Policy SP13 - Strategic Housing Sites - Manston Green

Land is allocated for up to 785 new dwellings at a maximum density of 35 dwellings per hectare net at land known as Manston Green. Built development will be focused at the northern part of the site taking account of the considerations below. Proposals will be judged and permitted only in accordance with a development brief and masterplan for the whole site incorporating:

1) a minimum of 9 ha of open space ,

2) a fully serviced area of 2.05 ha (to be provided at the cost of the developer) to accommodate a new two-form entry primary school,

3) small scale convenience retail provision required to accessibly serve day to day needs of the development.

Phasing of development will be in accordance with Appendix B. The development shall provide for construction of the school to one-form entry at such stage of development as required by the County Council as education authority.

Masterplanning will be informed by and address:

1) pre-design archaeological assessment taking account of presence of significant and sensitive remains,

2) the setting of listed buildings at Ozengell,

3) the need for integration of development and landscaping to enable a soft edge between the site and open countryside and minimise impact on long views southwards toward Pegwell Bay,

4) sustainable urban drainage taking account of the site's location in the Groundwater Source Protection Zone,

5) liaison with service providers to investigate the need to upgrade the capacity of any utility services and infrastructure,

Proposals will be accompanied by a Transport Assessment informing the Masterplan including:

1) assessment of the impact of development on the local road network; in particular capacity issues affecting junctions along Haine Road including that with Staner Hill,

2) demonstrating measures to promote multi-modal access, including footway and cycleway connections and an extended bus service accessible to the residential development.

Development will be expected to provide an appropriate contribution to off-site highway improvements.

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3.21 Westgate-on-Sea and Birchington, along with Garlinge and Westbrook form part of the continuous urban coastal belt of Thanet, located to the west of Margate.

3.22 Westgate comprises in the main high quality residential environments and was originally developed as a seaside resort for the upper and middle classes. It has a small commercial centre which serves the surrounding residential community, and a train station with routes to Margate and the rest of Thanet, as well as Faversham and London. Between Westgate and Margate are the smaller suburbs of Westbrook and Garlinge, both of which also have small commercial centres that serve the local community.

3.23 Birchington is a large village with an existing population of approximately 10,100. It has a good sized and well-functioning commercial centre which serves the surrounding residential community. The village has a train station with routes to Margate, and the rest of Thanet as well as Faversham and London, with regular bus services running to Canterbury. Birchington Square lies on the main route to Margate for those travelling into the district from the west, and as such at peak times suffer from traffic congestion. This has also resulted in the area suffering from higher levels of air pollution.

3.24 These settlements are considered to be sustainable locations for new development, with good access to local services, including schools and other community facilities, as well as convenient transport options to the rest of Thanet and locations outside of the district. Developers will need to work with relevant health care providers to ensure adequate provision is made in these locations.

Policy SP14 - Strategic Housing Site - Birchington

Land is allocated for up to 1,600 new dwellings at a maximum density of 35 dwellings per hectare net at Birchington. Proposals will be judged and permitted only in accordance with a development brief and masterplan for the whole site including provision within the site of:

1) a new link road to serve the development and extending from Minnis Road and the A28,

2) a minimum of 14 ha of open space

3) a fully serviced site of 2.05 ha (to be provided at the cost of the developer) for a two-form entry primary school,

4) small scale convenience retail provision required to accessibly serve day to day needs of the development.

Phasing of development will be in accordance with Appendix B. The access road and serviced school site shall be programmed for delivery as agreed by the County Council as highway and education authority respectively.

Development will be expected to provide an appropriate contribution and land for the expansion of Birchington Medical Centre.

Masterplanning will be informed by and address:

1) pre-design archaeological evaluation,

2) assessment of the impact of development on the junction of Park Lane and the A28, and the junction of Manston Road/Park Lane and Acol Hill

3) liaison with service providers to investigate the need to upgrade the capacity of any utility services and infrastructure including gas supply,

4) the need to preserve the listed buildings on the site and respect the setting of Quex Park,

5) the need for integration of development and landscaping to enable a soft edge between the site and open countryside.

6) appropriate noise mitigation for any development near the northern edge of the site which is adjacent to the railway line.

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 Policy SP15 - Strategic Housing Site - Westgate-on-Sea

Land to the east and west of Minster Road, Westgate is allocated for up to 2,000 new dwellings at a maximum density of 35 dwellings per hectare net. Phasing of development will be in accordance with Appendix B. Proposals will be judged and permitted only in accordance with a development brief and masterplan for the whole site including provision within the site of:

1) a minimum of 17.5 ha of open space to include a functional green corridor between existing urban edge and new development to preserve the more rural characteristics of existing urban edge dwellings

2) provision of a District Centre to meet the retail need of the development, fit with the retail hierarchy and serve the appropriate catchment

3) a fully serviced area of 2.05 ha (to be provided at the cost of the developer) to accommodate a new two-form entry primary school, and 1 ha of land for a new medical centre.

Development will be expected to provide an appropriate contribution to off-site highway improvements.

Masterplanning will be informed by and address

1) a transport assessment (including modelling of junctions of the A28 with Minster Road, Briary Close and Garlinge High Street, the junction of Minster Road with Shottendane Rd the junction of Brooke Avenue with Maynard Avenue), and incorporate:

• measures to promote multi-modal access, including footway and cycleway connections, and an extended bus service accessible to the new dwellings,
• link road through the site to link Shottendane Road to Dent de Lion Road/High Street Garlinge/A28
• Upgrade of Shottendane Road to Local Distributor standard
• appropriate road and junction improvements and signaling,

2) an archaeological evaluation,

3) the need to safeguard the setting of scheduled ancient monuments and the listed Dent de Lion Gateway,

4) liaison with service providers to investigate the need to upgrade the capacity of any utility services and infrastructure including gas supply,

5) appropriate arrangements for surface water management in line with Margate Surface Water Management Plan,

6) a Landscape and Visual Impact Assessment to address any visual impact on views to and from the adjacent Green Wedge and protecting wide open landscapes and strategic views

6) the need for integration of development and landscaping to take account of public rights of way and enable a soft edge between the site and open countryside.

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 3.25 Westwood was originally allocated as a new town centre in the 2006 Thanet Local Plan and is a significant area for retail and commercial developments. This allocation (Policy SP17 refers) now has planning permission and development is underway. Applications for strategic sites at Westwood identified in this plan should have regard to previous planning permissions to ensure a cohesive and comprehensive delivery of infrastructure and community facilities is provided to serve the existing and wider allocations.

Policy SP16 - Westwood Strategic Housing

Land is allocated for up to 1,450 new dwellings at a maximum density of 40 dwellings per hectare net at Westwood. Proposals will be judged and permitted only in accordance with a development brief and masterplan for the whole site integrating with development at the adjoining site. The masterplan shall incorporate:

1. highway improvements including widening of Nash Road and links to Nash Road and Manston Road,
2. a minimum of 16.63 ha of open space
3. small scale convenience retail provision required to accessibly serve day to day needs of the development.

Phasing of development will be in accordance with Appendix B. The access road shall be programmed for delivery as required by the County Council as highway authority.

Masterplanning will be informed by and address:

1. pre-design archaeological assessment,
2. the need to preserve heritage farm buildings on the site,
3. liaison with service providers to investigate the need to upgrade the capacity of any utility services and infrastructure,
4. appropriate arrangements for surface water management in line with Margate Surface Water Management Plan.

Proposals will be accompanied by a Transport Assessment informing the Masterplan including assessment of impact of development on the local road network and demonstrating measures to promote multi-modal access, including footway and cycleway connections and an extended bus service accessible to the residential development. Development will be expected to provide an appropriate contribution to off-site highway improvements including in respect of the Thanet Transport Strategy. Development will be expected to provide an appropriate contribution to provision, where required, of a new school off-site.

Integration of development and landscaping will be expected to take account of the presence of the overhead electricity transmission lines, retain an undeveloped corridor as an extension of the open area of Green Wedge to the east of the site, and enable a soft edge between the site and open countryside.

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Policy SP17 - Strategic Housing Site - Land fronting Nash and Haine Roads

Land fronting Nash and Haine Roads is allocated for residential development. Development shall be permitted only in accordance with an agreed masterplan for the whole site and shall:

1. Provide for any highway improvements identified as necessary in a traffic assessment and the development masterplan. Individual phases of development will be required to make provision pro-rata towards such improvements,
2. as required provide a fully serviced area of 2.05 ha (to be provided at the cost of the developer) for a new two form entry school as an integral part of the development,
3. incorporate and provide for connections and improvements to footpath and cycle networks facilitating walking, cycling and public transport to, from and within the site, including provision of or contribution to improvements to public transport services,
4. reserve a minimum of 2 ha to enable provision of a medical centre and provide a community assembly facility,
5. reserve and provide a minimum of 1.75 ha as local open space (including an equipped play area and casual/informal play space) together with an area of usable amenity space as an integral part of the design of the development. Where feasible, the area of local open space should be larger than the minimum indicated above
6. incorporate landscaped buffer zones adjacent to any new road infrastructure and along the boundaries to adjacent to open farmland,
7. provide and maintain appropriate equipment for continuous monitoring of local air quality to inform the Council's ongoing air quality review and assessment programme.

Applications for successive phases of development will have regard to the need to integrate as far as feasible with any approved masterplans relating to neigbouring areas addressed in this policy and with the Thanet Transport Strategy.

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 Policy SP18 -Strategic Housing Site - Land at Manston Court Road/Haine Road

Land is allocated for a mixed use development, comprising up to 1,200 new dwellings at a maximum density of 30 dwellings per hectare net, and leisure uses.  Proposals will be judged and permitted only in accordance with a development brief and masterplan for the whole site integrating with development at the adjoining sites.  The Masterplan shall incorporate:

1) Contributions to provide an internal spine road laid out in accordance with the requirements identified in the draft Transport Strategy (Manston/Haine Link. Improvements to Westwood Cross road access (Westwood Relief strategy)).

2) A minimum of 10.5 ha of open space

3) Provision on site for a 6-form entry secondary school

4) Ecological survey of breeding and wintering birds, ecological enhancements based on the results of these surveys and off site mitigation for any loss of ground nesting bird habitats

Phasing of development will be in accordance with Appendix B.

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