

An outline application for 13 residential units, at Highworth Grammar School for Girls’ has been received. The application is currently under consideration.

Hopkins Field, Eastern Avenue – Construction commenced (06/02071/AS)

Kent County Council has granted planning permission for this development as part of a wider PFI scheme during February 2007. The development is for the erection of a detached three storey block of 40 extra care apartments for the elderly with associated communal facilities together with access from Eastern Avenue, car parking and landscaping. The contract to build the apartments has been signed and construction work is in its early stages. It is anticipated that the apartments will all be finished and ready to move into, or already in use by 2010.

Hunter Avenue (Former Rail Yard Site), Ashford- Application Submitted (07/02294/AS) New!

An application has been received for a residential development comprising of 350 dwellings on the Former Rail Yard site along Hunter Avenue. Associated works include the provision of public open space, play areas, associated facilities and new vehicle and pedestrian access roads.

Milne Road – Construction commenced (06/01298/AS)

The former allotments site north of Milne Road in Willesborough has had planning permission granted for 36 affordable dwellings, together with site engineering works, landscaping and a new amended access.

Orbital Park - S15 – Construction commenced (06/00219/AS, 04/00506/AS)

Planning permission has been granted for the erection of 27 industrial units for B1 (office/light industrial) and B2 (general industrial) uses. The total floorspace proposed is 3,630 m² with 39 car, 3 motorcycle, and 39 cycle parking spaces. Planning permission has been granted for a new car showrooms, workshop, office, car wash and external parking subject to completion of Section 106 agreement on site H3 in Crowbridge Road.

Park Farm - S17

288 of the dwellings on the Taylor Woodrow site (05/02149/AS) are under construction and a number of dwellings are now occupied. Construction work is continuing at Park Farm South.

An application for a mixed use development (07/00329/AS) on land south of Park Farm East has gone to appeal. This development proposes a maximum of 500 houses, a primary school, community and recreational centre, retail and commercial unit and associated public open space, landscaping and access improvements.

An application has been submitted (07/02187/AS) regarding the layout, access, scale, landscaping and appearance of Phase 2 at Park Farm East for the first 202 dwellings, including affordable and mixed units. The application is currently under consideration.

Planning permission has been granted for the southern access road to Park Farm East and for the northern and southern link roads connecting Park Farm East to Cheesemans Green, plus all associated works. (07/00963/AS, 07/00967/AS)

Details have been approved for the Park Farm South Country Park Landscaping Scheme (07/01165/AS) and the landscaping details associated with the flood compensation earthworks (07/02187/AS).

Singleton - S20 – Construction Continues (04/01651/AS, 04/01656/AS)

Phase 6 – A proposal has been approved for 178 dwellings (Redrow Homes). Construction continues.

Phases 9B & 9C - Construction has begun on 300 homes on land off Hoxton Close (Hillreed Homes) and 133 dwellings are now complete. The newly built John Wesley Primary School in Singleton,

opened at the start of the school term, September 2007 Singleton Environment Centre

Singleton Environment Centre - S20 – Construction continues (07/00143/AS)

Building work has commenced on an Environmental Centre based at Singleton which will primarily serve as a local attraction and environmental education resource for local primary schools and which will support the growing number of environmental groups and projects in the borough of Ashford. The building will be high quality, innovative, and demonstrate best environmental practice. The centre is likely to officially open in Spring 2008.

South Kent College– Jemmet Road – Outline approved subject to legal agreement (07/00117/AS)

Outline planning permission has been granted for the demolition of existing buildings and construction of up to 241 dwellings and associated access and landscaping.

Stanhope S18 – Regeneration commencing

The Private Finance Initiative (PFI) contract to regenerate Stanhope was signed on 16th April 2007 with the Chrysalis consortium. The regeneration will see the demolition of 410 flats (includes 108 already demolished) the provision of 222 houses and flats for general needs rent, 90 houses and flats for intermediate rent and Homebuy (formerly known as Shared Ownership) and 144 houses and flats for open market sale and the demolition of the old shopping centre and the creation of a new commercial centre and new and improved community facilities.

Detailed schemes have been approved for a number of sites and work is progressing. These include the provision of new houses and flats, the new Local Centre with its associated housing and a new community building which includes provision for the library and housing management offices. The first phase of new build will be ready for occupation later this year.

Details are under consideration on the other four redevelopment sites and associated external works, which include parking, landscaping, roads and footpaths etc.

Templer And Rowcroft Barracks - S22 – Phase 1A now occupied (02/01565/AS, 03/01492/AS)

The Council has granted outline permission for a mixed-use development including 1,050 dwellings, 2.5 hectares of land for employment uses, retail uses including a supermarket, community facilities including a community hall and primary school and the restoration of Repton Manor. The first phase (83 dwellings) is now occupied and Phase 1B (124 units) is now under construction.

The Old Railway Works, Newton Road -S35 - Outline application submitted (05/01798/AS)

An outline application has been received for 788 new build residential units and 1,156 sq.m. of new build commercial floorspace, plus 140 residential units and 5,710 sq.m. of commercial floorspace in converted listed buildings. The application is currently under consideration.

Warren Park & Ride – S43 – Under Consideration (07/00660/AS)

A Full application for a mixed use development incorporating a 1000 space park and ride facility served by a frequent bus service linking the town centre, stations and Designer Outlet Village has been submitted to the Council. The proposal also includes commercial development and 323 residential units.

Waterbrook - S14 - Outline application resolved to be granted (04/01104/AS, 07/01188/AS)

An appeal has been received for the development of a vehicle testing facility, vehicle and plant storage and maintenance facility and B1, B2 and B8 small business units together with associated highway and earthworks (07/01188/AS).

Applications for mineral and waste uses for the site have also been submitted to KCC , but have not yet been fully determined (06/00004/AS and 06/00005/AS).

An appeal has been submitted for 102,000 sq.m. of employment development including B1 (light industrial/offices), B2 (general ind.) and B8 (warehousing) use in conjunction with existing railhead, together with a 60 bedroom hotel, petrol filling station and details of engineering works for flood alleviation on the site (04/01104/AS).

William Harvey Hospital - S34 – 50 bed hospital resolved to grant permission (03/01191/AS, 04/00673/AS and 06/01064/AS)

Outline permission has been resolved to grant permission subject to legal agreement for a 50 bed, two-theatre independent acute care hospital on land adjacent to the existing hospital, including a new means of access.

Full planning permission has been granted for an intermediate care/support centre for older people on land adjacent to the hospital, subject to legal agreement. An application for a new 352 space car park was granted permission in August 2007.

Ashford Rural Areas Planning And Development

This section of the development update relates to the rural areas of Ashford. The list below provides the latest news on major developments.

The 'S' number refers to the Development Update Map.

New! Refers to valid applications registered since the July 2007 Update.

Belgar Farm Development (Phase 2), Priory Way, Tenterden - Permission Granted (06/02454/AS) New!

Permission has been granted for 22 dwellings and associated parking facilities.

Chilham Saw Mills, Ashford Road, Chilham - Outline Application Granted (07/00422/AS)

Outline Planning Permission has been granted for an employment development comprising 4,125 sq. metres of office and light industrial development (within use class B1), with access parking servicing and associated works.

Halden House, Ashford Road, High Halden - Application Submitted (07/02186/AS)

An application has been submitted to construct a purpose designed 4 storey (55 bed) care home with associated landscaping and parking facilities on the Halden House site. The application is currently under consideration.

Shadoxhurst Garage, Woodchurch Road, Shadoxhurst- Application Submitted (07/01591/AS) New!

An application has been submitted to redevelop the Shadoxhurst Garage site, to provide 14 dwellings and 3 x B1 (office/light industrial) units, with associated access and parking.

Ashford Development Update Map

To view the LDF update map please click here:- LDF Update Map