Draft Thanet Local Plan - 2031 - Pre-Submission Publication, Regulation 19
Housing at Rural Settlements
11.11 Most of Thanet's villages consist of freestanding rural settlements. These comprise Acol, Cliffsend, Manston, Minster, Monkton, Sarre and St Nicholas at Wade. Each makes its own contribution to the character and diversity of the Thanet countryside, and the Council considers that it is essential for them to retain their separate physical identity and vibrant communities. There are some settlements that, due to their mutual proximity, are potentially vulnerable to coalescence through the development along the road frontages that link them; for example, Minster to Monkton and Manston to Ramsgate. Policies protecting the open countryside provide appropriate safeguards for this.
11.12 The National Planning Policy Framework (NPPF) notes that to promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities. In support of the Local Plan's housing objectives the rural settlements are considered to have some scope for new housing development in order to meet local needs and increase locational choice within overall objectively assessed need. A separate housing topic paper considers the scale of housing that could be accommodated at each of Thanet's rural settlements. This has helped to inform the following policy.
11.13 Appendix B allocates specific sites for housing development including at some of the rural villages. These are listed below.
11.14 The following policy indicates the scale of housing development that may also be permitted on other sites in the rural settlements of Minster, Cliffsend, St Nicholas at Wade, Monkton, Manston, Acol and Sarre.
Policy HO11 - Housing at Rural Settlements
Housing development will be permitted within the confines of the rural settlements subject to the provisions of policy HO1 and the criteria below.
1) The proposal being compatible with the size, form, historic character and historic scale of growth of the settlement, and
2) In the case of development more than minor in scale accessible community services will be available.
The sites listed below are specifically allocated for residential development under policy HO1. The appropriate dwelling capacity on each site will be considered in light of planning policy and usual development management considerations, and capacities featured in Appendix B should be regarded as a notional maximum.
Table 9 - Sites allocated for residential development at Rural Settlements
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Tothill Street, Minster Land at Manor Road, St Nicholas Land at Walter's Hall Farm, Monkton Land south side of A253, Cliffsend Land north of Cottington Road, Cliffsend Land south side of Cottington Road, Cliffsend Builders yard south of 116-124 Monkton Street, Monkton Former Jentex site Canterbury Road West, Cliffsend Foxborough Lane (south side), Minster Station Road, Minster Land at The Length, St. Nicholas Young's Nursery, Arundel Road, Cliffsend |
Applications for housing development at and adjoining the rural settlements will be expected to:
1) demonstrate that engagement has taken place with the relevant parish council to:
- assess and where feasible incorporate an appropriate element of housing to meet any identified need for particular types of housing arising in the parish including sheltered and extra care housing.
- address how any affordable element to be provided can serve to address need arising in the relevant parish as priority.
- identify any community facilities required and scope for incorporating or contributing towards provision of these.
2) be informed by liaison with the County Council as education authority regarding the need to accommodate or contribute to any required expansion or improvements to village primary school capacity.
The following policies and additional information provide necessary guidance where required in respect of specific allocated sites:
Policy HO12 - Land at Tothill Street, Minster
Proposals for residential development will be expected to
1) Be informed by an archaeological pre-design evaluation and transport assessment. Vehicular access would need to be provided to Tothill Street and links southwards with existing development restricted to pedestrian and cycle routes in order to limit additional traffic movement in the vicinity of Monkton Road and High Street.
2) Provide an appropriate contribution to off-site highway improvements.
3) Incorporate open space in accordance with the standards set out in Policy SP31, and in consultation with Minster Parish Council address the need to safeguard land suitably located within the site for expansion of the existing cemetery.
In light of the site's proximity to the cemetery and former transport depot, and its location in an area with sensitive groundwater requiring continued protection, consultation with the Environment Agency and contamination assessment is likely to be required.
Policy HO13 - Land at Manor Road, St Nicholas at Wade
Proposals for residential development will be expected to:
1) Be informed by a Transport Assessment and may be required to contribute to traffic management measures to avoid increasing traffic movements at the junction of Manor Road with The Length.
2) Incorporate open space in accordance with the standards set out in Policy SP31
Policy HO14 - Land at Walter's Hall Farm, Monkton
Proposals for residential development shall be informed by archaeological evaluation and development shall be laid out and designed so as to respect the setting of the listed building.
Policy HO15 - Land south side of A253, Cliffsend
Proposals for residential development will be expected to:
- Be informed by a pre-design archaeological evaluation.
- Explore the potential of, and provide where possible, sustainable connections to the proposed Parkway station.
- Be informed by contamination assessment to investigate potential pollution in light of the site's proximity to the former Jentex site.
Access arrangements will need to be onto the A253 and avoid access or additional traffic onto Foad's Lane.
Policy HO16 - Land north of Cottington Rd, Cliffsend
Proposals for residential development will be expected to:
- Be informed by further archaeological assessment including fieldwork
- Include a targeted assessment of the impact of development on the setting of St. Augustine's Cross.
- Avoid excessive traffic use of Foad's Lane and include a transport statement taking account of traffic impacts onto the Foad's Lane area.
- Explore the potential of, and provide where possible, sustainable connections to the proposed Parkway station.
Policy HO17 - Land south side of Cottington Rd, Cliffsend
Proposals for residential development will be expected to
- Be informed by further archaeological assessment including fieldwork
- Include a targeted assessment of the impact of development on the setting of St. Augustine's Cross.
- Include a flood risk assessment.
A transport statement will be needed to take account of traffic impacts onto Foad's Lane area, and proposals will be expected to explore the potential of, and provide where possible, sustainable connections to the proposed Parkway station.
Additional Information
- Former Jentex site, Canterbury Road West, CliffsendEarly consultation with Environment Agency and an assessment of potential contamination of ground and groundwater together with appropriate remedial measures may be required to address identified risk.
- Builder's Yard south of 116-124 Monkton Street, MonktonProposals for residential development will be expected to be informed by contact with Monkton Parish Council regarding the potential need to relocate/modernise the village hall and an enhanced communal area behind the street frontage.In light of former builder's yard use a contamination assessment may be required.
- Land at south side of Foxborough Lane, MinsterBat and reptile presence will require investigation.
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