1. INTRODUCTION AND STRATEGY - Thanet District Council

ISLE OF THANETLOCAL PLANAPRIL 1998THANET DISTRICT COUNCILPO BOX 9, MARGATE, KENT

1. INTRODUCTION AND STRATEGYThe District1.1 The peninsula of the Isle of Thanet lies at the easternmost extremity of Kent. Urbandevelopment comprising the towns of Margate, Ramsgate and Broadstairs has largely coveredThanet's extensive and attractive chalk cliff coastline. Even so the Thanet towns retain theirseparate identities.1.2 Surrounding and penetrating the large urban area is gently undulating open countryside oflarge unenclosed arable fields consisting of some of the highest quality and most intensivelyfarmed agricultural land in Kent and England. In the small rural hinterland are seven villages.1.3 In 1995 the estimated population of Thanet was some 125,000 people, and it is an attractivearea for retirement purposes. It also has an unemployment rate well above the average for Kentand one of the highest in England. Tourism remains important but, like other seaside resorts,this sector is less important than formerly. The scale and persistence of Thanet's economic andsocial problems have recently been recognised through the designation of the whole district asa Development Area (August 1993) and much of its rural parts as a Rural Development Area(April 1994). In addition to Development Area status, Thanet has also been granted Objective2 status under the European Structural Fund (January 1994).1.4 There is a predominance of light industrial employment with small-to-medium size firms.Labour relations are good and land is relatively cheap. Road communications to the rest ofKent are rapidly improving with the dualling of the Thanet Way (A299). Historically, the Islandhas been an important gateway to England. The port and airport continue this tradition, withexcellent links to mainland Europe only thirty miles away. The image of this part of Kent isbeing partly addressed through environmental improvements in the urban areas.Background To The Local Plan1.5 This Local Plan, supersedes the Thanet Urban Local Plan, adopted in 1984, andincorporates the rural areas of the District, thus comprising a district-wide Plan.1.6 This is the first time that the District Council has prepared a Plan to cover the whole district.Purpose Of The Plan1.7 The purpose of the Plan is to indicate the land use policies and proposals which will guidethe development of Thanet to 2001. This district-wide Plan is a material consideration in thedetermination of development proposals and renewals of planning permission.Aims & Objectives1.8 The functions of the Local Plan are as follows:(1) to set out the District Council's policies for the control of development and enhancement ofthe local area; and(2) to make proposals for, and regulate the development and use of land, and to allocate landfor particular development purposes.ISLE OF THANET LOCAL PLANINTRODUCTION AND STRATEGYAPRIL 1998 PAGE 1

1.9 It is the intention that the Local Plan should provide:(1) guidance for local people, developers and other interested parties in relation to theDistrict Council's land use policies and proposals for the Isle of Thanet,(2) encouragement for inward investment into the area by providing a degree ofcertainty in land use planning terms; and(3) control over the location and impact of new development on the local environment.Format Of The Plan1.10 The Local Plan consists of:Written Statement: This sets out the District Council's policies and proposals for developmentin the District. The policies and proposals (see Note below) of the Plan are distinguished bybold text. The text that precedes each Policy gives the reasoned justification for that Policy.Proposals Map: This identifies the area to which particular Policies apply and the location ofspecific Proposals. It consists of a district-wide Map at a scale of 1:15,000.Inset Maps: These are shown on the reverse side of the Proposals Map and enable a clearerpresentation at a suitable level of detail (1:5000) to be given in areas where planning policiesand proposals will be in force.The Proposals Map and ten Inset Maps are cross-referenced in the Written Statement. The Planalso includes a Road Hierarchy Diagram representing in diagrammatic form the proposed roadhierarchy.Note For Plan UsersPolicies are general statements of Council intent which guide the continuing process of landuse decision-making. Policies either refer to specific areas of land as defined on the ProposalsMap or, if no such area is defined, then they refer to the entire Plan area.Proposals, on the other hand, usually refer to the development of particular sites with a certainuse or mix of uses, or a traffic management measure, which it is intended to implement withinthe Plan period.ISLE OF THANET LOCAL PLANINTRODUCTION AND STRATEGYAPRIL 1998 PAGE 2

However, there is no difference in status between a policy and a proposal.The Wider Planning Framework1.11 The Isle of Thanet Local Plan is not the only guidance which applies to the Plan area. Thestrategic policy background is provided by national planning policy as expressed in PlanningPolicy Guidance Notes (PPGs) and Department of the Environment Circulars.1.12 The regional context is provided primarily by Regional Planning Guidance Note 9 (RPG9)which contains planning policy guidance for the South East. This Guidance sets out two mainobjectives for national planning policy in the Eastern sector of the Region, including Thanet:(1) The provision of land to encourage economic development in this disadvantaged part of theSouth East, particularly in the light of Assisted Area Status and Objective 2 Status; and(2) The protection of the environmental resources of the area, including agricultural land andnature conservation resources.This guidance is supplemented by policy and research work carried out by the South EastRegional Planning Conference, known as SERPLAN.1.13 The County planning policy framework is to be found in the Kent Structure Plan. The KentStructure Plan, was approved by the Secretary of State for the Environment in 1990. The ThirdReview Structure Plan was formally adopted on 14th December 1996. The Structure Planstrategy, in very general terms, is to direct new economic development to the East of theCounty, while protecting the invaluable environmental resources of the area.1.14 There are also other local plans prepared by Kent County Council which apply. Theseinclude the Kent Waste Local Plan and the Kent Minerals Local Plan.1.15 The District Council has had regard to all the advice, guidance and policies referred toabove in the formulation of policies contained in this Plan. In particular, the Plan has beenprepared in conformity with the Kent Structure Plan Third Review.1.16 Sustainable development and energy conservation are now key issues fordevelopment plans. The District Council is committed to the principle of sustainabledevelopment and many of the policies proposed in this Local Plan contribute positively tothat concept and aim. However, it has not, given the constraints of the Local Plan timetableand the desire of Central Government to achieve District wide Local Plan coverage at theearliest opportunity, been possible to fully assess each and every policy. It is thereforeconsidered appropriate to introduce more detailed policies relating to sustainabledevelopment in the first review of the Plan. The first review will also incorporate a fullEnvironmental Audit of the Plan in order to set out policies that will ensure that developmentand growth are sustainable. A strategic environmental assessment has been carried out ofthe Plan's policies and proposals. However, the Council believes that more detailed work isrequired before realistic decisions can be made in respect of sustainable development.Furthermore, the District Council has adopted a corporate commitment to Local Agenda 21and hopes to encourage a wider range of individuals and groups to become more involved inthe Local Plan process in the future. This envisages that in furthering Local Agenda 21 avaluable contribution can be made to the First Review of the Plan and the future Local Planprocess in general. Whilst Local Agenda 21 embraces many issues which are not directlyland use related, the review of this Plan will need to take full account of those aspects ofAgenda 21 which do have consequences for the planning system.ISLE OF THANET LOCAL PLANINTRODUCTION AND STRATEGYAPRIL 1998 PAGE 3

need for and frequency of monitoring are, where appropriate, featured in supporting text. TheCouncil will pursue the amendment or abandonment of existing policies and the introduction ofnew policies as part of a wider review of the Plan as appropriate.1.22 This Plan is intended to cover the period to the year 2001. It thus only identifies land useprovisions related to development needs envisaged within that period. The Council aims toreview the Plan in its entirety at least every five years, and comprehensive review willcommence immediately on adoption of this Plan. Changes in circumstances eg evolvingstrategic policy, new development opportunities which need to be accommodated,circumstances affecting investment programmes by all sectors and the need to conform withchanges in strategic policy may trigger the need for more frequent review and alteration ofcertain aspects of the Plan. The Council will therefore pursue review/alteration of all or partsof the Plan at any time, as may be necessary. It will carry out public consultation in line withappropriate legislative procedures in advance of any proposals to implement policy changes.1.23 The critical aims of the Plan are to accommodate needs for a sustainable pattern ofeconomic and other essential development while safeguarding and enhancing the built andnatural environment. Thus, fundamental aspects requiring review on a regular basis includeadequacy of land provision in respect of projected development needs for employment andhousing land, (reviewed on an annual basis) and any impact on a range of environmental assetseg wildlife habitats and high quality agricultural land lost to development.1.24 Policy monitoring is reliant upon access to and analysis of a range of data. Much ofthis is already held/directly accessible by the Council. However, within available resources,the Council is looking to improve and diversify its information base, to more effectively informpolicy monitoring. Furthermore, the Environmental Audit will provide additional base-lineinformation facilitating Policy Monitoring and Review and to assist in the formulation ofspecific indicators, measures and targets to inform the policy monitoring and review process.Environmental Appraisal of the Plan will, in itself inform monitoring and review of theenvironmental aspects of local plan policies.ISLE OF THANET LOCAL PLANINTRODUCTION AND STRATEGYAPRIL 1998 PAGE 5

2.13 A major constraint, within the District, is the overall quantity of good quality agricultural landthat exists. Some 86% of all agricultural land within the District is classified as Grades 1 and 2on the MAFF agricultural land classification map. Having searched the District it has beenconcluded that there are no sites, suitable for employment uses, to be found on any land oflower quality. Having accepted therefore that it was necessary to allocate high quality land anumber of criteria were established to limit the impact of development and to ensure the mostappropriate location. These criteria included:(1) That the site should be located as close to the existing urban areas as possible in order tolimit travel to work times, to make the site attractive to local firms and to be in close proximityto existing facilities such as shops;(2) That the site should be well related to the existing primary road network, to achieve ease ofaccess for goods, services and employees without bringing additional heavy goods traffic intothe urban areas and to limit overall traffic generation to a minimum; and(3) That the site should be as free as possible from other constraints such as countryside andlandscape impact.2.14 Following this exercise it was concluded that a site of some 44 hectares (roughlyequivalent to Phase 1 of the KIBP site) located on the east side of Haine Road at Rose Farmwas the best and most appropriate location. It is expected that a site of this size could provideup to about 140,000 square metres of additional floorspace.IMMEDIATELY AVAILABLE LAND1. Kent International Business Park2.15 A Department of Trade and Industry report in 1987 and the Kent Impact Study drewattention to the lack of "quality" employment sites in Thanet. In response the DTI suggested theestablishment of a large business park site adjacent to Manston Airport near to the improvingprimary road network and able to take advantage of the proximity to the runway and therelationship with the port. The site now allocated provides some 69 hectares [170 acres] of landin total on a virtually green field site. The whole of the site allocated on the Proposals Map hasnow received planning permission.2.16 There is strong competition in Kent and in the rest of the South East of England to attractnew businesses. The identification of land for a range of business uses is not in itself sufficient.Potential investors are looking, amongst other things, for sites which offer unique advantages.Few business park sites can offer such a close relationship with an international airport and amajor seaport as can the Kent International Business Park. Given the locational and otheradvantages of the site it is considered that the KIBP has the greatest potential to act as amagnet and to "pull in" investment from outside the area.2.17 Kent County Council commissioned the Henley Centre for Forecasting to undertakeresearch into the future needs of corporate business and the state of market perceptions of theCounty.The principal findings of the study are that:-(1) Kent is underperforming the rest of the South East and much of Europe in key aspectsof economic performance.(2) The County therefore needs to attract inward investment, particularly from dynamicindustries and business.ISLE OF THANET LOCAL PLANBUSINESS AND COMMERCEAPRIL 1998 PAGE 10

(3) To do so it must create a "paradigm shift in its image as a business location", toprevent it falling behind other areas in the South East.2.18 It is considered that KIBP provides the opportunity to help combat past under performanceand provide for the needs of business by offering a unique location, flexibility and a scale andimage that will prove attractive to inward investors.2.19 Funding through Objective 2 and through the Single Regeneration Budget has now(December 1994) been made available for the provision of infrastructure at KIBP and toprogress initiatives at the Centre of the Island (see paras 2.33 - 2.43). As the UK economycomes out of recession and the programme of infrastructure provision and improvements atKIBP is implemented the scene is being set and measures are being put into place for the siteto play a pivotal role in turning round the economy of Thanet. With the achievement of AssistedArea status and the other initiatives that have been put in place, together with the above fundingprogrammes for infrastructure provisions, interest in developing KIBP is growing rapidly and itis therefore essential that the phase two allocation is maintained and available in the life of thisPlan.2.20 KIBP is strategically located at the centre of the Isle of Thanet, with easy accessibility fromthe centres of population, the airport, the port at Ramsgate and with improving road links to therest of Kent and the UK via the A299 and M2.2.21 PPG13, published in March 1994, sets out government advice on transport and the keyaim of the guidance is to ensure that local authorities carry out their land use policies andtransport programmes in ways which help to: -- reduce growth in the length and number of motorised journeys;- encourage alternative means of travel which are more efficient and produce lesspollution; and hence- reduce reliance on the motor car.2.22 To achieve these aims PPG13 suggests that Development Plans should consider locationaspects for new development and complementary transport measures.2.23 The development of KIBP is considered to be generally consistent with the aims of PPG13and its location was selected as a result of its direct relationship with the airport and with theimproving road links to the west together with proximity to and ease of access to the port atRamsgate. The site is well contained and due to the unique geographical configuration ofThanet, with urban development around the coast, the site is equidistant from all the majorpopulation centres and easily accessible. At present a single bus route runs past KIBP andoperates between central Ramsgate and Canterbury via St Lawrence, Manston village, KIBP,Minster village and railway station, Monkton and St Nicholas. There is also a further and morefrequent service that links Ramsgate with the Thanet villages and which passes close to KIBP.The expansion and diversion of these routes and the creation of new routes will be examinedand promoted in conjunction with the developers and occupiers of KIBP as the site isdeveloped.2.24 KIBP has a unique relationship with the airport, is less than 5 miles from Port Ramsgateand is within easy reach of the main population centres of Thanet. The development ofemployment opportunities at KIBP will also provide a new focus for retaining skills within Thanetand could well intercept longer distance commuters who presently have to travel to Canterbury,Dover or further afield to find suitable employment."ISLE OF THANET LOCAL PLANBUSINESS AND COMMERCEAPRIL 1998 PAGE 11

2.25 An initial brief for the site was prepared and it is intended that the KIBP site will provide thequality "Flagship" development site within the District. The KIBP will therefore consist of highquality, low density development in a parkland setting. The need for a limited amount ofretailing to meet the needs of the workforce on the site is accepted by the Council.2. Rose Farm2.26 Following the analysis of need and the land search detailed above, Rose Farm has beenidentified as the most suitable site to meet the needs of the small and medium sized firmsidentified above. Rose Farm is the only available site of sufficient size (44 ha) suitably locateddirectly adjacent to the built up area and primary road network. It is situated roughly equidistantbetween the three main Thanet towns. While the site comprises Grade 1 agricultural land, it hasnot been possible to identify any alternative site of lower agricultural value within/adjacent to thebuilt up area. The only large undeveloped sites remaining within the built up area are subjectto strong protection through Green Wedge policy (CL6), and Rose Farm is the only site adjacentto the built up area which would not interrupt the "sweep" of open farmland nor conflict withimportant landscape considerations. In addition, Rose Farm is located directly adjacent toNewington; a large housing estate suffering high unemployment. While it is intended that thissite should be developed at a higher density than KIBP, an attractive, landscaped site isenvisaged.2.27 In allocating this site for employment uses it is acknowledged that there are significanthighway constraints, which will need to be overcome before it can be fully developed. Therefore,no development on this site will be permitted until a full traffic impact study has been carried out,in consultation with the highway authority, to identify the measures necessary to overcomethese constraints. In particular, this study will need to address capacity and safety issues on theA256 Haine Road and its junctions with the A253 Canterbury Road and the A254 Margate Roadand on Nash Road. The development would be expected to contribute towards the funding ofthe necessary improvements to cater for the additional traffic attracted to the site. In thecircumstances, some phasing of development may be necessary.2.28 The Council has expressed concern about road safety along Haine Road particularly inview of the lack of pavements and existence of blind bends. Some minor improvements havebeen undertaken by the Highway Authority but no further improvements are now featured in anyKCC programme. As the Rose Farm development proceeds it is clear that new road proposalswill be required to cater for the additional traffic generated. It is therefore accepted that the mainspine road will eventually form the major through route, thus relieving Haine Road. The Councilwill require, through the mechanism of the building agreement with the developer that the wholenew road should be implemented at an appropriate point in the development of the site asdetermined by the requirements of the Highway Authority. It should be noted that the RoseFarm site (as allocated) contains four Listed Buildings and any development or associated roadimprovements should ensure the retention of these buildings in an appropriate setting.3. Hedgend Industrial Estate, St Nicholas2.29 In order to facilitate development of employment opportunities in the rural area, the Councilconsiders that some limited expansion may be permitted to the existing small HedgendIndustrial Estate by allowing an extension of 1.8 hectares to the west as indicated on theProposals Map. The site is well related to the Thanet Way.2.30 The modest expansion envisaged would not be significantly at variance with establishedpolicies for the protection of the countryside. It is extremely important that the development ofthe site is carried out with careful consideration as to the integration of development into thelandscape. To that end the Council will expect substantial landscaped boundaries to beISLE OF THANET LOCAL PLANBUSINESS AND COMMERCEAPRIL 1998 PAGE 12

provided as part of any development proposal, particularly on the frontage of the improvedThanet Way to accord with Policy CL2 in the Countryside & Landscape Chapter.4. Land at Manston Road, Ramsgate2.31 This former car storage site amounting to 7 hectares is now vacant. This site hasreasonable access to the principal road network. Given the economic imperatives in Thanet, thesite should be redeveloped for business purposes.2.32 The site is located on the very edge of the built-up area of Ramsgate and abuts opencountryside of landscape importance (Policy CL4). Any development proposed for this formerstorage site would need to be designed in sympathy with the sensitivity of the location. It isprobable that significant archaeological remains exist on this site and accordingly a fieldevaluation may be required in order to enable particular proposals to be considered.2.33 In November 1995, Planning Permission was granted following a public inquiry for part ofthe site to be developed for a Class A1 retail store with associated car parking and landscaping.This was granted by the Inspector on exceptional grounds and it is considered that this siteshould remain as a BC1 allocation in the Plan period.5."Baxters", Old Road, Sarre2.34 A significant industrial site of some 1.7 hectares exists at Sarre, and has been vacant sincethe previous occupiers moved out. This site should be retained and re-used to provideemployment workspace and in view of its availability and significant size, it is allocated on theproposals map under Proposal BC1. The site lies in one of the smallest villages in Thanet,adjoins open agricultural land and lies within an area of high landscape value (Policy CL4).Approximately one third of the site lies within the Sarre conservation area and also contains onelisted building. Four other listed buildings adjoin the site.2.35 While some of the existing buildings may be capable of re-use it is acknowledged that newbuildings are likely to be required. This is a sensitive site and any proposals should present acomprehensive scheme for development or re-development. Considerable new softlandscaping would be expected to be provided to the boundaries of the site and care taken toensure that respect is paid to the character of the listed buildings within and adjoining the site.PROPOSAL BC1AT THE ABOVE SITES, AS SHOWN ON THE PROPOSALS MAP, LAND IS ALLOCATEDFOR BUSINESS PURPOSES. USES WILL BE RESTRICTED TO CLASS B1 (BUSINESS),B2 (GENERAL INDUSTRY) AND B8 (STORAGE AND DISTRIBUTION). ON ALL SITES ALANDSCAPING SCHEME APPROPRIATE TO THE SCALE, CHARACTER AND LOCATIONOF THE SITE WILL BE REQUIRED TO PROVIDE AN ATTRACTIVE ENVIRONMENT.THESE SITES AS DEFINED ON THE PROPOSALS MAP WILL BE EXTENDED ONLY INEXCEPTIONAL CIRCUMSTANCES.6. Former Transmitter Site, Westwood Road2.36 In Westwood Road, Broadstairs, a site of some 3 hectares [7.4 acres] comprises landforming part of the North Foreland Radio Station. As a result of improved technology, BritishTelecom intends rationalising its landholding. This site is in close proximity to residential areas.ISLE OF THANET LOCAL PLANBUSINESS AND COMMERCEAPRIL 1998 PAGE 13

2.37 Given the healthy land supply situation for residential development, the availability of landfor B1 uses on the Business Park in the rural areas and the need to strengthen the economyof Thanet, this site is shown for Use Classes B1 (Business) and A2 (Financial and ProfessionalServices). General industrial use is not considered appropriate on the site and generouslandscaping will be required.2.38 In February 1996, Planning Permission was granted, following a public inquiry, for part ofthe site to be developed for a Class A1 retail store. The proposed retail development does notaccord with the Council's overall proposals for retail development within Thanet and theplanning permissions may not be implemented. In this event the site would represent a valuablecontribution to the employment land supply at a sustainable location within the urban area. Inthe light of this, the site should remain as a Class B1 and Class A2 allocation.PROPOSAL BC2LAND (AS DEFINED ON THE PROPOSALS MAP) IS SHOWN FOR DEVELOPMENT WITHINCLASS B1 (BUSINESS) OR CLASS A2 (FINANCIAL AND PROFESSIONAL SERVICES)ONLY, IN ORDER TO AVOID ADVERSE EFFECTS ON THE AMENITY OF THESURROUNDING AREA WHICH IS ESSENTIALLY RESIDENTIAL IN CHARACTER.7. Land East of Kent International Airport2.39 In July 1993, the Department of Transport published a report on airport runway capacityto serve the South East of England [RUCATSE]. While it was accepted that Manston was notsuitable as being able to provide a high capacity runway for the South East, its role as a regionalairport with the potential to increase its market was clearly acknowledged.2.40 In order to cater for airport related business and employment activities requiring to belocated adjacent to the civilian terminal building or in very close proximity to the runway a siteof about 7 hectares has been identified on the Proposals Map immediately to the east of the civilenclave and passenger terminal facilities. This land is identified for airport-related uses andretains a reasonable gap between the expanding airport terminal area and the nearby ManstonVillage which is protected by Policy CL7.2.41 It is acknowledged that depending on the scale and form of development proposed on thissite there may be an increase in traffic movement through Manston village. The situation willbe fully examined through a traffic impact study, as part of any planning application fordevelopment and the situation will be monitored following implementation. The Council willassess the need for any mitigating measures in the light of the traffic impact assessment andthe monitoring process.PROPOSAL BC3EAST OF THE CIVIL AIRPORT TERMINAL A SITE IS IDENTIFIED ON THE PROPOSALSMAP FOR AIRPORT RELATED PURPOSES. USES WILL BE RESTRICTED TO THOSEWHICH SUPPORT OR COMPLEMENT THE OPERATIONAL REQUIREMENTS OF THEAIRPORT AND A PLANNING AGREEMENT WILL NORMALLY BE REQUIRED TO LIMITTHE USE OF ANY DEVELOPMENT GRANTED PLANNING PERMISSION TO THAT FORWHICH PLANNING PERMISSION IS APPLIED.8. Westwood Road and Northwood Road2.42 Land at and adjoining the Co-op Hypermarket has in the past received planning permissionISLE OF THANET LOCAL PLANBUSINESS AND COMMERCEAPRIL 1998 PAGE 14

for a very substantial development of mixed retail and leisure. In view of the fact that thiscomprehensive redevelopment of the Co-op site and adjacent land has not been implementedand in the light of recent planning permissions and additional allocations for retail at Westwoodit is considered that the area of land to the east of the existing hypermarket should be allocatedfor employment uses. To allow maximum flexibility there is some overlap of this allocation withthe retail area of search identified in the operational note to Policy S2.PROPOSAL BC4LAND (AS DEFINED ON THE PROPOSALS MAP) AT WESTWOOD ROAD ANDNORTHWOOD ROAD IS IDENTIFIED FOR DEVELOPMENT WITHIN CLASSES B1(BUSINESS), B8 (STORAGE OR DISTRIBUTION) OR A2 (FINANCIAL AND PROFESSIONALSERVICES). ANY PROPOSED DEVELOPMENT WILL REQUIRE THE SUBMISSION OF ACOMPREHENSIVE DEVELOPMENT BRIEF FOR THE WHOLE SITE WHICH MUST INCLUDEGENEROUS LANDSCAPING AROUND THE PERIMETER OF THE SITE.RETENTION OF EMPLOYMENT LAND2.43 Given the need to create job opportunities in Thanet, planning policy gives priority to there-use for business purposes of land or premises formerly occupied by a business use whichhas now ceased due to closure, rationalisation or relocation of firms. The need for this policyis further strengthened by the traditional lack of speculative development in Thanet for businessuse and, with respect to small businesses, the costs involved in the provision of new premises.2.44 The demand for business premises fluctuates with general economic conditions. Businesspremises or land should not be lost to uses less beneficial to the community in general due toa temporary slackness in demand. A longer term perspective is needed in the Thanet context.In order to conserve the stock and in the interests of facilitating the establishment andexpansion of small businesses the following Policy will apply.POLICY BC5PROPOSALS WHICH WOULD RESULT IN THE LOSS OF LAND OR PREMISES SUITABLEFOR, OR LAST USED FOR, INDUSTRIAL OR WAREHOUSING PURPOSES, WILL BEREFUSED UNLESS:(1) THE RE-USE OF THE LAND OR PREMISES FOR INDUSTRY OR WAREHOUSINGWOULD RESULT IN CONDITIONS DETRIMENTAL TO THE CHARACTER OR AMENITIESOF THE AREA, OR(2) THE PROPOSED DEVELOPMENT WOULD MEET A LOCAL NEED FOR WHICH ANALTERNATIVE SITE IS NOT AVAILABLE.2.45 For the avoidance of doubt, this Policy applies to land and premises in both urban and ruralareas which are currently or were last used for industrial or warehousing uses. It has not beenpossible to identify on the Proposals Map all land and buildings to which this Policy applies. Forthe sake of consistency, therefore, no sites are identified.PORT AND AIRPORT2.46 Crucial to any consideration of Thanet as a location for new employment opportunities isthe appreciation of the District as a major entry point to the United Kingdom for both Europeanand International traffic.2.47 Kent International [Manston] Airport and Port Ramsgate provide International andEuropean communication links which are of regional importance, and whose presence can beISLE OF THANET LOCAL PLANBUSINESS AND COMMERCEAPRIL 1998 PAGE 15

a major factor in the inward investment considerations of potential investors. The Council,therefore, wishes to provide support in principle for the continued development of these keyoperations.Kent International [Manston] Airport - Centre of the Island2.48 The Ministry of Defence is a major land owner in central Thanet. As a result of recentworldwide political changes the role and needs of the armed forces in Britain is under review.The MoD is proposing to withdraw its operations in part from Thanet and it must be recognisedthat much of the economic planning related to such a withdrawal requires a considerable "leadin" period, in terms of defining strategic objectives and providing the necessary infrastructure.2.49 During 1993 a bid was submitted to the DTI for funding under the KONVER programme[an EC initiative to finance projects and studies on the conversion of defence related industriesto civilian activities]. This bid was successful.2.50 Preliminary work has been undertaken and indicates that the Central Thanet area haspotential to be the major economic regenerator within the District and East Kent. A considerableamount of further work is now required to establish a realistic development strategy andconsultants have now been appointed to report on such a strategy.2.51 Given the existing uncertainties and the need to progress this Local Plan to adoption it isnot proposed to include any specific policy in respect of the central island area. However theCouncil would require any land use decisions to be taken within the framework of acomprehensive land use study and which may require a formal alteration to the Local Plan.2.52 Kent International [Manston] Airport has for some time offered potential for furtherdevelopment of civil aviation because of its long runway, passenger handling facilities andimproved access to the motorway network through the dualling of the Thanet Way.2.53 The 1990 Civil Aviation Authority publication CAP570 suggested that a number of existinglocal airports could provide opportunities for development in traffic to facilitate passengermovements in the South East Region by the year 2010. As noted above more detailed analysisof the facilities and potential of Manston, and other local airports, has been carried out as partof RUCATSE.2.54 The report recognises a number of deficiencies in respect of Manston but in the light of thisstudy and the defence review which is currently being undertaken by the Ministry of Defencein relation to the long term future of RAF Manston, it is appropriate that the District Councilshould state clearly its position in relation to any likely development opportunities at KIA.2.55 With or without a military presence at Manston, there is potential for increased aviationactivity at KIA. The present new terminal buildings have the capacity for substantially increasedusage without involving the planning process. Sites around the runway offer the potential fordirect access for aircraft between the runway and the development land. The particular marketniche of such sites may be attractive to businesses such as airframe and aero enginemanufacture and maintenance, air-freight handling and storage, and even aircraft manufacture.2.56 The airport's particular market niche is dependent upon the maintenance of a closephysical relationship between land for employment-generating uses and the airport. In addition,the presence of nearby Port Ramsgate adds to the attractiveness of such sites for a range offreight handling operations and other businesses associated with bulkier freight.2.57 One of the considerations in determining any planning application for development of theairfield will be the potential for increased levels of noise, over that traditionally associated withISLE OF THANET LOCAL PLANBUSINESS AND COMMERCEAPRIL 1998 PAGE 16

the use of the airfield, at Ramsgate, Minster and St Nicholas, arising as a direct result of thedevelopment. Any development proposal which directly necessitates a significant increase inthe movements of aircraft will be expected to address this issue.2.58 Nevertheless, the Council suggests that there is considerable scope for development inthe movement of civilian flights into and out of Kent International Airport, particularly as moderncivil aircraft tend to be substantially quieter than comparable military aircraft.POLICY BC6BUILT DEVELOPMENT AT KENT INTERNATIONAL (MANSTON) AIRPORT WILLNORMALLY BE APPROVED WHERE IT SUPPORTS THE DIVERSIFICATION ANDEXPANSION OF AIRPORT FACILITIES. THE IMPACT ON LOCAL AMENITIES IN RESPECTOF ANY INCREASE IN AIRCRAFT NOISE WILL BE ONE OF THE CONSIDERATIONS INASSESSING INDIVIDUAL PLANNING PROPOSALS.Port Ramsgate2.59 The development of freight and passenger traffic through Port Ramsgate continues to bea corner-stone of the area's attractiveness in terms of inward investment.2.60 The major constraint to development of traffic through the port is the absence of a directroad route to the Harbour without passing through the town centre of Ramsgate. The existingroute is difficult for heavy goods vehicle drivers, disruptive to normal traffic movements in town,damaging to the historic character of the Conservation Area and Seafront, and potentially amajor hazard for local residents on the existing route.2.61 A route for the Ramsgate Harbour Approach Road has now been selected and hasreceived planning permission. The Compulsory Purchase Orders and Side Road Ordersrelative to that route have now been confirmed. The Council wishes to state its totalcommitment to the achievement of this route which avoids the town centre and the use of theRoyal Harbour (Military Road) and surrounding roads. The selected route does not have theserious consequences for the Site of Special Scientific Interest-SPA-Ramsar site or for theunprotected cliffs at Pegwell village with their associated algal growths identified at the inquiryinto the previous route proposed.2.62 In addition, the Council is conscious of the balance to be achieved between portdevelopment and the environmental damage to the Pegwell Bay-Thanet CoastSSSI/SPA/Ramsar Site/Candidate Marine SAC, and to the Westcliff beach area. As aconsequence, the Council, whilst wishing to give policy support to port development, wishes todo so in a way which is sensitive to the nature conservation and landscape issues which mayresult from unrestricted development of port related activities.2.63 The District Council will, therefore, oppose the spread of port activity by means ofadditional reclaimed land beyond the western extremity of the existing limit of reclaimed land,either before or after the implementation of the Ramsgate Harbour Approach Road.POLICY BC7FURTHER DEVELOPMENT AT PORT RAMSGATE WILL BE PERMITTED WHERE ITSUPPORTS DIVERSIFICATION OF THE PORT IN THE DEVELOPMENT OF NEW ROUTES,OPPORTUNITIES TO INCREASE TRAFFIC THROUGH THE PORT AND FOR ADDITIONALLAND BASED FACILITIES, SUBJECT TO:(1) ANY LAND BASED FACILITIES BEING FOR BONA FIDE PORT-RELATED ACTIVITIESISLE OF THANET LOCAL PLANBUSINESS AND COMMERCEAPRIL 1998 PAGE 17

WHICH CANNOT REASONABLY OR PRACTICABLY BE ACCOMMODATED ON ANALTERNATIVE INLAND LOCATION;(2) THE PROPOSALS OR ACTIVITIES NOT CAUSING UNACCEPTABLE ENVIRONMENTALPROBLEMS WITHIN THE HARBOUR, OR ON ADJACENT LAND, AND BEINGCOMPATIBLE WITH THE CHARACTER OF RAMSGATE SEAFRONT AND THE ROYALHARBOUR AS A COMMERCIAL AND/OR LEISURE FACILITY;(3) THE DEVELOPMENT BY FURTHER RECLAMATION, OTHER THAN TO THE WEST,BEING ASSESSED IN THE LIGHT OF PROGRESS ON THE RAMSGATE HARBOURAPPROACH ROAD AND IN RESPECT OF ITS IMPACT ON CONSERVATION, NATURECONSERVATION, COASTAL PROCESSES AND ARCHAEOLOGY; AND(4) RECLAMATION BEYOND THE WESTERN EXTREMITY OF THE EXISTING LIMIT OFRECLAIMED LAND WILL NOT BE PERMITTED.FORMER HOVERPORT, PEGWELL BAY2.64 The former Hoverport site at Pegwell Bay is an extensive area of hard standing (over 20acres). The former Hoverport buildings have now been removed.2.65 Pegwell Bay is not only part of the Sandwich Bay/ Hacklinge Marshes Site of SpecialScientific Interest, but is also of major international environmental importance under theEuropean Community Wild Birds Directive [as a Special Protection Area] and the RamsarConvention. Part of Pegwell Bay has also been designated within the Candidate Sandwich BaySAC and the remainder in the Thanet Coast Marine SAC. In addition, the cliffs at and near theHoverport site are of Special Scientific Interest because of their geology and are a landscapefeature of great importance particularly when viewed from the west along the A256.Development will be restricted to a height such that it does not project above the cliff line (See(3) in Policy BC 8).2.66 The disused hoverport site is surrounded on all sides by the Site of Special ScientificInterest forming a concrete inlier within the boundaries. Consequently, English Nature, theRoyal Society for the Protection of Birds and the Kent Wildlife Trust and other amenity groups,together with local residents from the area, are extremely concerned in relation to the future useof the Hoverport site.2.67 The Council as owner of the site is also extremely concerned in relation to the nature ofany development proposal that may arise for this sensitive site, and will discuss proposals fordevelopment of the site with the relevant nature conservation bodies, and with local residents,in order to ensure that the site is utilised to best economic advantage, without damage to theshort and long term future of the SSSI.2.68 The Council does not consider that the return of the site to nature by demolition of theentire facility is either a practical or economic proposition.2.69 The Council does, however, commit itself to finding a practical and economic form ofdevelopment which will provide employment opportunities on the site without damage to theSSSI, and in that respect, intends to work closely with English Nature and other organisationsto achieve that development.POLICY BC8PLANNING PERMISSION WILL BE GRANTED TO PROPOSALS FOR THE DEVELOPMENTOR REDEVELOPMENT OF THE HOVERPORT WITHIN ITS EXISTING BOUNDARIES,ISLE OF THANET LOCAL PLANBUSINESS AND COMMERCEAPRIL 1998 PAGE 18

PROVIDED:(1) THERE IS NO MATERIAL HARM TO THE SSSI-SPA-RAMSAR SITE;(2) ANY PROPOSED BUILT DEVELOPMENT WOULD NOT RESULT IN UNACCEPTABLEHARM TO THE SPECIAL LANDSCAPE AREA;(3) THE MAXIMUM HEIGHT OF BUILT DEVELOPMENT DOES NOT EXCEED 16 METRESAOD;(4) PUBLIC VIEWS FROM THE A256 OF THE CHALK CLIFF-LINE TO THE EAST OF THEHOVERPORT ARE RETAINED; AND(5) PUBLIC ACCESS IS RETAINED TO THE REAR OF THE SITE TO FACILITATEINSPECTION OF THE IMPORTANT CLIFF GEOLOGY AND TO THE HUGIN BEACH TO THEEAST.OFFICE DEVELOPMENT2.70 The office market in Thanet has, in general, lacked the demand to result in speculativedevelopment. Demand for small offices for professional and financial services has beenstronger, but has been met by the re-use of premises in commercial locations.2.71 The provision of office accommodation for those services which are not geared principallyto visiting members of the public, has been assisted by the flexibility introduced by the UseClasses Order 1987. This allows industrial/storage premises (B2 to B8) to be converted, subjectto size, to office use (Class 1 Business) without the need for planning permission.2.72 The slack market demand, together with the scope for office uses in established centresand for B1 uses on the business park site, argue against significant office provision in the LocalPlan. On the other hand, it is strategic policy to stimulate and strengthen the expansion ofeconomic activity. Provision is made, therefore, for office uses (A2) on a site fronting theB2053, Westwood Road, in a central position equidistant from the Thanet towns (Policy BC2refers). Office proposals will generally be considered acceptable in commercial areas and towncentre locations. Such proposals will be judged in relation to policies relating to the Shoppingand Town Centres Chapters.TOURISM2.73 The popularity of many seaside resorts has declined largely because of foreigncompetition. Seaside tourism, nevertheless, remains the single largest component of thedomestic holiday market. It sustains many local jobs, both directly and indirectly.2.74 In Thanet, 2.5 million visitors contributed some £88 million to the local economy in 1995and tourism continues to play a significant role on the employment provisions in the area.Planning policies will need to encourage tourism-related development and improve the seasidearchitecture and overall environment to assist the revitalisation of the industry and improveThanet's image and appearance. There is potential for tourism to form part of agriculturaldiversification schemes to the benefit of both industries. Proposals which will expand the lengthof the holiday season will be supported - for example; promotion of the area as a centre in EastKent for education-related tourism (school and college field trips relating to geology andarchaeology, etc).POLICY BC9ISLE OF THANET LOCAL PLANBUSINESS AND COMMERCEAPRIL 1998 PAGE 19

PLANNING PERMISSION WILL BE GRANTED FOR DEVELOPMENT WHICH WOULDEXTEND OR UPGRADE THE RANGE OF TOURIST FACILITIES OR INCREASE THEATTRACTION OF TOURISTS TO THE AREA OR EXTEND THE SEASON. DEVELOPMENTFOR TOURISM WILL BE REQUIRED TO BE COMPATIBLE WITH THE ENVIRONMENTPOLICIES OF THIS PLAN.Serviced Accommodation2.75 The loss of hotel and other tourist serviced accommodation stock to non-holiday-relateduses can weaken the ability of seaside towns to retain, or regain, their status as touristdestinations.2.76 Between 1971 and 1981, Thanet lost 34% of its holiday bed spaces. This decline continuedin the 1980s and to the present day. In the period 1984 to 1991 serviced bed spaces declinedby another 38%, from 12,000 to 7,000 and by 1994 to 4,400. In Thanet, this decline has beengenerally more rapid than in other South of England resorts.2.77 There is some evidence to suggest that hotels have been deliberately allowed to fall intodisrepair in order to increase the chances of obtaining consents for change of use to other uses,particularly flats. Proposals for new serviced accommodation are to be encouraged.POLICY BC10IN THE THANET TOWNS AND VILLAGES, PROPOSALS FOR DEVELOPMENT OFSERVICED TOURIST ACCOMMODATION, INCLUDING EXTENSIONS TO ANDCONVERSIONS OF EXISTING BUILDINGS, WILL BE APPROVED. SUCH PROPOSALSWILL BE JUDGED ON THEIR INDIVIDUAL MERITS IN RELATION TO SCALE, DESIGN,IMPACT ON THE LOCALITY AND NORMAL DEVELOPMENT CONTROL CRITERIA.Self-Catering Accommodation2.78 The range of self-catering tourist accommodation is wide, including holiday homes andflats, touring and static caravan sites and chalets. Such facilities provide choice for the touristand are to be supported.2.79 In recent years, caravan sites have come under pressure for change of use to higher valueuses, such as housing. There is a need to encourage the development of new facilities, wellrelated to the primary road network, and the upgrading of existing sites; and to retain choice inthe types of accommodation available to the tourist.POLICY BC11EXCEPT AT OR NEAR THE COAST, OR IN AREAS OF LANDSCAPE VALUE IDENTIFIEDIN THE PLAN, PROPOSALS FOR THE DEVELOPMENT OF NEW TOURING AND STATICCARAVAN SITES, AND SUITABLE EXTENSIONS TO EXISTING SITES, WILL BEPERMITTED, SUBJECT TO SITING, DESIGN AND ACCESS CONSIDERATIONS, ANDPROVIDING THERE IS NO OVERRIDING CONFLICT WITH OTHER PLANNING POLICIES.ALL NEW SITES MUST BE WELL RELATED TO THE PRIMARY ROAD NETWORK. IN ALLNEW CASES, THE CARAVAN SITE MUST BE CAPABLE OF BEING EXTENSIVELYLANDSCAPED SUCH THAT ITS IMPACT ON THE CHARACTER OF THE AREA ISMINIMISED.POLICY BC12ISLE OF THANET LOCAL PLANBUSINESS AND COMMERCEAPRIL 1998 PAGE 20

PROPOSALS TO UPGRADE EXISTING CARAVAN OR CHALET SITES BY THEPROVISION, WITHIN EXISTING SITE BOUNDARIES, OF ANCILLARY LEISURE, CATERINGOR FUNCTIONAL FACILITIES WILL BE GRANTED PLANNING PERMISSION SUBJECT TOSCALE, SITING, DESIGN, ACCESS AND LANDSCAPING CONSIDERATIONS, ANDPROVIDED SUCH FACILITIES IMPROVE EITHER THE APPEARANCE OR STANDARD OFTHE SITE AND ARE INTRINSICALLY WELL DESIGNED.POLICY BC13IT IS PLANNING POLICY TO MAINTAIN A REASONABLE CHOICE OF SELF-CATERINGTOURIST ACCOMMODATION. PROPOSALS TO REDEVELOP CARAVAN/CAMPING SITESPROVIDING SUCH ACCOMMODATION, FOR OTHER USES, OR TO DIVERSIFY THESTOCK TO OTHER FORMS OF SELF-CATERING ACCOMMODATION, WILL NOT BEPERMITTED WHERE IT IS CONSIDERED THAT SUCH PROPOSALS WOULD SERIOUSLYAFFECT THE MAINTENANCE OF A REASONABLE CHOICE OF TOURISTACCOMMODATION IN THANET.POLICY BC14IN FURTHERANCE OF THE DISTRICT COUNCIL'S SUPPORT FOR THE INCREASE INTHROUGHPUT OF TRAFFIC AT PORT RAMSGATE AS STATED IN POLICY BC7 THECOUNCIL WILL NORMALLY GIVE PLANNING PERMISSION FOR THE DEVELOPMENT OFSITES ATTRACTIVE TO TOURING CARAVANS USING THE PORT FACILITIES AT PORTRAMSGATE. SUCH SITES SHOULD BE WELL RELATED TO THE PRIMARY ROADNETWORK AND SHOULD NOT BE LOCATED EITHER ON THE COAST OR IN OTHERIDENTIFIED AREAS OF LANDSCAPE VALUE.Operational Note: Areas of landscape value are those identified in Policies CL2, CL3, CL4 andCL5.Designated Holiday Areas2.80 There was a long-standing policy (RT7) in the Thanet Urban Local Plan (superseded bythis Plan) to safeguard the level of holiday accommodation and to encourage the expansion andimprovement of standards and facilities. That Policy recognised a potential for incompatibilitybetween the activities of holiday makers and other activities such as residential.2.81 In the interim period economic circumstances have changed dramatically. As aconsequence, the Council no longer considers it appropriate, or indeed possible, to safeguardthe interests of the holiday accommodation areas over other planning considerations.2.82 The Council does not, therefore, intend to continue Policy RT7, or to replace or amend it,but rather to let market forces and other relevant policies in the Plan determine the future of theholiday accommodation area. Encouragement will, however, be given to the provision of newor extended hotel facilities through Policy BC10 above.OPPORTUNITIES2.83 In order to give a stimulus to the general encouragement to tourist-related activity set outin Policy BC9, a number of sites are identified in this Plan.Station GreenISLE OF THANET LOCAL PLANBUSINESS AND COMMERCEAPRIL 1998 PAGE 21

2.84 Station Green is an undeveloped area on Margate Seafront and provides the possibilityof alternative leisure activities to those currently available on the existing Seafront. The site iscurrently used for a range of temporary activities which do little to enhance the character of theSeafront.2.85 The Council, therefore, considers Station Green as an opportunity site for the provision asan all-weather leisure facility to add to the range of attractions in Margate. In the short term itis intended that the green should be landscaped as a simple but elegant green space.PROPOSAL BC15STATION GREEN MARGATE, SHOULD BE DEVELOPED FOR AN ALL WEATHER, ALLYEAR ROUND LEISURE FACILITY.Zion Place, Margate2.86 A site on the edge of Margate central area and close to the sea front has, for a number ofyears, been reserved for a hotel. Although a number of proposals have been advanced in recentyears none have come to fruition. It is therefore considered that while a hotel remains thepreferred use there are other uses which would be appropriate in this location and therefore thesite should also be allocated for a leisure/tourism use that would complement and enhance thisarea. It is unlikely that a hotel or leisure/tourism use would occupy the whole of this site andtherefore the southern part, which has a frontage to Northdown Road should be developed forretail purposes. In order to complement the Northdown Road shopping function and Margatetown centre the retail use should comprise a single large user.2.87 Planning permission has now been granted for a retail store and this is reflected in theboundaries for each part of the site on the Proposals Map.2.88 In the event that the northern part of the site is not developed before or at the same timeas the southern part it is expected that the developer of the southern part would, in agreementwith the Council as landowner, provide for the setting out and future maintenance of thenorthern part as a public garden/amenity area until such time as it is developed on a permanentbasis. The site adjoins Margate Conservation Area and any development should respect thecharacter of the area and of surrounding land uses.POLICY BC16LAND AT ZION PLACE, MARGATE, AS SHOWN ON THE PROPOSALS MAP:-A) THE NORTHERN PART OF THE SITE SHALL BE RETAINED FOR HOTEL PURPOSESOR DEVELOPED FOR A LEISURE/TOURISM USE COMPLEMENTARY TO THE SEAFRONTAREA.B) THE SOUTHERN PART OF THE SITE SHALL BE RETAINED FOR RETAIL PURPOSESAND DEVELOPED AS A SINGLE LARGE STORE. SHOULD THIS SITE BE DEVELOPEDPRIOR TO DEVELOPMENT OF THE NORTHERN PART THE DEVELOPER WILL BEEXPECTED TO PROVIDE FOR THE SETTING OUT AND MAINTENANCE OF THENORTHERN PART AS A PUBLIC GARDEN/AMENITY AREA.Ramsgate Royal Harbour and Seafront2.89 The Royal Harbour is the most important physical asset in Ramsgate and is the dominantfeature of the seafront. The Harbour itself is a Grade II Listed Building and is the focus of theConservation Area. The Harbour currently provides considerable interest for visitors toISLE OF THANET LOCAL PLANBUSINESS AND COMMERCEAPRIL 1998 PAGE 22

Ramsgate and provides a unique opportunity to appreciate the seafront architecture whilstenjoying the sights and sounds of an historic harbour and active marina. There is considerablepotential for additional tourism to be generated through the provision of further facilities foryachting and these will generally be supported subject to the Policy below.2.90 The Council considers that the potential for development of the Royal Harbour andSeafront for leisure/tourism facilities provides a major opportunity for the revitalisation ofRamsgate. Any development, however, will be required to take special account of the characterof the Harbour and Seafront as both a Listed Building and Conservation Area. All newdevelopment will be required to meet the demanding standards of such a location both in termsof design, enhancement and use of materials.POLICY BC17RAMSGATE ROYAL HARBOUR AND SEAFRONT AREA, AS DEFINED ON THEPROPOSALS MAP, ARE IDENTIFIED BY THE COUNCIL AS PROVIDING A MAJOROPPORTUNITY FOR WATER-RELATED LEISURE/TOURISM DEVELOPMENTASSOCIATED WITH THE HISTORIC CHARACTER OF THE HARBOUR, LISTED BUILDINGSAND CONSERVATION AREA. PLANNING PERMISSION WILL BE GRANTED FORLEISURE/TOURISM PROPOSALS WITHIN THE HARBOUR AREA AND ON LANDADJACENT, PROVIDED ALL DEVELOPMENT PROPOSALS TAKE PARTICULAR CARE INTHE DESIGN, LOCATION, USE OF MATERIALS AND RELATIONSHIP OF LAND BASEDFACILITIES WITH OPEN WATER, SUCH AS TO PRESERVE OR ENHANCE THE HISTORICCHARACTER OF THE ROYAL HARBOUR AND SEAFRONT. PROPOSALS MUST ENSURETHAT THE INTEGRITY OF THE NATURE CONSERVATION INTERESTS WITHIN THEADJACENT SSSI/SPA/RAMSAR SITE ARE MAINTAINED.Margate Harbour and Rendezvous Car Park2.91 The Harbour and its immediate surrounding area have a central role to play in the revivalof Margate. The Stone Pier itself is in need of works to revitalise its use and to create anattraction for visitors and residents alike. The Harbour is an important and vital element in therevitalisation of the Old Town Area and the Council will, therefore, normally allow developmentopportunities for the re-use/redevelopment of the Harbour and Stone Pier as part of theprogramme of revitalisation of the heart of Margate. The harbour adjoins the SSSI and is aRamsar site and Special Protection Area and as such any development must take account ofnature conservation issues. In addition this area has also been designated as a CandidateMarine SAC.POLICY BC18PLANNING PERMISSION WILL BE GRANTED FOR THE DEVELOPMENT OF MARGATEHARBOUR, THE STONE PIER AND RENDEZVOUS CAR PARKS FOR WATER RELATEDLEISURE DEVELOPMENT, PROVIDED ALL DEVELOPMENT PROPOSALS INCLUDEPARTICULAR CARE IN THE DESIGN, LOCATION, USE OF MATERIALS ANDRELATIONSHIP OF LAND BASED FACILITIES WITH OPEN WATER SUCH AS TOPRESERVE OR ENHANCE THE CHARACTER OF THE STONE PIER AS A LISTEDBUILDING, AND THE HISTORIC CHARACTER OF OLD MARGATE. PROPOSALS SHOULDALSO TAKE INTO ACCOUNT THE NATURE CONSERVATION INTERESTS OF THE AREA.The Lido, CliftonvilleISLE OF THANET LOCAL PLANBUSINESS AND COMMERCEAPRIL 1998 PAGE 23

2.92 This outdated leisure complex on the seaward side of Ethelbert Terrace is in need ofrefurbishment and/or redevelopment. The following Policy establishes guidelines to assist in theachievement of this objective.POLICY BC19THE DEVELOPMENT OF THE LIDO COMPLEX FOR A MIXTURE OF TOURISM ANDLEISURE USES WILL BE PERMITTED SUBJECT TO THE FOLLOWING CRITERIA ANDSUBJECT TO ANY DEVELOPMENT BEING SYMPATHETIC TO THE CHARACTER OF THEAREA:(1) ANY DEVELOPMENT ABOVE GROUND LEVEL SHOULD BE IN THE FORM OFTRANSVERSE BLOCKS RUNNING AT RIGHT ANGLES TO THE TERRACE WITH OPENGROUND AT EXISTING ROAD LEVEL BETWEEN THE BUILDINGS;(2) THE TRANSVERSE BLOCKS SHOULD BE SUBSERVIENT IN HEIGHT TO BUILDINGSON ETHELBERT TERRACE IMMEDIATELY ACROSS FROM THE REDEVELOPMENT SITE;(3) THE NUMBER OF BLOCKS SHALL NOT EXCEED TWO, AND THESE SHALL BE SITEDAT OPPOSITE ENDS OF THE SITE; AND(4) SOME SINGLE STOREY BUILDINGS MAY, SUBJECT TO DETAIL, BE ACCEPTABLEIN THE OPEN GROUND BETWEEN THE BLOCKS.Language Schools2.93 The Thanet towns have a considerable number of language schools. Attendance tends topeak during the Easter period and the summer holiday. A high percentage of students usingthese services stay with Thanet families or as paying guests.2.94 A survey carried out by the District Council into Thanet's language schools indicates thatvisiting students spent an estimated £11.4 million in the Island in 1991. The survey alsorevealed that student visitor numbers are rising faster than UK visitors to Thanet, that they staylonger (25 nights compared to 7), and spend more (£882 per head compared to £197 per head).2.95 English language schools in Thanet are therefore a major contributor to the local economy,and offer potential for encouraging the next generation of visitors of this part of Kent. TheCouncil wishes to encourage this sector of the local economy to grow.POLICY BC20LANGUAGE SCHOOLS WILL NORMALLY BE PERMITTED SUBJECT TO:1) THE NUMBER OF PUPILS TO BE ACCOMMODATED, THE HOURS OF OPERATION, THERANGE OF FACILITIES PROVIDED AND THE RELATIONSHIP WITH ADJOININGPROPERTIES NOT RESULTING IN AN UNACCEPTABLE IMPACT ON THE AMENITIES OFADJACENT OCCUPIERS OR ON THE CHARACTER OF AN AREA AS A WHOLE THROUGHNOISE OR GENERAL DISTURBANCE;2) THE USE OF THE PROPERTY AS A LANGUAGE SCHOOL NOT RESULTING IN ANOVER CONCENTRATION OF SUCH USES IN A PARTICULAR LOCALITY TO A LEVELWHERE THE CHARACTER OF THAT AREA IS MATERIALLY ALTERED.ISLE OF THANET LOCAL PLANBUSINESS AND COMMERCEAPRIL 1998 PAGE 24

Environmental Improvement2.96 It is Council policy to carry out and promote environmental improvements. Town Centreand Seafront regeneration form a major plank in the Council's Strategy for the revitalisation ofthe tourist and investment image that Thanet wishes to project for the future.2.97 The Council has been heavily engaged in the revitalisation of Ramsgate through theIMPACT Scheme and the focus of attention of that scheme has now moved to Margate, wherea strategy for the future of the heart of Margate has been approved under the former Thanet2000 programme.2.98 A large part of that work will involve the Council in an inter-related programme oftownscape and seafront improvements, traffic management schemes, town centre managementinitiatives and promotional activities. Thanet's success in achieving SRB and Objective 2funding will enable the programme of improvements to continue and grow and other sourcesof funding are being actively pursued.2.99 In addition, strategic routes into Thanet can play an influential role in improving the imageof the area to tourists and potential investors. Development which is permitted to front ontosuch main entry routes will be expected to enhance the environmental quality of the site infurtherance of this objective. Policy CL2 (Countryside & Landscape Chapter) refers.Amusement Uses2.100 In deciding whether a particular location is suitable for an amusement use, a relevantfactor will always be the kind of amusement intended. The term "amusement centre" can covera wide range of activities. These can include cash bingo (usually played in bingo clubs), prizebingo, amusements with prize machines (fruit machines), amusement only machines (rangingfrom traditional pin-tables to video games and "virtual reality"). Other more traditionalamusements such as shooting galleries and fairground rides are also found in Thanet inlocations very close to the sea.2.101 The main issues in determining appropriate locations for such uses will be the characterof the area, noise and disturbance, the kind of amusements involved, appearance, traffic androad safety. To some extent noise and general disturbance are likely to depend on the kind ofamusement intended and the expected clientele.2.102 An amusement use which is likely to affect visual amenity or the character of a sensitivebuilding or area, may be out of place in Conservation areas or other places or buildings ofspecial architectural of historic character.2.103 In addition to the general comments relating to amusement uses set out above theparticular circumstances of Thanet are of key importance in establishing a policy for such uses.This approach is supported in Central Government guidance [Annexe C to PPG6] whichacknowledges that the considerations in resort towns may be different to those in other towns.2.104 Due to its long history as a major holiday centre Thanet is well served by a great varietyof amusement uses. The major centre for amusement uses is Marine Terrace at Margate wherenumerous individual arcades and associated uses compete for business and where a widerange of choice is given to the customer. In Ramsgate a large amusement centre exists alongMarina Esplanade close to the main beach and in Broadstairs a smaller but not insignificantamusement arcade lies between the town centre, the harbour and the beach. In Cliftonville twocentres, one in Northdown Road and one in Ethelbert Crescent exist together with the Lidocomplex which has traditionally incorporated a variety of amusement uses.ISLE OF THANET LOCAL PLANBUSINESS AND COMMERCEAPRIL 1998 PAGE 25

2.105 In view of the high level of provision that exists and the ease of access to one or other ofthe existing centres it is considered appropriateto operate a policy of restraint in respect of the further expansion of these uses. In addition tothis general approach the reasons for the application of such a policy are substantiated by thecharacteristics of the different parts of the District.[1] MargateISLE OF THANET LOCAL PLANBUSINESS AND COMMERCEAPRIL 1998 PAGE 26

2.106 Previous Policies for the location of amusement uses sought to concentrate them alongMarine Terrace (including Dreamland) from the Clock Tower to, but not including, ArlingtonSquare. Many of the shop uses in the Square are only used seasonally while some are not usedat all.2.107 Consideration has been given to the extension of the area in which amusement uses areacceptable to include all or some of these shop units. However, such an extension would belikely to be detrimental to the residential occupiers of Arlington House and therefore the presentwestern boundary of the amusement area is to remain unchanged.2.108 Between the defined prime shopping frontages of the town centre and the definedamusements area lies Marine Gardens. This area has a mix of uses, including shops,restaurants, hotel, residential etc. The importance of Marine Gardens lies in its function as abuffer zone between the prime shopping area and the amusements along Marine Terrace.2.109 The present mixed uses to be found in Marine Gardens serve to distinguish the mainshopping area from the nearby seafront enterprises, and it is considered desirable that thecharacter and role of this street is maintained in the interests of the effective implementation ofthe above Policy. The spread of amusement uses into Marine Gardens will, therefore, bestrongly resisted.[2] Ramsgate2.110 In Ramsgate an area to the North East of the Royal Harbour along Marine Esplanadecontains a large amusement complex and this centre and adjoining land along the seafront isconsidered appropriate for amusement uses. This area is well located to the main beach but isgenerally divorced from the Royal Harbour and Harbour Parade which have an entirely differentcharacter and where the location of further amusement uses would be detrimental to themaritime character of this part of the town. Given the scale and location of the area allocatedit is not considered necessary to make further provision in Ramsgate outside this area.[3] Broadstairs2.111 As a resort Broadstairs is complementary to Margate and Ramsgate. It has a particularspecial character totally different from the brash vitality of Margate or the busy maritime natureof Ramsgate. It has what could be described as a "diminutive" character of old world charmcreated by its shop-fronts and narrow streets and pavements. The visitors that are attracted toBroadstairs are drawn there by that charm and the quiet "Victorian" elegance of the town. Oneamusement arcade exists in a central location and it is considered that this meets the needs ofvisitors and residents and that there is no need for further expansion of such uses which wouldbe likely to detract from the character of the town.[4] Cliftonville2.112 Cliftonville was traditionally the "dormitory" area of Margate with a major concentrationof hotels and guest houses. As such it was entirely appropriate that a certain scale ofamusement provision was made in the area. However, the long stay holiday market hasdeclined and with it the number of hotels. These have generally been replaced with morepermanent residential uses and there is therefore a greater potential for conflict if furtheramusement centres were to be permitted.2.113 Two amusement centres exist in addition to the Lido complex and these are all relativelydivorced from private residential accommodation. It is therefore considered that adequateprovision exists particularly bearing in mind the proximity to Margate. Introducing further centreswould detract from the character of the area and result in conflict with other uses.ISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 27

[5] Other Centres2.114 Outside the main centres referred to above there are a number of local centres andvillages in the District which serve the needs of immediate residents. Given the small scale ofthese local centres it is considered that the introduction of amusement uses into these areaswould be detrimental to the character and residential amenities of these areas and should nottherefore be permitted. Access to the main centres is relatively easy and adequate provision ismade there.POLICY BC21WITHIN THOSE AREAS SHOWN ON THE PROPOSALS MAP FOR AMUSEMENT USES INRAMSGATE AND MARGATE APPLICATIONS FOR NEW AMUSEMENT USES WILL BEACCEPTED. PROPOSALS FOR AMUSEMENT USES WILL BE EXPECTED TO RETAINEXISTING SIGNIFICANT ELEMENTS OF SEA-SIDE ARCHITECTURE. OUTSIDE THEDEFINED AREAS, PROPOSALS FOR NEW AMUSEMENT USES OR THE EXTENSION OFSUCH USES WILL BE REFUSED._________________________________________[1] P A Cambridge Economic Consultants (1991),Kent Impact Study.[2] Department of Trade and Industry andEnglish Estates (1987), Thanet: Review ofthe Potential for Industrial and CommercialProperty Development.ISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 28

3. HOUSINGScope Of ChapterThis Chapter sets out the District Council's proposed approach in accommodating housingneeds and requirements in the local plan period. It covers housing land supply, constraints andopportunities in new housing provision, safeguarding of existing stock, multiple occupation, andcontains standards relating to density, parking and amenity. The Chapter also addressesspecial housing needs including those of small households, low income groups, people in needof care, disabled people and gypsies.OBJECTIVES(1) TO DIRECT NEW HOUSING PROVISION TO THE EXISTING BUILT UPAREAS WHILE SAFEGUARDING THEIR CHARACTER AND AMENITY;(2) TO PROMOTE HIGH QUALITY DESIGN AND AMENITY STANDARDS;(3) TO SAFEGUARD ENJOYMENT OF RESIDENTIAL AMENITY;(4) TO WIDEN ACCESS TO ACCOMMODATION SUITED TO MEET THE NEEDSOF SMALL HOUSEHOLDS, DISABLED PEOPLE AND LOW INCOMEGROUPS;(5) TO ENCOURAGE RESIDENTIAL OCCUPATION AT SUITABLE IN-TOWNLOCATIONS; AND(6) TO ENSURE THAT THOSE IN NEED OF CARE ARE ACCOMMODATED IN AMANNER BEST SUITED TO THEIR NEEDS AND TO THOSE OF THECOMMUNITY.Strategic Background3.1 The level of housing provision, and its distribution between the Kent districts is set by theStructure Plan. The exact nature and location of Thanet's provision is a matter for this LocalPlan.3.2 In the 1980's Thanet experienced the highest level of migration of all Kent Districts. Becausemuch of this migration was unrelated to economic performance or growth, due to thevulnerability of the local economy and natural resource constraints on the further outwardexpansion of the Thanet towns, restraint has been applied to projected requirements in settingStructure Plan housing quantities for Thanet. Land supply within Thanet is substantial and theStructure Plan envisages development concentrating on the urban area. The Local Plan showshow the set requirements can be met for the entire Local Plan period.3.3 Subject to safeguarding policies to avoid "town cramming", Structure Plan policy givespriority to maximising the use of the building stock and land within existing urban areasparticularly for small households who will benefit from being close to urban amenities. Itsstrategic policy in respect of areas like Thanet, where housing land provision meets the setISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 29

equirements, is that fresh land release for housing should normally be resisted.3.4 Growth in one-person households is projected to be by far the largest component of growthover the Structure Plan period. The Plan points to the desirability of increasing the stock ofsmaller units in the housing stock.Local Plan3.5 The Structure Plan's strategic approach to normally resist the release of fresh land inmeeting housing provisions is carried forward in this Local Plan.3.6 It is a fundamental aim of the Local Plan to safeguard and enhance the character andamenity of the district. This includes protection of the limited separation between the urbanareas, and of the separate character of the Thanet towns.3.7 While the rural settlements have a limited role to play in providing housing choice, the LocalPlan aims to direct future housing development to the Thanet towns, and to contain it within theirexisting built-up areas. The Plan encourages full use of opportunities arising from conversion,improvement and redevelopment of redundant land and buildings. Development of this kind canmake useful additions to the dwelling stock and assist in urban regeneration.3.8 In aiming to maximise the use of the existing built up areas to meet housing requirementsthere is, however, an important balance to be drawn with the need to protect the amenity andfunctioning of the district as a place to live, work and visit. The Local Plan addresses the needto safeguard against "town cramming", and contains policies to safeguard urban environmentalquality and valuable open spaces. Individual proposals for development or redevelopmentincluding housing, will be judged in relation to these policies.3.9 The Local Plan recognises the need to widen the range of accommodation suited to theneeds of small households in the district. Maximising the use of land and buildings is regardedas mutually compatible with this objective.Housing Land Requirements3.10 The Kent Structure Plan provides a long term perspective on housing provision; setting firmprovisions from 1991-2006. Provisions in the period 2006-2011 will be reviewed as theStructure Plan is rolled forward. It sets the following provisions for housing (all forms of housingunits) in Thanet district.Mid 1991-2001 Mid 2001-2006 Mid 2006-2011-----------------------------------------------------------------------------3,500 1,700 1,300Housing Land Availability Study3.11 The District Council is obliged to ensure that a five year supply of house-building land ismaintained. Land availability is monitored regularly, often in conjunction with the HouseBuilders' Federation. The most recent study (base date 30 April 1995) shows the followingsupply in Thanet in relation to Structure Plan requirements.Period Outstanding Est'd Supply %Structure Supply Surplus SurplusPlan Provn.*ISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 30

------------------------------------------------------------------------------1995-2000 1403 2773 1370 97%1995-2001 1684 2979 1295 77%1995-2006 3384 3821 437 13%* Outstanding units reflects units constructed since the start of the Structure Plan period.3.12 The available supply of house-building land exceeds the set provisions to the end of theLocal Plan period (a schedule of all large sites (5+ net housing units) contributing to theidentified supply is featured at Appendix A). This reinforces the strategic approach of resistingrelease of fresh land. Furthermore the identified supply consists entirely of land alreadyallocated or with permission, and is not dependant upon any assumptions regarding sites whichmay come forward in the future. This surplus in available supply is considered such as wouldoffset any losses in the event of any unusual circumstances affecting true availability ofindividual sites, and which exceptionally might not have been foreseen in the housing landstudy.Additional Sites3.13 The vast majority of the identified supply of housing land consists of land alreadycommitted by way of planning permission or previously allocated in the former Thanet UrbanLocal Plan. A few new allocations, together with 5+ net sites on which consent for housingdevelopment was granted since the 1995 Housing Land Study, are also identified on theProposals Map. These are separately identified in Appendix A."Windfall" Sites3.14 Thanet has experienced a continuing yield of previously unidentified sites amounting to 237units in the year 1994-95. Although such "windfall" sites additions are a volatile supply factorthey are expected to continue to top up the housing land supply, widen the scope for a rangeof housing accommodation and further reinforce the strategic presumption against fresh landtake.POLICY H1PERMISSION FOR NEW RESIDENTIAL DEVELOPMENT WILL BE GRANTED ONLY ONSITES INDICATED FOR SUCH PURPOSES ON THE PROPOSALS MAP OR ON OTHERSITES WHERE THERE IS NO CONFLICT WITH STRUCTURE PLAN OR OTHER LOCALPLAN POLICIES.PERMISSION FOR NEW RESIDENTIAL DEVELOPMENT WILL BE GRANTED ORRENEWED ON SITES ONLY WHERE:(1) ADEQUATE INFRASTRUCTURE AND ACCESS IS IN PLACE; ORWHERE THE DEVELOPER IS ABLE TO DEMONSTRATE TO THE DISTRICTCOUNCIL'S SATISFACTION, THAT IT WILL BE IN PLACE, TO SERVE EACH UNITREADY FOR OCCUPATION.(2) THERE ARE NO PHYSICAL PROBLEMS AFFECTING THE SITE, SUCH AS LANDINSTABILITY, CONTAMINATION OR RISK OF MIGRATING GASES, UNLESSISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 31

SATISFACTORY DETAILS SHOWING HOW SUCH CONSTRAINTS WILL BEOVERCOME ARE PROVIDED AS PART OF THE PLANNING APPLICATION.(See Policies SG1-4)ANY DEVELOPMENT ON THE FORMER COUNCIL DEPOT SITE IN KING STREET,MARGATE WOULD BE EXPECTED TO INCORPORATE ACCEPTABLE SAFEGUARDINGOF THE PUMPING MAINS WHICH TRAVERSE THE SITE (see note 1 below).User Note: H1 Sites featured on the Proposals Map and in Appendix A include only large (5+units net) granted up to 30/4/97. It is only practical to feature such new build sites on theProposals Map, and for conversions the Appendix should be consulted. For all sites of less than5 units net see paragraphs 3.17 & 3.18.(1) Two pumping mains from the adjacent pumping station traverse the former Council depotsite in King Street. These mains would need to be safeguarded from building over either througha suitably designed layout or through diversion.Explanation:3.15 Policy H1 reflects the District Council's intention to resist housing proposals where thereare planning objections or constraints to development.Monitoring Of Supply3.16 The District Council will continue to monitor the adequacy of the available supply of landfor house-building. The District as a whole is the appropriate policy planning area for thepurposes of calculating the adequacy of supply. In the event that additional land should needto be identified to maintain a five year supply based on the set requirements within the LocalPlan period, then this will be a matter to be reviewed in the Local Plan. The suitability ofparticular sites would be judged in relation to relevant Structure and Local Plan policies.Register of Housing Land3.17 In order to facilitate the bringing forward of committed housing land for development, theDistrict Council maintains a separate register which is reviewed annually, and updated quarterlyto include any newly identified sites. This is available for public inspection.Small Sites3.18 As it is impractical to show small sites of less than five units net on the Proposals Map, theregister of housing land is the appropriate source of reference.Maximum Use of Urban Land3.19 Directing housing development to the existing urban areas and safeguarding the characterof such areas are two fundamental but potentially conflicting Local Plan objectives. The LocalPlan contains specific policies to safeguard areas of environmental character and quality, areasof open space providing important physical separation, passive or other recreational value, sitesof nature conservation value, and areas and buildings of historic significance. All housingproposals will be judged in relation to these policies, and where there is overriding conflict withthese policies then such proposals will be resisted.3.20 Subject to the above and compliance with policies relating to design and other standards,the District Council intends to encourage optimum use/rehabilitation of the existing buildingstock, use of suitable vacant or under-used accommodation, and maximisation of the housingISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 32

contribution that can satisfactorily be made on particular sites, through the following Policies (H2to H13).Better Use Of Existing Stock3.21 Because of the era and nature of its development, Thanet contains many residentialbuildings of substantial proportions. Living styles have subsequently changed dramatically, andmany such buildings have been converted to more intensive residential use. The continuedconversion of such large buildings no longer suited to modern living styles or to their originalpurpose is regarded as a wholly appropriate way of meeting dwelling requirements. Subject tono conflict with other local plan policies it will be encouraged.3.22 Supplementary guidance on conversion to flats has been adopted by the District Council.These Guidelines set out comprehensive standards relating to design and layout ofaccommodation, amenities, and parking requirements, which the District Council would expectto be achieved. It is important to note that buildings which have an overall floor area of less than110 square metres (1184 square feet) are considered unsuitable for conversion to smaller units.The standards and criteria set out in the adopted Conversion to Flats Guidelines are taken intoaccount when determining applications for conversion of buildings to flats.POLICY H2THE DISTRICT COUNCIL WILL PERMIT CONVERSION OR ADAPTATION OF NON-RESIDENTIAL BUILDINGS OR LARGER RESIDENTIAL PROPERTIES TO PROVIDESMALLER RESIDENTIAL ACCOMMODATION PROVIDED:(1) THE STANDARD OF ACCOMMODATION AND CAR PARKING ARRANGEMENTSPROVIDED/AVAILABLE ARE JUDGED TO BE SATISFACTORY (POLICY H11 APPLIES)(2) THE PROPOSAL WOULD NOT RESULT IN DEMOLITION OR OTHER ALTERATIONSINAPPROPRIATE TO THE CHARACTER OF A LISTED BUILDING OR ITS SETTING ORA BUILDING SITUATED IN OR ADJOINING A CONSERVATION AREA;(3) THE PROPOSAL WOULD NOT CONFLICT WITH LOCAL PLAN POLICIES FORRETENTION OF EXISTING PREMISES OR LAND FOR EMPLOYMENT GENERATINGUSES; AND(4) THERE WOULD BE NO OVERRIDING CONFLICT WITH STRUCTURE PLAN OR OTHERLOCAL PLAN POLICIES.Operational NoteIn cases of conflict between Policies H2 and BC5, the latter will take precedence indetermination of planning applications.Provision For Small Households3.23 The 1991 census indicates that Thanet had the highest percentage (30.5%) of singleperson households in the County. The Kent Structure Plan notes that average household sizein the County declined between 1971 - 1981 (from 2.85 persons to 2.72 persons) It predicts,from a range of factors including smaller family size, earlier household formation, increasedlongevity and high divorce/separation rates, that this decline will continue. By the year 2001 itis expected to be 2.49 persons and by 2011, 2.38. It also points out that the largest componentof household growth in the Structure Plan Period is expected to be in one person households.3.24 While consumer choice may not result in close correspondence between family size andISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 33

consumption of household space, there are nonetheless (particularly in Thanet which has a highlevel of social "worsts" and high unemployment) planning benefits in increasing the proportionof smaller units in the housing stock to provide for choice and special needs, and to extendaccessibility by expanding the stock of lower cost housing. The Local Plan generallyencourages expansion of such provision where appropriate in terms of density and character,including at locations in town centres. However different policies apply to houses in multipleoccupation, for which see paragraphs 3.34 -3.39.3.25 Attention is drawn to the content of paragraph 3.22.POLICY H3THE DISTRICT COUNCIL WILL NORMALLY APPROVE PROPOSALS TO PROVIDERESIDENTIAL ACCOMMODATION SUITED TO MEET THE NEEDS OF ONEPERSON/SMALL HOUSEHOLDS, SUBJECT TO COMPLIANCE WITH POLICY H11.Living Over The Shop3.26 Living over the shop has largely declined for a variety of reasons. A considerable amountof accommodation attached to shops and other commercial premises in the Thanet towns isunder-used or vacant. The District Council generally wishes to encourage bringingaccommodation above shops and other commercial premises into residential use. In certaincircumstances, works carried out to introduce or reintroduce residential accommodation overthe shop, may be eligible for grant aid from the District Council. Where upper floors cansatisfactorily be used as residential accommodation, the following advantages may be obtained:(1) A potentially large addition to the housing stock typically able to meet the needs for lowercost housing and for those seeking a foothold on the housing market;(2) A means of maximising use of the existing building stock within the existing urban areas forhousing provision;(3) A potential source of ready trade for local shops and services, and easy access to them forthe residential occupiers who may typically have a low level of car ownership;(4) Additional income for shop owners (including a potential reduction in an unused/underusedarea of property liable for business rates);(5) Provision of accommodation close to employment centres and other town centre amenities;(6) Arrest of decay and generation of investment in the building which may stimulate furtherlocal investment; and(7) Mutual security for shop and accommodation at most times and bringing life to the towncentre outside normal business hours.3.27 Where proposed residential accommodation is unrelated to the shop use, it is consideredessential that there should be separate self-contained access.3.28 Attention is drawn to the content of paragraph 3.22. Where it is not possible to meet in fullthe standards set out in the Adopted Conversion to Flats Guidelines in respect of room sizes,exceptional consideration may be given to cases where a small shortfall is considered to beoffset by the benefits of bringing the accommodation into residential use, and provided that allISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 34

other criteria in the Guidelines can be met.POLICY H4USE OF "OVER THE SHOP" ACCOMMODATION AS RESIDENTIAL ACCOMMODATIONWILL BE GRANTED PROVIDED:(1) THE STANDARD OF ACCOMMODATION AND CAR PARKING ARRANGEMENTSPROVIDED/AVAILABLE ARE JUDGED TO BE SATISFACTORY (POLICY H11APPLIES);(2) EXISTING USES OR USES FOR WHICH CONSENT HAS BEEN GRANTED WITHINOTHER PARTS OF THE BUILDING OR AT ADJOINING PREMISES ARE CONSIDEREDCOMPATIBLE WITH RESIDENTIAL USE; AND(3) THE PROPOSAL IS CONSIDERED ACCEPTABLE IN RESPECT OF OTHER LOCALPLAN POLICIES INCLUDING THOSE RELATING TO SAFEGUARDING/ENHANCEMENT OF CONSERVATION AREAS AND LISTED BUILDINGS.Housing In Commercial Areas3.29 The District Council wishes generally to encourage provision of new housing close to theemployment, amenity, shopping and transport facilities of the town centres and commercial localcentres. Attention is drawn to the content of paragraph 3.22.POLICY H5THE PROVISION OF NEW RESIDENTIAL ACCOMMODATION WILL BE PERMITTED IN THECOMMERCIAL CENTRES OF THANET IN THE FORM OF CONVERSIONS FROM NON-RESIDENTIAL USES AND AS AN INTEGRAL PART OF NEW SHOPPING OR OFFICEDEVELOPMENT, PROVIDED THAT:(1) THE PRIMARY COMMERCIAL FUNCTION OF THE CENTRE IS NOT PREJUDICED;(2) A SATISFACTORY RESIDENTIAL ENVIRONMENT AND STANDARD OFACCOMMODATION CAN BE CREATED (POLICY H11 DENSITY AND RESIDENTIALROADS APPLIES); AND(3) THE PROPOSAL IS JUDGED ACCEPTABLE IN RELATION TO POLICIES H7/11 ASAPPLICABLE (PARKING PROVISION).PROPOSALS INVOLVING RESIDENTIAL CONVERSION OF GROUND FLOOR PREMISESIN COMMERCIAL USE IN TOWN CENTRE CORE LOCATIONS OR PRIME SHOPPINGFRONTAGES (POLICIES S1 (b) AND S5) WILL USUALLY BE RESISTED UNLESS THELOCATION AND/OR SIZE OF PREMISES IS SUCH THAT CHANGE OF USE IS NOTCONSIDERED OF MATERIAL SIGNIFICANCE TO THE COMMERCIAL FUNCTION OF THECENTRE.Note: See also Policy H6.ISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 35

Long Standing Vacant Commercial Premises3.30 Competition from out-of-town retailers and the introduction of business rates has weakenedthe economic buoyancy of Thanet's established shopping areas. This decline has tended tomanifest itself in notable and sometimes long-standing vacancy in shop premises in secondarylocations eg: King Street, Ramsgate. In such circumstances use as residential accommodationcould offer advantages similar to those listed in respect of living over the shop. The DistrictCouncil will generally give favourable consideration to applications for such use in secondarycommercial locations, except where there is conflict with other Local Plan policies (seeoperational note to Policy H6).3.31 An appropriately designed house front or adaptation of the shopfront will usually berequired in order to present a satisfactory appearance in the street scene (see operational noteto Policy H6).3.32 Attention is drawn to the content of paragraph 3.22 (Conversion to Flats Guidelines).Where it is not possible to meet in full the standards set out in the Conversion to FlatsGuidelines in respect of room sizes, exceptional consideration may be given in cases where asmall shortfall is considered to be offset by the benefits of bringing the accommodation intoresidential use, and provided that all other criteria in the Guidelines can be met.POLICY H6PROPOSALS FOR CHANGE OF USE/CONVERSIONS OF SHOP PREMISES TORESIDENTIAL ACCOMMODATION, WHERE IT IS NOT CONSIDERED OF IMPORTANCE TOTHE COMMERCIAL VIABILITY, FUNCTION AND ATTRACTIVENESS OF THE ADJOININGSHOPPING AREA, WILL BE PERMITTED, PROVIDED:(1) THE PROPOSED CHANGE OF USE AND ANY ASSOCIATED WORKS NECESSARY TORENDER THE ACCOMMODATION SUITABLE WOULD NOT:(a)(b)DETRACT FROM THE COMMERCIAL FUNCTIONING AND VITALITY OF THECOMMERCIAL AREA; AND/ORBE UNSYMPATHETIC TO THE CHARACTER OF A LISTED BUILDING OR ITSSETTING OR INCOMPATIBLE WITH PRESERVATION OR ENHANCEMENT OF ACONSERVATION AREA.(2) THE STANDARD OF ACCOMMODATION AND CAR PARKING ARRANGEMENTSPROVIDED/AVAILABLE ARE JUDGED TO BE SATISFACTORY (POLICY H11APPLIES);(3) ACCEPTABLE DETAILS OF A SUITABLY DESIGNED HOUSE-FRONT ARE INCLUDEDAS PART OF THE APPLICATION;(4) WHERE THE DISTRICT COUNCIL WOULD OPPOSE REMOVAL OF THE EXISTINGSHOPFRONT, APPROPRIATE MEASURES TO PRESENT A SATISFACTORYRESIDENTIAL APPEARANCE, ARE INCLUDED AS PART OF THE APPLICATION; AND(5) EXISTING OR POTENTIAL USE OF NEARBY LAND OR BUILDINGS WOULD BEUNLIKELY TO ADVERSELY AFFECT THE AMENITY OF THE PREMISES ASRESIDENTIAL ACCOMMODATION EG BY REASON OF NOISE, VIBRATION ORSMELL.Operational NotesISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 36

(1) Secondary commercial locations exclude Prime Shopping Frontages and Town Centre CoreAreas referred to in Policies S5 and S1).(2) Where granted, consent will normally be subject to a condition that any agreed alterationsto present a satisfactory residential appearance shall be fully implemented before residentialoccupation commences. General guidance on alterations/ measures to present a satisfactoryresidential appearance, to which the Council will have regard in determining planningapplications, is contained in supplementary guidance available from the District Council.Residential Parking In Commercial Locations3.33 Policies H4-H6 encourage provision of residential accommodation in commercial/towncentre locations. Due to the density of existing development and continuity of building frontagein the main town centres (Ramsgate, Margate and Broadstairs) it will frequently be impracticalto provide off-street parking normally required in connection with residential use. Accordingly,within the areas defined on the Proposals Map, no parking provision will be required in respectof change of use/conversion to residential accommodation or in respect of new build residential.POLICY H7AS AN EXCEPTION TO POLICY H11, OFF STREET PARKING PROVISION WILL NOT BEA REQUIREMENT IN RESPECT OF NEW RESIDENTIAL DEVELOPMENT OR CHANGE OFUSE/CONVERSION OF EXISTING PREMISES TO RESIDENTIAL ACCOMMODATIONWITHIN THE TOWN CENTRE AREAS OF RAMSGATE, MARGATE AND BROADSTAIRS (ASDEFINED ON THE PROPOSALS MAP).Note: The effects of this Policy will be reviewed biennially.Non Self-Contained Residential Accommodation3.34 Accommodation within a building can be regarded as non-self contained where unrelatedhouseholds share one or more facilities eg: bathroom, kitchen. Houses in Multiple Occupation(HMOs) are an example where a high degree of sharing of facilities is typical, and where livingarrangements, being more intense than single family occupation, can give rise to noisenuisance*, more callers, a higher parking requirement and visual deterioration of buildings andgardens. While the District Council does not wish to encourage proliferation of HMOs as apermanent measure, it does recognise that such sharing arrangements can provide a sourceof cheap rented accommodation, and are typically suited to the needs of small households.Accordingly it wishes only to resist the establishment or continuation of those which would havean unacceptable impact on their locality. (* see operational note to Policy H8).3.35 The extent to which non-self contained accommodation may generate the problemsreferred to above depends not only on intensity of occupation, sharing of facilities andmanagement of the building, but also the nature of the area in which it is situated, the type ofbuilding, and the concentration of similar uses in its vicinity.3.36 Control is exercised under both Planning and Environmental Health powers, which involvedifferent considerations. Proposals for premises in use as multiple occupation will not only berequired to meet the District Council's adopted standards for HMOs, but will also be subject tothe need to obtain planning consent and listed building consent, including for any alterations tothe building (eg: to meet Fire Prevention Officer's requirements). Where there are no otherplanning objections (Policy H8), the District Council as planning authority will be as sympatheticas possible to fire safety requirements, and will endeavour to negotiate an arrangement whichISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 37

minimises impact, in planning terms, to an acceptable level.3.37 In exceptional circumstances, eg where it is not possible to render accommodation fit forhabitation and/or there are planning objections to the use, enforcement action may be takenunder Planning and/or Housing legislation. In such cases, the Council, as planning authoritywould normally wish to encourage conversion to self contained flats provided that a satisfactorystandard of accommodation could be provided.3.38 In considering the level of parking requirement likely to be generated by individualproposals in relation to the standards set out in the County Council's Adopted Vehicle ParkingStandards, account will be taken of vehicle parking requirements generated by the authoriseduse and the intensity and type of non self contained occupation proposed. Regard will also behad to the visual impact of any on-site parking arrangements. Advice on landscaping of parkingareas is contained in the Conversion to Flats Guidelines (see para 3.22).3.39 A dustbin storage area should be accessible to all occupiers, and will be expected to beprovided in the rear garden space. Exceptionally, alternative siting, but not in the front gardenarea, may be acceptable provided it is not in public view. The District Council's expectationsin relation to dustbin storage are amplified in Section 6 of the Conversion to Flats Guidelines.POLICY H8IN CONSIDERING APPLICATIONS TO ESTABLISH OR REGULARISE NON SELF-CONTAINED RESIDENTIAL ACCOMMODATION OR BEFORE INSTIGATINGENFORCEMENT PROCEEDINGS UNDER PLANNING POWERS TO REQUIRE CESSATIONOF SUCH USE, THE DISTRICT COUNCIL WILL TAKE INTO ACCOUNT:(1) THE LIKELY OR EXPERIENCED EFFECT OF THE USE ON THE CHARACTER ANDAMENITY OF THE LOCALITY RESULTING FROM NOISE*, DISTURBANCE ANDVISUAL IMPACT;(2) WHETHER THE PROPOSED OR UNLAWFUL USE WOULD OR HAS RESULTED IN ANINTENSIFICATION OR CONCENTRATION OF SUCH USES TO A LEVEL WHICH ISDETRIMENTAL TO THE AMENITY AND CHARACTER OF THE NEIGHBOURHOODINCLUDING IN RELATION TO THE CONSIDERATIONS SET OUT IN (1) ABOVE;(3) THE ADEQUACY OF PROVISION AND SUITABILITY OF ARRANGEMENTS FOR CARPARKING ON SITE OR THE LIKELY OR EXPERIENCED IMPACT OF PARKING NEEDSBEING MET ON STREET;(4) THE SUITABILITY OF ARRANGEMENTS FOR DUSTBIN STORAGE AND COLLECTION;AND(5) WHETHER THERE IS ANY OVERRIDING CONFLICT WITH OTHER LOCAL PLANPOLICIES.WHERE THE DISTRICT COUNCIL IS MINDED TO GRANT CONSENT/NOT PURSUEENFORCEMENT ACTION, IT MAY SEEK TO ENTER A LEGAL AGREEMENT TO RESTRICTTHE NUMBER OF PERSONS ACCOMMODATED WITHIN THE PREMISES, AND TOSECURE ARRANGEMENTS FOR MAINTAINING THE BUILDING AND GARDEN TO ANACCEPTABLE VISUAL CONDITION.Operational NoteISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 38

* Noise problems generated by particular individuals in non-self contained residentialaccommodation is essentially a management matter. In considering regularisation of non-selfcontained accommodation, the District Council will have regard only to the extent that noise isgenerated as a result of the nature of that use ie resulting from intensity of occupation and livingarrangements.Retention of Existing Housing Stock3.40 In an area where it is strategic policy to resist release of fresh land outside the built upareas, it is valid to generally encourage retention of the existing housing stock.POLICY H9PROPOSALS WHICH WOULD LEAD TO THE LOSS OF EXISTING RESIDENTIALACCOMMODATION WILL NORMALLY BE PERMITTED ONLY WHERE IT CAN BEDEMONSTRATED THAT:(1) THE CONTINUATION OF RESIDENTIAL USE OF THE PREMISES IS UNDESIRABLEFOR REASONS OF INCOMPATIBILITY WITH ADJACENT USES, STRUCTURALINCONVENIENCE, OBSOLESCENCE OR LAYOUT;(2) IT IS REQUIRED TO PROVIDE ACCOMMODATION FOR A COMMERCIAL USEPROVIDED THAT SUCH CHANGE OF USE CAN BE IMPLEMENTED WITHOUT ANYDETRIMENT TO REMAINING RESIDENTIAL USES IN THE BUILDING AND INADJOINING BUILDINGS;(3) A CHANGE OF USE WOULD PROVIDE THE BEST REASONABLE MEANS OFPRESERVING A BUILDING OF ARCHITECTURAL OR HISTORIC IMPORTANCE(POLICY CB5 REFERS);OR(4) IT RELATES TO THE PROVISION OF COMMUNITY FACILITIES WHICH NEED TO BESO LOCATED TO BENEFIT THE CLIENT COMMUNITY AND ARE COMPATIBLE WITHTHE RESIDENTIAL AMENITY OF THE LOCALITY.Explanation:3.41 Structure Plan housing requirements can be met in the district throughout the entire LocalPlan period. However, additional housing provision would pose potential conflict with strategicpolicies and Local Plan policies to safeguard local character and amenity. The District Counciltherefore seeks to resist loss of the existing housing stock in order to avoid the need toaccommodate its replacement.POLICY H10IN PREDOMINANTLY RESIDENTIAL AREAS, THE MAINTENANCE OF RESIDENTIALAMENITIES WILL TAKE PRECEDENCE OVER OTHER PLANNING CONSIDERATIONS.NON-RESIDENTIAL DEVELOPMENT WITH POTENTIAL TO ADVERSELY AFFECT LOCALAMENITIES WILL ONLY BE PERMITTED WHERE MEASURES TO MITIGATE ANYDETRIMENTAL IMPACT ARE CAPABLE OF EFFECTIVE IMPLEMENTATION.Explanation:ISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 39

3.42 This Policy is intended to safeguard the stock of residential accommodation in such useand compliments the objectives of Policy H9.Density and Residential Roads3.43 Strategic policy encourages optimum use of land and buildings within existing built-upareas, particularly for small households, in meeting housing provisions. While the Local Planapproach accords with this policy, it seeks to ensure that environmental quality and amenityshould not be sacrificed for the sake of housing numbers.3.44 It may often be possible to achieve increases above previous densities and still provide agood living environment and standard of accommodation. However, the appropriate density willdepend upon the nature and character of the particular location.3.45 Detailed guidance on the design of housing, housing estates (including highway design,construction, layout and landscaping) is contained in Kent Design. Its principles arecommended by the District Council.3.46 The District Council generally commends the guidance contained in the Building ResearchEstablishment Report "Site Layout Planning For Daylight and Sunlight - A Guide to GoodPractice" for ensuring sufficient daylight and sunlight to buildings, garden areas and openspace.3.47 In respect of proposals for conversion to flats, the District Council has adopted a set ofGuidelines on Conversion to Flats. The purpose of these guidelines is to advise on thestandards of accommodation and parking provision expected by the District Council whendetermining applications for conversion. These guidelines are available from the District Council.3.48 In respect of small sites or mixed developments it may not always be practical to apply thedensity criteria contained in the following Policy.POLICY H11THE DISTRICT COUNCIL WILL GRANT PLANNING PERMISSION FOR THEDEVELOPMENT OF SITES AT A DENSITY APPROPRIATE TO THE CHARACTER ANDPHYSICAL CONTEXT OF INDIVIDUAL SITES AND THE GENERAL LOCALITY. THECOUNCIL WILL GAUGE APPROPRIATE DENSITIES IN THE FOLLOWING RANGES:(1) NET DENSITIES OF BETWEEN 25 TO 37 DWELLINGS PER HECTARE (10 TO 15DWELLINGS PER ACRE) ON NEW HOUSING SITES; AND(2) NET DENSITIES OF BETWEEN 173 AND 198 HABITABLE ROOMS PER HECTARE (70AND 80 HABITABLE ROOMS PER ACRE) IN NEW DEVELOPMENT COMPRISINGSELF-CONTAINED FLATS.DEVELOPMENTS OF EITHER FLATS OR DWELLING HOUSES TO DENSITIES HIGHER ORLOWER THAN THOSE REFERRED TO ABOVE WILL REQUIRE ACCEPTABLE REASONEDJUSTIFICATION IN TERMS OF THE CHARACTER OF THE AREA AND THE INDIVIDUALMERITS OF THE PROPOSED DEVELOPMENT IN MEETING THE CRITERIA REFERRED TOBELOW.THE DISTRICT COUNCIL WILL EXPECT THATISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 40

(1) THE DEVELOPMENT IS OF A HIGH ARCHITECTURAL STANDARD;(2) THE PROPOSED DENSITY IS NOT GAINED AT THE EXPENSE OF OTHERRESIDENTIAL STANDARDS INCLUDING PRIVACY AND NATURAL LIGHT;(3) DWELLINGS PROPOSED ARE VARIED BOTH IN SIZE AND ARCHITECTURAL STYLE;(4) WHERE APPROPRIATE A COMBINED VEHICLE AND PEDESTRIAN HIGHWAY,DESIGNED TO ENCOURAGE LOW VEHICLE SPEEDS AND PEDESTRIAN ANDCYCLIST SAFETY IS PROPOSED.(5) OPEN SPACE AND PROVISION OF LANDSCAPING IS INCLUDED AS PART OF THEPROPOSAL, AND IS CONCEIVED AS AN INTEGRAL PART OF THE SCHEME FROMTHE OUTSET OF DESIGN WORK;(6) IN FLAT DEVELOPMENTS SATISFACTORY PROVISION WILL BE MADE FORDUSTBIN STORAGE, REFUSE COLLECTION AND CLOTHES DRYING FACILITIES*;(7) CARRY DISTANCE FOR REFUSE DOES NOT EXCEED 25 METRES; AND(8) OFF-STREET PARKING AND, WHERE APPROPRIATE, SERVICING ARRANGEMENTS,WILL BE PROVIDED IN ACCORDANCE WITH POLICY TR8 EXCEPT WHERE THEDEVELOPMENT FALLS WITHIN THE SCOPE OF POLICY H7.PROPOSALS FOR CONVERSION OF EXISTING BUILDINGS TO FLATS WILL BE JUDGEDIN RELATION TO THE STANDARD OF ACCOMMODATION AND CAR PARKINGARRANGEMENTS*.* Operational NoteIn respect of proposals for conversion to flats,supplementary guidance is provided in the adopted Conversion to Flats Guidelines, which setout comprehensive standards relating to design and layout of accommodation, amenities, andparking requirements, which the District Council would expect to be achieved. It is important tonote that buildings which have an overall floor area of less than 110 square metres (1184square feet) are considered unsuitable for conversion to smaller units. These guidelines aretaken into account when determining applications for conversion of buildings to flats. Theguidance relating to refuse storage/collection and clothes drying is also applicable in respectof new build flat developments.Tandem Development3.49 Some dwellings have larger rear gardens than are reasonably required by their occupiers.These can sometimes be usefully developed for residential purposes where separate accessand adequate separation between buildings can be achieved. "Tandem development", with onehouse immediately behind another and sharing the same access is almost always unacceptabledue to the resultant disturbance and loss of privacy, light and amenity, and the impact of thedevelopment on the established character of an area.POLICY H12PROPOSALS FOR DEVELOPMENT, CONSISTING OF ONE DWELLING IN CLOSEPROXIMITY BEHIND ANOTHER, WILL NOT BE APPROVED UNLESS THE FOLLOWINGCRITERIA CAN BE MET:ISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 41

(1) THERE WOULD BE NO LOSS OF AMENITY TO THE PROPOSED AND EXISTINGPROPERTIES THROUGH OVERLOOKING, NOISE OR VIBRATION, OVERSHADOWINGOR UNACCEPTABLE SENSE OF ENCLOSURE;(2) THE PROPOSAL WOULD BE COMPATIBLE WITH THE CHARACTER OF THELOCALITY;(3) A SATISFACTORY SEPARATE MEANS OF PEDESTRIAN AND VEHICULAR ACCESSCAN BE PROVIDED; AND(4) CARRY DISTANCE FOR REFUSE COLLECTION WOULD NOT EXCEED 25 METRES.Development at the Rear of Existing Dwellings3.50 Subject to environmental safeguards, this Local Plan aims to make maximum use ofexisting land within built up areas to meet housing needs. Land occupied by domestic gardenslarger than reasonably required by their owners represents a potentially useful source ofhousing land. Maximum benefit will be achieved where a number of garden areas areassembled to form a large site which can be developed on a comprehensive basis and providedwith a separate and adequate means of access. With small sites or piecemeal developmentit is rarely possible to provide a satisfactory standard of layout respecting spatial character andproviding/ safeguarding acceptable standards of residential amenity (See also Policy H12:Tandem Development).3.51 In encouraging development of assembled garden areas with a number of dwellings on acomprehensive basis, normal development control criteria in respect of density, residentialroads and safeguarding of amenity will apply. Design and layout for such sites will requiresensitive consideration. The following Policy is appropriate.POLICY H13COMPREHENSIVE RESIDENTIAL DEVELOPMENT OF ASSEMBLED BACK GARDENSITES WILL NORMALLY BE PERMITTED PROVIDED:(1) PROPOSALS ARE JUDGED ACCEPTABLE IN RELATION TO LOCAL PLAN POLICIESH11 (DENSITY AND RESIDENTIAL ROADS) AND H12 (TANDEM DEVELOPMENT);(2) PROPOSALS WOULD NOT CONFLICT WITH THE AIMS OF POLICY CB11 AREAS OFHIGH TOWNSCAPE VALUE), CONSERVATION AREA POLICIES OR ANY OTHERLOCAL PLAN POLICIES RELATING TO PROTECTION OF ENVIRONMENTALQUALITY;(3) A SEPARATE AND SATISFACTORY MEANS OF PEDESTRIAN AND VEHICLE ACCESSFROM AN EXISTING ADOPTED ROAD CAN BE PROVIDED; AND(4) THERE WOULD BE NO LOSS OF AMENITY TO EXISTING DWELLINGS RESULTINGFROM OVERLOOKING, OVERSHADOWING OR SENSE OF ENCLOSURE.Parking Requirements for Sheltered Housing3.52 Kent County Council Vehicle Parking Standards require provision of between one spaceper unit, away from public transport routes, and one space per four units on good publicISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 42

transport routes, (plus two spaces for the warden) with each application to be assessed by thelocal planning authority between these limits. The actual level of parking requirement generatedby a sheltered scheme reflects the personal mobility and dependence of the occupants, thenumber of occupants, and the scheme's proximity to a range of services/ amenities. The type,location and size of accommodation (including number and size of bedrooms), together with thenumber of wardens, communal and guest facilities are, therefore, the best available indicatorsof parking requirement.POLICY H14IN APPLYING THE KENT COUNTY COUNCIL VEHICLE PARKING STANDARDS INRELATION TO SHELTERED HOUSING ACCOMMODATION, THE DISTRICT COUNCIL WILLASSESS EACH APPLICATION IN THE LIGHT OF THE SIZE (POTENTIAL BED-SPACES)AND NUMBER OF BEDROOMS, THE LEVEL OF COMMUNAL FACILITIES AND AMENITIESPROVIDED AND LOCATION IN RELATION TO OTHER SERVICES AND AMENITIES, THENUMBER OF WARDENS ACCOMMODATED/ON CALL, TOGETHER WITH ANY OTHERFACTORS JUDGED LIKELY TO AFFECT THE LEVEL OF PARKING REQUIREMENTGENERATED BY THE DEVELOPMENT.Operational NoteSchemes which will not have a warden constantly resident on site and do not incorporate anycommunal facilities (e.g. communal lounge) will not usually be regarded as shelteredaccommodation and no reduction in parking will be appropriate. In respect of warden assistedschemes (i.e. where a warden is always available but not constantly available on site), thedistrict council may give consideration to some relaxation of vehicle parking standards.Local Needs For Affordable Housing3.53 Thanet has suffered persistently high levels of unemployment. Income levels restrict manybuyers to converted flats or older housing in need of repair. In 1990 the housing waiting liststood at 2,400 applicants; the great majority of whom have incomes significantly below thatnecessary to buy on the private market.3.54 Despite welcome involvement of social bodies such as housing associations, constraintson the District Council's resources are such that the waiting list is not diminishing. Thereforeif any headway is to be made, social housing needs must increasingly fall to be met throughprivate sector involvement.3.55 The District Council intends, through Policies H15 and H16, to encourage provision of awider range and improved standards of affordable accommodation suitable to meet the needsof lower income groups. The term "affordable housing" embraces both low cost market housingand subsidised housing. In this respect, the Council regards the needs of those at presentunable to obtain a satisfactory standard of accommodation through the private market aspriority. (In addition to H15 and H16, Policy R4 also applies to the rural settlements).3.56 In respect of Policy H16, the District Council will normally seek to ensure that whereaffordable housing is provided it is made and kept available for those in need (normallyhouseholds eligible for inclusion on the Council's housing waiting list). Involvement of registeredhousing associations or other bona fide charitable bodies, whose continuing interest will securethis objective, will therefore be encouraged. While tenure will be a matter for negotiation,overriding local need is currently for rented housing, at affordable (non-market) rents (that ishousing accessible to households whose income is insufficient to enable them to affordadequate housing locally on the open market). Arrangements to meet these needs will beparticularly encouraged.ISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 43

POLICY H15THE DISTRICT COUNCIL WILL SEEK TO APPROVE NEW/CONVERTED ORREHABILITATED HOUSING SUBJECT TO APPLICATIONS:(1) WIDENING ACCESS AND CHOICE AT THE LOW COST END OF THE HOUSINGMARKET IN TERMS OF THE TYPE OF ACCOMMODATION AND TENURE; AND(2) BY REGISTERED HOUSING ASSOCIATIONS OR OTHER RESIDENTIAL DEVELOPERSTHAT CAN DEMONSTRATE THE PROPOSAL WOULD MEET SOME LOCAL NEEDSFOR AFFORDABLE HOUSING; AND(3) BEING COMPATIBLE WITH POLICY H11.POLICY H16(1) WHERE DEVELOPMENT IS PROPOSED WHICH, IN ITS COMPLETED FORM, WOULDAMOUNT TO TWENTY-FIVE OR MORE RESIDENTIAL UNITS, OR WILL/MIGHTREASONABLY FORM PART OF AN ON-GOING/FUTURE DEVELOPMENT, CUMULATIVELYTOTALLING TWENTY-FIVE OR MORE SUCH UNITS, THE DISTRICT COUNCIL WILLNEGOTIATE WITH THE DEVELOPER FOR THE INCLUSION OF AN ELEMENT OFAFFORDABLE HOUSING.(2) THE WILLINGNESS OF THE DEVELOPER TO PROVIDE AN ELEMENT OFAFFORDABLE HOUSING WILL BE A MATERIAL CONSIDERATION IN CONSIDERING THEAPPLICATION.(3) THE SCALE OF AFFORDABLE HOUSING WHICH IS REASONABLE ANDAPPROPRIATE ON ANY PARTICULAR SITE WILL BE A MATTER FOR NEGOTIATIONBETWEEN THE DEVELOPER AND THE DISTRICT COUNCIL AND WILL BE BASED ONTHE INDIVIDUAL CIRCUMSTANCES OF THE CASE, THE CHARACTER OF THE AREAAND LOCAL NEEDS, AND BE SUBJECT TO A LEGAL AGREEMENT BETWEEN THE TWOPARTIES.(4) BEFORE GRANTING CONSENT THE DISTRICT COUNCIL WILL REQUIRE THEDEVELOPER TO DEMONSTRATE HOW ANY AFFORDABLE HOUSING WILL BE MADEAVAILABLE TO HOUSEHOLDS UNABLE TO OBTAIN ADEQUATE HOUSING THROUGHTHE PRIVATE MARKET, AND THE COUNCIL MAY SEEK TO SECURE THIS BY ENTERINGINTO A PLANNING AGREEMENT AND WILL REQUIRE THE DEVELOPER TODEMONSTRATE THAT ENJOYMENT OF THE AFFORDABLE HOUSING AS SUCH CAN BEGUARANTEED FOR SUCCESSIVE AS WELL AS INITIAL OCCUPIERS FOR THEFORESEEABLE FUTURE.(5) IN THE EVENT THAT THE DEVELOPER WISHES TO LOCATE THE AFFORDABLEELEMENT ON AN ALTERNATIVE SITE WITHIN HIS OWNERSHIP AND CONTROL, THISWILL NORMALLY BE ACCEPTED PROVIDED THAT SUCH DEVELOPMENT OF THEALTERNATIVE SITE IS JUDGED ACCEPTABLE IN RELATION TO POLICY H1, ANDSUBJECT TO A LEGAL AGREEMENT.Operational Notes H15 & H16(1) For the purposes of Policies H15 and H16, the definition of affordable housing is thatcontained in Circular 13/96 and includes both low cost market and subsidised housing.ISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 44

(2) Policy H16: In assessing local need for additional affordable housing, the District Council willhave regard to the current Housing Strategy and Investment Programme, the size and natureof the current waiting list, and the number and proportion of affordable housing units availableto accommodate local needs. Attention will be given to local market house prices and rents,local incomes, existing affordable housing supply, size and type of local households and thetype of housing best suited to meet local needs.(3) The size of site (25 units +) at which the District Council may negotiate for affordablehousing, reflects the size and number of unidentified sites expected to come forward on whichaffordable housing provision is considered realistic and on outstanding needs for affordablehousing. These matters are analysed in Planning Policy Background Paper "Local HousingNeeds In Thanet District" (available from the District Council).Residential Care Homes3.57 There is growing recognition that each area should seek to cater for its own elderly andhandicapped and that such persons are best accommodated in the community. This is reflectedin the Government policy document "Caring For People"(1989).3.58 The 1991 Census indicates that at 3%, Thanet has the highest percentage of residents incommunal establishments in Kent; the County total being 1.7%.3.59 For many years the Council operated a policy of total restriction on new residential carehomes which proved unacceptable and unworkable. This was replaced by a long andcomplicated policy relating largely to concentration, parking and amenity. Market forces andnon land use considerations have lowered demand for new homes and it is considered thatgiven the experience of the past and this current situation there is no necessity to address thesituation with a specific policy and each application will be treated on its own merits. Thissituation will be monitored and kept under review with the intention of seeking a change of policyto prevent specific adverse consequences that would flow from an increase in the number ofnew residential homes proposed.Accommodation for Elderly Relatives3.60 Where it is intended that an elderly relative is to reside with the family household, selfcontained/partself contained accommodation may be proposed through internal rearrangementor extension to the dwelling. Normal planning considerations will apply in relation to suchproposals*. Such arrangements are, however, rarely suited for occupation as separate livingaccommodation unrelated to the household occupying the main dwelling unit for a variety ofreasons, including lack of self containment, inadequate separate access and amenity space,and lack of privacy.3.61 Where the alteration/extension or other works are permitted to enable accommodation foran elderly relative to be provided, such provision shall normally be subject to a condition thatthe host property remains as a single dwelling notwithstanding that the accommodation providedmay, in effect, be occupied as separate accommodation by that relative. The District Councilwill normally expect such proposals to demonstrate that the accommodation proposed forindependent occupation is easily capable of assimilation into the dwelling (eg lockable door)when no longer needed. In order to safeguard such use as a single dwelling, occupation of theaccommodation independent from the host dwelling will usually be limited by condition to anamed person.ISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 45

3.62 Provision of such accommodation in free standing buildings within the curtilage of adwelling will almost inevitably cause problems of loss of privacy and open character. When nolonger required for that purpose, additional planning objections relating to access and amenityspace arrangements would arise if proposed for use as separate residential accommodation.Such accommodation would not lend itself to use as living accommodation as part of the hostdwelling by reason of physical separation. The conversion of existing outbuildings, able torevert to their original purpose when no longer required may, however, be acceptable in someinstances.POLICY H17PROPOSALS TO PROVIDE ACCOMMODATION FOR AN ELDERLY RELATIVE AT ANEXISTING DWELLING WILL NORMALLY ONLY BE PERMITTED WHERE SUCHACCOMMODATION IS PHYSICALLY LINKED TO THE EXISTING DWELLING HOUSE ANDWHERE THERE IS NO CONFLICT WITH OTHER LOCAL PLAN POLICIES.WHERE CONSENT IS GRANTED THIS WILL BE SUBJECT TO A CONDITION THAT THEPROPERTY, INCLUDING THE ACCOMMODATION TO BE PROVIDED, REMAINS A SINGLEDWELLING UNIT, AND THAT INDEPENDENT OCCUPATION OF THE ACCOMMODATIONIS LIMITED TO A NAMED PERSON.Operational Note* Policy CB2 applies in respect of extensions to dwellings. Supplementary advice in respect ofdesign of extensions to dwellings is contained in the House Extension Guide (availableseparately from the District Council).Housing For the Disabled3.63 The District Council wishes to ensure that as far as possible, households with a disabledperson/s have the same opportunities to obtain housing suited to their needs as otherhouseholds. General housing built to "accessible" standards (avoiding common obstacles topersons with locomotive disabilities) can be achieved at little or no extra cost, and may have apositive effect on market appeal. Such "accessible" housing can be comparatively easily andinexpensively adapted to suit a wide range of physical needs including those of most disabledpersons.3.64 The majority of new housing provision including that which may be occupied by householdswith disabled persons will continue to be through the private sector. It is therefore important thatsuch needs be recognised and catered for in this sector of the market. The Council alsowelcomes and encourages such provision by the voluntary sector.3.65 Prevalence of disability in Thanet is analysed in Planning Policy Background Paper "LocalHousing Needs in Thanet", (available from the District Council). It is estimated that about 11%of Thanet's adult population has locomotive disabilities. For those in the age group 60+ thepercentage rises to about 30%, and for those aged 70+ to nearly 50%. Thanet is very popularas a retirement location, and has a high proportion of elderly population. In line with theestimated prevalence of locomotive disability in Thanet the District Council considers that 20%accessible housing is a suitable general target. However, the individual circumstances of eachapplication will be taken into account in judging what is an appropriate percentage.3.66 In order that households with persons who have disabilities limiting mobility are not denieda reasonable choice in the housing market and at reasonable cost, design of new housingdevelopment to "accessibility" standards, including conversion, will be encouraged. Indevelopments of ten or more residential units, the District Council may negotiate for an elementISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 46

of such housing. The criteria for "accessible" housing which the District Council will expect tobe met is set out in supplementary guidance (available separately from the District Council).3.67 Only a small percentage of the population categorised as impaired is believed to be fulltimewheelchair users. New wheelchair housing will often be proposed and designed to reflectthe needs of a specific purchaser. However, the District Council also wishes to encourageprovision of housing designed so as to be capable of adaptation to meet such occupation needswithout further structural alteration. Appropriate criteria are set out in supplementary guidance(available from the District Council).POLICY H18IN RESPECT OF NEW HOUSING DEVELOPMENT, INCLUDING, WHERE FEASIBLE,RESIDENTIAL CONVERSION, THE DISTRICT COUNCIL WILL ENCOURAGE DESIGNSTANDARDS WHICH FACILITATE ADAPTATION TO SUIT OCCUPATION BY MOSTPEOPLE WITH DISABILITIES TOGETHER WITH OTHER FACTORS LIKELY TOFACILITATE OCCUPATION/VISITS BY MOST DISABLED PEOPLE.WHERE A DEVELOPMENT WOULD AMOUNT TO TEN OR MORE RESIDENTIAL UNITS (ORMIGHT REASONABLY BE EXPECTED TO FORM PART OF A FUTURE DEVELOPMENTCUMULATIVELY TOTALLING TEN OR MORE SUCH UNITS), THE DISTRICT COUNCILWILL NORMALLY SEEK TO NEGOTIATE A MINIMUM OF 20% TO INCORPORATE DESIGNSTANDARDS WHICH FACILITATE ADAPTATION TO SUIT OCCUPATION BY MOSTPEOPLE WITH DISABILITIES.IN RESPECT OF ENTRANCES AND LIFTS TO FLATS AND SHELTERED SCHEMES,DESIGN WHICH TAKES FULL ACCOUNT OF THE ACCESS AND MOBILITY NEEDS OFPEOPLE WITH MOVEMENT OR SIGHT DIFFICULTIES WILL BE ENCOURAGED, AND WILLBE EXPECTED WHERE THE SCHEME INCORPORATES HOUSING DESIGNED TOSTANDARDS FACILITATING ADAPTATION TO SUIT OCCUPATION BY DISABLEDPEOPLE.Landscaping and Trees3.68 Landscaping is an important ingredient in creating a satisfactory living environment. Whenconceived at the same time as other design elements of new housing, it can greatly improve theattractiveness of the development which may be reflected in the selling price. Accordingly,landscaping matters should be considered at the earliest stages of the design process.3.69 The District Council expects that wherever practical, landscaping will form an integral partof applications for residential development.3.70 Retention of existing trees and hedges and other semi-natural habitat such as ponds andspecies-rich grassland, together with new planting lends maturity to a development and cansafeguard/ enhance habitat. The district is generally lacking in tree cover. While new plantingis encouraged, it can take a considerable time to mature. The District Council will therefore useits powers to retain trees through the making of Tree Preservation Orders and through use ofplanning conditions where appropriate. The District Council will normally require that long termretention of trees and their replacement with age are compatible with the proper enjoyment ofdwellings by their occupiers.3.71 The District Council, in considering schemes for residential development, will seek to resistthe loss of trees and hedges, and encourage new planting, in accordance with Policy CL9. Newlandscaping proposals in new developments will also be judged in relation to Policy CL10.POLICY H19ISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 47

OTHER THAN IN EXCEPTIONAL CIRCUMSTANCES, THE DISTRICT COUNCIL WILLEXPECT LANDSCAPING TO FORM AN INTEGRAL PART OF ALL APPLICATIONS FORRESIDENTIAL DEVELOPMENT AND TO RETAIN, WHERE POSSIBLE, EXISTING TREES,HEDGES AND OTHER SEMI-NATURAL HABITAT. IN RESPECT OF OUTLINEAPPLICATIONS, A GENERAL INDICATION OF THE LOCATION, SCALE AND NATURE OFLANDSCAPING WILL USUALLY BE SOUGHT. THE DISTRICT COUNCIL WILL REQUIRETO BE SATISFIED THAT THE DEVELOPER HAS MADE ADEQUATE ARRANGEMENTS TOENSURE CONTINUED MAINTENANCE OF LANDSCAPING, AND MAY SEEK TO SECUREARRANGEMENTS FOR THIS PURPOSE BY ENTERING INTO A PLANNING AGREEMENT.Amenity Areas3.72 Amenity areas comprise open space within residential areas, which can provide anattractive landscaped feature, act as a resting/sitting area and informal meeting place, as wellas a visual amenity and break in the built environment. If well designed and well managedthese can add to the attractiveness of new housing development (which may be reflected in saleprice), and may also have value in providing/perpetuating a local wildlife habitat, particularlywhere existing trees and semi-natural habitats can be retained and incorporated as part of theamenity feature. Accordingly, amenity area provision should be considered at the earliest stageof the design process.3.73 The District Council considers that in larger residential developments, amenity areasshould be provided, and considers it reasonable to expect such provision in developmentscomprising twenty-five or more units. In smaller developments, the District Council may alsoexpect separate amenity area provision where, for example garden area layout offersinsufficient open space and landscaping to relieve the continuity of built development. Amenityareas should be convenient, well designed and usable areas including sitting areas to meet theneeds generated by the development. The size of the development will influence the amountof open space which should be provided, and this should be discussed with the District Councilprior to submission of a planning application.POLICY H20THE DISTRICT COUNCIL WILL NORMALLY REQUIRE TO BE SATISFIED THAT ASUITABLY AND CONVENIENTLY LOCATED AREA OF USABLE AMENITY SPACE,ADEQUATE TO ACCOMMODATE THE DEMANDS FOR PASSIVE RECREATIONGENERATED BY THE DEVELOPMENT, IS PROVIDED IN RESPECT OF ANY RESIDENTIALDEVELOPMENT:(1) COMPRISING TWENTY-FIVE OR MORE RESIDENTIAL UNITS; OR(2) THE LAYOUT OF WHICH, INCLUDING GARDEN SPACE, DOES NOT OFFERSUFFICIENT SPACE TO RELIEVE THE CONTINUITY OF BUILT DEVELOPMENT.THE DISTRICT COUNCIL WILL EXPECT PROPER ARRANGEMENTS FOR MAINTENANCEAND MANAGEMENT, RESPONSIBILITY FOR WHICH SHALL BE VESTED IN APARTICULAR INDIVIDUAL OR, SUBJECT TO COMMUTED PAYMENT TO MEET SUCHCOSTS, IN THE DISTRICT, TOWN OR PARISH COUNCIL. THE DISTRICT COUNCIL WILLUSUALLY SEEK TO SECURE SUCH ARRANGEMENTS BY ENTERING INTO A PLANNINGAGREEMENT.IN EXCEPTIONAL CIRCUMSTANCES WHERE THE DISTRICT COUNCIL AGREES THATISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 48

IT IS IMPRACTICAL OR UNREASONABLE TO PROVIDE ADEQUATE AND SUITABLYLOCATED AMENITY SPACE AS PART OF THE DEVELOPMENT, THEN COMMUTEDPAYMENT MAY INSTEAD BE ACCEPTABLE TO OFFSET THE COSTS RESULTING FROMADDITIONAL USE AND MAINTENANCE NEEDS AT EXISTING USABLE AMENITY SPACESUITABLY LOCATED WITHIN THE VICINITY OF THE SITE. THE DISTRICT COUNCILWOULD REQUIRE SUCH PAYMENTS TO BE SECURED BY ENTERING INTO A PLANNINGAGREEMENT.Operational NoteAmenity areas are expected to comprise usable amenity space and therefore non-usablefeatures such as highway land and verges, and unusable landscape strips/areas of planting toscreen development together with any play space provision will not be considered for thepurposes of this policy as contributing to amenity area provision. In designing amenity areaprovision, the needs of physically challenged persons should be taken into account, especiallywhere the development incorporates housing built to accessible design standards (Policy H18refers).Play Areas3.74 The District Council intends to ensure that adequate equipped and casual children's playspace is safely and conveniently available to all new residential development of a size and typelikely to generate demand for it. Because the District Council's resources are fully utilised inmaintaining existing play areas, the Council will expect the developer to provide play areas tomeet the needs likely to be generated by the development.3.75 It is for the developer to consider how play area provision will be accommodated, but theDistrict Council will have regard to the safety, convenience and security of arrangementsproposed. In particular:(1) accessibility in terms of highway safety and proximity to dwellings served;(2) security of children using play areas (including whether the site and access to it isoverlooked by dwellings); and(3) convenience of siting in relation to noise sensitive development (eg: dwelling units designedfor, or particularly suited to, occupation by the elderly).3.76 Provision therefore needs to be carefully considered at the design stage, and indicatedclearly on submitted drawings. For clarity it should be noted that it is not the District Council'sintention to seek accessible public open space in relation to specialised accommodation for theelderly, particularly sheltered housing, or any element of a development that is related to suchspecialised accommodation. However, where applicable (Policy H20), private amenity areaprovision will still be expected in such developments.3.77 The District Council considers that adequate "doorstep" playspace should be available foryoung children. Additionally the Council considers that it is practical and desirable that indevelopments of fifty or more residential units provision should be made for play areas to themid point of the National Playing Fields Association standards ie 0.7 hectares (0.25 hectaresfor outdoor equipped play areas, and 0.45 hectares for casual/informal play space) withinhousing areas, per 1,000 population.POLICY H21(A) DOORSTEP PLAY SPACEISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 49

NEW FAMILY DWELLINGS WILL NORMALLY BE EXPECTED TO INCORPORATE GARDENSPACE IN ORDER TO PROVIDE A SAFE "DOORSTEP"* PLAY AREA FOR YOUNGCHILDREN.(B) LOCAL PLAY SPACEWHERE DEVELOPMENT IS PROPOSED WHICH IN ITS COMPLETED FORM WOULDAMOUNT TO FIFTY OR MORE RESIDENTIAL UNITS, OR IS CONSIDERED LIKELY TOFORM PART OF A FUTURE DEVELOPMENT CUMULATIVELY TOTALLING FIFTY ORMORE RESIDENTIAL UNITS, THE DISTRICT COUNCIL WILL NORMALLY REQUIRE THEDEVELOPMENT TO INCORPORATE LOCAL PLAY AREA PROVISION ON THE BASIS OF0.7 HECTARES PER 1000 POPULATION**. SUCH PROVISION WILL BE EXPECTED TOCOMPRISE APPROXIMATELY 36% EQUIPPED PLAY AREA AND APPROXIMATELY 64%CASUAL/INFORMAL PLAY SPACE.IN CONSIDERING THE SUITABILITY OF PROVISION, THE DISTRICT COUNCIL WILLREQUIRE THAT LOCAL PLAY AREA PROVISION IS AVAILABLE WITHIN A MAXIMUMSAFE WALKING DISTANCE OF 200 METRES FROM ANY DWELLING INCORPORATINGONE OR MORE CHILD BEDSPACE WITHIN THE DEVELOPMENT.THE DISTRICT COUNCIL WILL REQUIRE LOCAL PLAY SPACE PROVISION TO BEAVAILABLE FOR USE AS SUCH PRIOR TO OCCUPATION OF THE FIRST DWELLING.RESPONSIBILITY FOR MAINTENANCE AND MANAGEMENT OF LOCAL PLAY AREASSHALL BE VESTED IN A SPECIFIED INDIVIDUAL OR, SUBJECT TO A COMMUTEDPAYMENT TO MEET SUCH COSTS, IN THE DISTRICT COUNCIL. THE DISTRICT COUNCILWILL USUALLY SEEK TO SECURE SUCH ARRANGEMENTS BY MEANS OF A PLANNINGAGREEMENT.IN EXCEPTIONAL CIRCUMSTANCES WHERE THE DISTRICT COUNCIL AGREES THATIT WOULD BE IMPRACTICAL TO PROVIDE ADEQUATE AND SUITABLY LOCATED PLAYSPACE AS PART OF THE DEVELOPMENT, THEN COMMUTED PAYMENT MAY INSTEADBE ACCEPTABLE TO OFFSET THE COSTS RESULTING FROM THE ADDITIONAL USEAND NEED FOR INCREASED MAINTENANCE AND PLAY EQUIPMENT AT SUITABLYLOCATED EXISTING PLAY SPACES.Operational NotesDoorstep Play Areas:* Doorstep playspace is hereby defined as playspace for young children which is immediatelyadjacent to, closely visible and safely accessible from the dwellings served.Local Play Areas:** For the purposes of applying the area standards for local play space provision, the DistrictCouncil will assume an occupancy rate of 2.5 persons per dwelling, except where the individualcircumstances of the application clearly indicate that such assumption would be inappropriate.For the purposes of the policy, dwellings having two or more bedrooms will be assumed capableof accommodating at least one adult and one child and will be regarded as family dwellingsunless particular circumstances indicate otherwise.Policy Explanations H20 & H21:3.78 As local planning authority, the District Council has a duty to take full account of theISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 50

community's need for organised and informal recreation. The policy aims to ensure that safeand conveniently located provision will be made to accommodate demand for informalrecreation generated by proposals for housing development.Accommodation for Gypsies and Travelling Showpeople.3.79 There is only occasional camping by gypsies in Thanet District. This can probably beattributed to lack of suitable employment opportunities and the fact that Thanet is not an "enroute" stopping place. There is also anecdotal evidence that such visits are for leisurepurposes. For these reasons, the District Council does not envisage a need to consider specificprovision for accommodation for gypsies in the District. Any such applications in Thanet will bedetermined on their merits.3.80 The District Council is not aware of any local need for "Winter Quarters" or permanentbases for travelling showpeople.Aircraft Noise3.81 The District Council wishes to ensure that as far as possible, impact of aircraft noise onnoise-sensitive development is limited to an acceptable level. As there is a substantial surplussupply of housing land in Thanet, the District Council considers that in relation to existing andfuture levels of aircraft noise, safeguarding policies relating to location of new residentialdevelopment and sound proofing should be firmly based on the criteria commended by theSecretary of State. (See Chapter 15 - Aircraft Noise). The District Council's policies relating toaircraft noise in relation to all forms of noise sensitive development are contained in Chapter 15,Policies SG5 and SG6.3.82 These Policies will be applicable in respect of applications for new residential developmentincluding residential conversion of existing buildings.Extensions to Dwellings3.83 Policy CB2 of the Conservation and Built Environment Chapter applies specifically toextensions to dwellings. Supplementary advice in respect of design of extensions to dwellingsis contained in the House Extension Guide (available from the District Council).ISLE OF THANET LOCAL PLANHOUSINGAPRIL 1998 PAGE 51

4. SHOPPINGIntroductionNationally and locally, shopping provides employment opportunities, an attraction for touristsand occupies an increasing amount of available leisure time. Recent government planningguidance has emphasised the importance of sustaining and enhancing the vitality and viabilityof traditional town centres which serve the whole community and provide a focus for retaildevelopment. It acknowledges that out-of-centre developments can also offer consumerbenefits but that their scale, type and location should not undermine the vitality and viability oftown centres.This Local Plan has been prepared against significantly different economic and developmentconditions to those of the late 1980s. Nationally, the late 1980s was a boom period resultingin unprecedented growth in shopping. Rapid growth in consumer spending fuelled a massiveincrease in shopping schemes, much of which was financed through borrowing. The 1990sbegan with a deep recession. Consumer expenditure growth declined from 7% per annum to2% in 1990. There has been a significant reduction in consumer spending and hence turnovergrowth.Retail development programmes in the 1990s are more selective and more modest in a marketcharacterised by over-supply, unfavourable cost structures and low profitability. In Thanet, retaildevelopment programmes will continue to be reactive to national economic trends, however,additional retail expenditure associated with projected population growth is likely to bedampened by the District's currently poor socio-economic position.The Local Plan has the following objectives.OBJECTIVES(1) TO MAINTAIN, AND WHERE APPROPRIATE, STRENGTHEN THE SHOPPINGROLE OF TRADITIONAL RETAIL CENTRES;(2) TO IMPROVE THE ENVIRONMENT WITHIN SHOPPING CENTRES TO MAKETHEM SAFER AND MORE ATTRACTIVE PLACES, AND(3) TO ENSURE THAT MAJOR RETAIL DEVELOPMENTS WHICH CANNOT BEACCOMMODATED WITHIN TOWN CENTRES LOCATE ON LANDIDENTIFIED FOR RETAIL USES AT WESTWOOD, WHICH IS HIGHLYACCESSIBLE FROM THE THREE TOWNS.4.1 The central issue in Thanet will be the need to strike the right balance between the pressurefor any further shopping facilities in out-of-centre locations (see Glossary) and the need tomaintain the viability and vitality of traditional centres and the confidence of investors. Shopperloyalties to existing centres can no longer be taken for granted. Town and district centres whichfail to offer good access and parking for the motorist and a pleasant and safe shoppingenvironment will not be able to attract investment. There will need to be greater emphasis onthe better management of town centres. This is of fundamental importance, not only becauseof their widespread use by shoppers, tourists and visitors, but also because retailing is both thecatalyst for and the underpinning of many forms of investment. Retail investment can begin aISLE OF THANET LOCAL PLANSHOPPINGAPRIL 1998 PAGE 52

chain of confidence which results in improvements in the whole town centre environment,including those parts which are important in townscape terms and have concentrations of listedbuildings. There are important linkages between retailing and other policy areas of the LocalPlan, such as housing, employment, transportation, leisure and tourism.EXISTING PATTERN OF SHOPPING WITHIN THANET4.2 Apart from the development of Westwood hypermarket in 1977, the pattern of shopping inThanet reflected until the late 1980s the historical development of the three separate townswhich were based on tourism. Retailing was dispersed amongst a number of relatively smallcentres rather than concentrated in one major centre. This pattern resulted in a similarity ofstore representation in centres which share overlapping catchment areas and are in directcompetition with each other. In consequence, the consumer was faced with a rather modestrange of shops. Increasingly, durable or comparison goods shopping expenditure by Thanetresidents was lost to the rapidly developing sub-regional centre at Canterbury. In the late 1980slarge food and non-food stores developed along the A254 which links Margate and Ramsgate.Town, District and Local Centres4.3 Ramsgate, Margate and Broadstairs are at the top of the local retail hierarchy of theestablished centres. While about 80% of the existing net floorspace in these centres caters fordurable goods, they remain very important for food shopping. There are several supermarketsin Ramsgate central area (including a low cost edge of town centre store), with a largeSomerfield store in Margate and a Tesco in Broadstairs. Apart from the Somerfielddevelopment in Margate at College Square, the town centres have not experienced majorinvestment in recent years. Furthermore, there has been a marked decline in the quality andrange of shopping in secondary locations such as Upper High Street, Margate, and King Street,Ramsgate.4.4 The Lawson Price Retail Study Report [1], recommends consolidation and diversificationof the town centres and indicates that the town centres provide no opportunity for theestablishment of major space users in the retail sector. In recognition of visible decline in thesecentres and taking into account the recommendations of the Lawson-Price Report, the DistrictCouncil is promoting the consolidation of retail development in the core town centre areas ofMargate and Ramsgate and is encouraging the re-use of long standing vacant commercialpremises within the secondary retail areas of these town centres (see Policy H6: HousingChapter).4.5 On the basis of the scale of retail floorspace, range of shops and the definition of retailcentres as set out in Annexe A of PPG6, four district centres can be identified in Thanet. Theseare Birchington, Westgate, Cliftonville and Minster. These centres fulfil an importantconvenience shopping role and attract much walk-in trade. Cliftonville's range of shopping isboosted by staying visitor expenditure. Birchington and Westgate are located amongst large,middle-class neighbourhoods and appear to be in a state of retail equilibrium. New housing inBirchington in recent years may have contributed to this. Minster is an important centre servingmainly the rural parishes of the district.Service Uses In Shopping Areas4.6 Shopping centres often provide attractive locations for a whole range of personal services.Some of these services such as banks and building societies, have traditionally been locatedin shopping areas. Others, such as financial services and solicitors, are now increasinglyseeking street-level accommodation. Some of these service outlets can contribute to the vitalityISLE OF THANET LOCAL PLANSHOPPINGAPRIL 1998 PAGE 53

of a shopping area. This Local Plan generally encourages office uses (particularly those inClass A2 of the Town & Country Planning (Use Classes) Order 1987) at appropriate locationsin the town centres.Out-of-Centre Shopping4.7 Kent’s first hypermarket opened at Westwood in 1977. This location, fronting the A254 andB2053 roads, is roughly equidistant from the three towns. The 120,000 sq ft (gross) store sellsdurable goods and food, and has a free bus service.4.8 Until the late 1980s there were only two freestanding DIY stores, one on the edge ofRamsgate town centre and a Smith's "Do It All" store opposite Pyson's Road Industrial estate,both in second-hand buildings.4.9 In the last ten years, this pattern of out-of-centre shopping has been radically altered withthe A254, which links Margate and Ramsgate, becoming the main axis of development. Newretailing which is built and trading includes B&Q, Halford's Autocentre, Comet, Sainsbury's,Homebase DIY and Garden Centre, Currys, Carpet Right, Wickes and Seeboard. Morerecently, the Department of the Environment granted planning permission on appeal for a newretail store for Tesco at Manston Road, Ramsgate which met specific locational needs, shortlybefore the Local Plan Inquiry opened in December 1995. This store opened for trading in April1998. Following the close of the Local Plan Inquiry, another application for a food store wasgranted on appeal at the former BT Transmitter Site in Westwood Road, Broadstairs.4.10 Thanet is unusual in that the existing built-up area lies in a horseshoe shape around theedge of the island. This has led to the creation of several town, district and local retail centres.In addition, due to the past history of appeal decisions with regard to retail developments atWestwood, a further retail area with several major convenience and durable goods retailers hasbeen created in a sustainable location equidistant from the surrounding built-up area andaccessible by a range of means of transport.4.11 In view of the lack of suitable sites within the traditional centres to cater for the floorspacerequirements of large retail stores, the District Council takes the view that Westwood providesthe opportunity for the creation of a sustainable retailing centre for major quality retail storeswhich require a minimum gross floorspace of 1,000 square metres (10,764 sq ft). Through theuse of a criteria based Policy which includes a minimum floorspace size which would beconsidered acceptable within the defined Westwood Retail Area, the District Council aims tominimise any impact on the traditional centres, whilst attracting a greater variety of qualityretailing facilities to the area to benefit Thanet residents and reduce the need for travel furtherafield to shopping centres outside the District.POLICY GUIDANCE4.12 National policy guidelines (PPG6 Town Centres and Retail Development, Revised June1996) stress the need to sustain or enhance the vitality and viability of town centres as a focusfor retail development from which consumers can benefit. PPG6 suggests a sequential test forthe preferred location for developments that attract many trips, including new shopping facilities.The sequential approach means the first preference is sites within existing town centres, thenedge-of-centre, district and local centres and only then, should there be no suitable locationswithin or on the edge of traditional town or district centres, out of centre locations within theurban confines accessible by a choice of means of transport should be examined. In addition,the guidance advocates the availability of a wide range of easily accessible shoppingopportunities and the maintenance of an efficient retail sector.ISLE OF THANET LOCAL PLANSHOPPINGAPRIL 1998 PAGE 54

4.13 Key considerations in preparing development plans and deciding applications are to enablethe community to benefit from effective competition between retailers, to properly weigh theeffect of new developments on the vitality and viability of existing town centres and the ruraleconomy, and to ensure access and location enable choice of transport mode and do not addto polluting emissions. The guidance indicates that local convenience shops (including villageshops) offer an important service for elderly, less mobile, disabled people and families withchildren, and that planning can help provide the environment in which such outlets can thrive.4.14 Regional Planning Guidance (RPG9) and Planning Policy Guidance on Transport (PPG13)indicate:(1) Shopping should be promoted in existing centres which are more likely to offer multi-purposetrips and a choice of access, particularly for those without use of a private car.(2) Where suitable central locations are not available for larger retail development, then edgeof town centre sites accessible by foot from the centre and which can be served by a variety ofmeans of transport, should be sought.(3) Local convenience shopping accessible by foot or bicycle should be encouraged in local andrural centres.4.15 The Kent Structure Plan, Adopted in December 1996, continues to encourage the bestpossible balance of shopping facilities, but places greater emphasis than the previous StructurePlan on maintaining and enhancing the viability and vitality of the town centres, and onenvironmental sustainability in terms of accessibility to retail centres particularly by means otherthan the private car. Policies R2-R4 replacing RD2-RD4 relating to convenience, comparisonand retail warehousing are carried forward with some amendments to reflect this emphasis andthe scale of current commitments to new development. New Policy R3 indicates thatcomparison retail developments will be accommodated in town centres, and that newfreestanding shopping centres will not normally be permitted. Policy R4 indicates that new retailwarehouses should be directed to locations adjacent to other out of centre retail developmentsor on edge of town centres.LOCAL PLAN APPROACH4.16 The establishment of new forms of convenience and comparison shopping along the A254which links Margate and Ramsgate has provided the advantage of stemming the loss of(comparison goods) shopping expenditure to the nearby sub regional centre at Canterbury, andof enabling the size and efficiency of operations currently demanded by larger retail operatorswhich cannot be met in the traditional town centres to be achieved. By reason of its centrallocation between the Thanet towns, it has also added to the range of shopping opportunitiesaccessible to a significant proportion of the district's population.4.17 The District Council has and will continue to invest in the traditional town centres,recognising their fundamental importance to Thanet's attraction to visitors and private sectorinvestment. These centres form the traditional hub of civic life. Retail activity underpins andcomplements their tourism, leisure and cultural functions. Retail activity also provides andstimulates appropriate economic uses and investment in the historic environment of theconservation areas and listed buildings concentrated there.4.18 Large concentrations of the district's population live close to the traditional town and districtcentres. Policies in this local plan (Policies H4 - H6 in the Housing Chapter) encourage furtherresidential use within the established commercial centres. In addition, Thanet has the highestproportion of elderly people, and the lowest level of car ownership in the county. Accordingly,it is important to retain the viability of the established town and district centres which provide aISLE OF THANET LOCAL PLANSHOPPINGAPRIL 1998 PAGE 55

convenient, accessible and environmentally sustainable shopping opportunity to a wideproportion of the district population. Support for the town and district centres is further indicatedwithin the Plan through the identification of sites for retail development within these centresunder policies BC16 (Business & Commerce Chapter), and policies TC4, TC5, TC6 and TC7(within the Town Centres Chapter).4.19 The Local Plan approach follows the policy guidance within PPG6 (Retail) and PPG13(Transport); that priority should be given to the need to safeguard the vitality and viability ofestablished town and district centres. However the District Council recognises that the historicalformation of these centres has restricted the space available to cater for the floorspacerequirements of major retail stores. The sequential approach suggested in the above PPG's hasbeen followed. Each of the existing centres has been examined as have potential edge ofcentre locations. The conclusion has been reached that there are no sites currently availablein those locations to meet the needs of major retail uses and therefore alternative locationsoutside traditional centres were then examined. Land has therefore been identified atWestwood, to cater for shopping uses with a retail floorspace requirement in excess of 1000square metres (10 764 sq ft).4.20 The out-of-centre location at Westwood may be considered to be less sustainable incertain aspects (for example, access by pedestrians) than the traditional town and districtcentres. However, it is increasingly sustainable in other aspects by reducing the need forshoppers to travel further afield to other shopping centres in, for example, Canterbury or Dover.More importantly, its location around the central focus for vehicle and public transport routesacross the island (including the free bus service operated jointly by Sainsbury and the Co-op)between the existing town centres, ensures ease of accessibility to the majority of Thanetresidents.4.21 In seeking to safeguard and enhance the traditional centres, positive action is alsorequired. Accordingly the approach adopted in this local plan, is:(1) to strengthen the traditional town centres, thereby increasing their competitiveness byapplying town centre management techniques and improving their environments; and(2) to encourage more diverse uses into town centres so as to enhance their attractiveness,vitality and safety during shopping hours and into the evening.4.22 The thrust of the Local Plan shopping strategy and the shopping policies set out below areconsidered by the District Council to be necessary to create a balance between protecting theviability and vitality of the traditional town and district centres and providing a sustainablelocation at Westwood (as defined on the Proposals Map) to enable the District Council to meetthe needs of large retail floorspace users as no alternative sites exist within the traditional townand district centres or in edge-of-centre locations.SHOPPING POLICIES4.23 The central issue for shopping policy in the Local Plan is the balance to be struck betweenthe retention of traditional forms of shopping within established town and district centres and theneeds of large retail stores which require greater floorspace than can be accommodated withinthese centres. Central to this issue is the need to retain and enhance the vitality and viabilityof traditional centres (to comply with guidance within PPG6) whilst maintaining a sustainableshopping environment (to comply with guidance within PPG13). The District Council believesthe following Policies satisfactorily resolve this issue, providing for the needs of both consumerand retailer.ISLE OF THANET LOCAL PLANSHOPPINGAPRIL 1998 PAGE 56

Town Centres4.24 The town centres of Ramsgate and Margate are the natural and traditional centres forshopping, business and a range of other activities and services. Their future vitality will dependupon sustaining and, if possible, enhancing their retail functions and strengthening theirattractiveness by improving consumer convenience and safety, the level of parking provision,environmental quality and overall management.4.25 Additional parking provision may be needed in Ramsgate central area within the Local Planperiod. This is addressed in the Transportation Chapter. In Margate, the integration of theCollege Square development more fully into shopper circulation patterns is an important issue,and is closely allied to decisions on traffic management in Cecil Square and the High Street.4.26 Broadstairs town centre meets essentially local shopping needs. A considerable amountof its food trade was lost with the opening of the hypermarket in the 1970s, and smallindependent traders predominate. Due to its importance as a tourist resort, and the need tosafeguard its role as a town centre roughly equidistant between other town centres, positiveaction is justified to safeguard the viability of its shopping function.4.27 A stated priority of this Local Plan is to safeguard and enhance the shopping functions ofthe traditional town centres. It is recognised that positive measures of assistance are neededto facilitate this, including targeting of investment in environmental improvement schemes andsecurity. For these purposes, the defined town centres are Margate, Ramsgate andBroadstairs.4.28 Vacancy rates in Margate and Ramsgate Town Centres are notably high in relation to othertown centres in Kent. The District Council recognises that the decline in the shopping functionof the secondary areas beyond the town centre cores is unlikely to be reversible in theforeseeable future. Accordingly, its approach is to encourage suitable alternative uses in suchlocations, in order to remove any run-down appearance and facilitate regeneration of theviability and vitality of the town centre as a whole. This will be achieved through developingstrategies for the regeneration of town centre vitality and viability in consultation with thecommunity, as part of the Council's regeneration agenda, and drawing on resources from allsectors including external sources of funding. The District Council will concentrate availableresources for town centre investments within defined core commercial areas of the towncentres. These core areas (defined on the Proposal Map), will be subject to review, havingregard to vacancy rates, pedestrian flow, investment in buildings and any other factors whichmay be considered relevant.4.29 An important factor in retaining shopper loyalty and attracting new custom is to makeshopping centres environmentally pleasing and safe to use. While out-of-centre shoppingscores on free car parking, a traffic-free environment and overall management, town centrescompete strongly on variety and character. A step in improving this variety and character hasalready been taken with major enhancement strategies which will be carried forward throughthe Regeneration Projects Delivery Team of Thanet District Council, and partly through theefforts of the Ramsgate Town Partnership and Margate Image. In addition strategies are beingprepared for town centre management in established centres with a view to consolidating andenhancing their role as a major focus for serving the community.4.30 Traditional shopping centres in Thanet need to be nurtured in view of the area's low carownership, the important role they play in the tourist trade, the links between food shoppingexpenditure and comparison goods expenditure and the overall need to retain viable and vitaltown centres to produce a favourable image for tourism and investment. This Local Plansuggests ways in which land use planning can promote a safer environment in commercialareas. In this chapter, Policy S5 allows non-retail uses in main shopping areas, which mayISLE OF THANET LOCAL PLANSHOPPINGAPRIL 1998 PAGE 57

esult in activity being extended into the late evening.POLICY S1(a) THE SHOPPING FUNCTION OF MARGATE, RAMSGATE AND BROADSTAIRS TOWNCENTRES WILL BE SAFEGUARDED WITHIN THE SCOPE OF TOWN CENTRESTRATEGIES PREPARED IN PARTNERSHIP WITH THE COMMUNITY AND ALLINTERESTED PARTIES AND IN ACCORD WITH THE PROVISIONS OF THE TOWN CENTREPOLICIES IN THE PLAN. THESE WILL TAKE ACCOUNT OF THE CONTINUING VITALITYAND VIABILITY OF THE TOWN CENTRES AS WELL AS THE IMPACT OF OUT-OF-CENTRERETAIL DEVELOPMENT. PROPOSALS FOR DEVELOPMENT AT THESE TOWN CENTRESWHICH ENHANCE THEIR SHOPPING FUNCTIONS IN TERMS OF THE QUALITY, RANGEAND CHOICE OF RETAIL USES WILL BE PERMITTED SUBJECT TO SATISFACTORYDESIGN, ACCESS AND WHERE APPROPRIATE, PARKING AND SERVICINGARRANGEMENTS. THE MANAGEMENT OF PUBLIC SPACES AND LAND USE ASPECTSOF TOWN CENTRE MANAGEMENT WILL BE SUPPORTED AND PROMOTED TO CREATEAN ATTRACTIVE AND VIBRANT TOWN CENTRE ENVIRONMENT.(b) THE DISTRICT COUNCIL WILL CONCENTRATE ITS SUPPORTING INVESTMENTINCLUDING ENVIRONMENTAL IMPROVEMENTS IN THE CORE OF THE TOWN CENTRESAS DEFINED ON THE PROPOSALS MAP.(c) OUTSIDE THE DEFINED CORE AREAS, THE DISTRICT COUNCIL WILL, SUBJECT TONO CONFLICT WITH OTHER LOCAL PLAN POLICIES, PERMIT RESIDENTIAL AND OTHERAPPROPRIATE ALTERNATIVE USES OF PREMISES WHERE ACCEPTABLECOMMERCIAL USES ARE NOT CURRENTLY VIABLE. (Policy H6 applies).(d) THE EXTENT OF THE CORE TOWN CENTRE AREAS WILL BE REVIEWEDPERIODICALLY AS CONSIDERED APPROPRIATE.Out-of-Centre Shopping4.31 Within Thanet, the historical nature of the existing built form has significantly reduced theavailability of suitable sites, within and on the edge of traditional town and district centres, tocater for the floorspace needs of major retail users (retail floorspace requirements exceeding1,000 square metres (10,764 square feet) in size). The District Council is satisfied that, otherthan those sites already defined on the Proposals Map for retail purposes within or on the edgeof the traditional town and district centres, no further sites are immediately available within theselocations. In order to provide for the needs of major retail users wishing to locate within Thanet,the District Council has identified an out of centre location at Westwood (as defined on theProposals Map), where stores, with a retail floorspace greater than 1,000 square metres (10,764square feet), which are unable to locate within the traditional centres, will be directed.4.32 Being located equidistant between the three main Thanet towns, this designation providesa sustainable location for the siting of large retail stores within Thanet, improving shopperchoice, encouraging a higher quality of shopping provision and being easily accessible by arange of means of transport and decreasing the need for Thanet residents to travel further afieldto shopping centres at Canterbury and Dover. Retailers wishing to locate within this designatedarea will be required, through the criteria set out in Policy S2, to provide acceptable evidencewhich can demonstrate to the District Council that the proposed retail unit would not detract fromthe vitality and viability of the traditional centres within the district.4.33 The Council is concerned that the leakage of retail expenditure on core comparison goodsfrom the District to Canterbury, continues at an unacceptably high level. This problem isISLE OF THANET LOCAL PLANSHOPPINGAPRIL 1998 PAGE 58

ecognised in the Kent Structure Plan which states that "there is a case on economicdevelopment grounds for encouraging new retail projects at the coastal towns which currentlyhave an outflow of expenditure (notably to Canterbury)."4.34 The Westwood area is surrounded by defined limits, bounded by existing residential areas,agricultural land and the Green Wedge. Whilst it is envisaged that much of the land definedmay not become available in the near future, the designation of an Area of Search, together withthe allocation of two specific sites should provide choice for the market.4.35 The location of retail developments at Westwood, (a legacy of past history appealdecisions), has created an ad-hoc development of retail units on individual sites, separated bya main road and busy traffic junction (A254/A256 Pearce Signs). Consultants have carried outa Retail Study of Thanet [1] and a Traffic Impact Study of the Westwood Retail Area [2]. Thefindings of these studies have enabled the District Council to identify two specific sites withinthe boundary of the area of search of the Westwood Retail Area which are of sufficient size toaccommodate the level of floorspace required to meet the identified need for retail developmentwithin the Plan period. The District Council envisages site layout details to be submitted withapplications for retail development at Westwood which will provide an integrated approach toretail linkages, pedestrian, cycle, vehicular and public transport movements between existingand allocated sites within the Westwood Retail Area.4.36 Certain locations within the defined area offer the opportunity to link new and existing retaildevelopments together. The creation of shared vehicle parking areas with integrated pedestrianlinkages provided between new and existing retail stores will help reduce the need for multiplevehicle movements between stores. This integrated approach is entirely consistent with thecreation of a sustainable development at Westwood in line with PPG13.4.37 The District Council considers that provision for small retail units (of less than 1,000 squaremetres ( 10,764 square feet)) can normally be met within the traditional centres or in edge ofcentre locations where such units can materially contribute to the vitality and viability of suchcentres. However, the location of small units at the Westwood shopping area would, in theCouncil's opinion, compete directly with small town centre shops and thereby harm thecontinued vitality and viability of these traditional town and district centres. In order to safeguardthe vitality and viability of the town and district centres of Thanet, when considering applicationsfor retail development of Westwood the District Council will impose conditions which restrict thetype of goods sold and preventing the subdivision of large stores, consistent with the retailwarehouse character of the development. The definition of retail warehouse to be that writtenin Annexe A of PPG6.4.38 In setting out the above area of search, the Council are cognisant of the fact that land atand adjoining the Co-op Hypermarket has in the past received planning permission for asubstantial development of mixed retail and leisure uses. In view of the fact that thiscomprehensive redevelopment has not been implemented, part of the site has been identifiedfor employment purposes (see Proposal BC4) with the remainder identified for retail purposes(Policy S2 area of search). There is an area of overlap between these areas to allow forflexibility.4.39 With the implementation of retail commitments at Westwood, traffic congestion and safetyproblems have begun to develop at the A254/A256 junction (Pearce Signs). The whole areais important for buses and may have potential for the creation of bus priority routes to improvethe reliability and attractiveness of public transport, essential for mixed employment and retailuses.4.40 Creation of further access points along this part of the A254 is likely to compoundcongestion and safety problems and will be strongly discouraged. In view of this, aISLE OF THANET LOCAL PLANSHOPPINGAPRIL 1998 PAGE 59

ationalisation of existing accesses in conjunction with any new proposed development may benecessary. Poorhole Lane provides an existing relief route around the A254/A256 junction andshould be maintained.4.41 The District Council would require to be satisfied about the effects of resultant traffic flowsfrom new developments on the capacity of the road network, and applicants would normally beexpected to submit an appropriate traffic study indicating the anticipated impact of the scheme.Negotiations with the Highway Authority will be necessary with regard to the implementationof new transport proposals to reduce the level of congestion.4.42 The District Council considers that the following Policy is the correct response to currentcircumstances.The Location of Retail DevelopmentPOLICY S2THE FIRST PREFERENCE FOR THE LOCATION OF NEW RETAIL DEVELOPMENT INTHANET IS WITHIN THE TOWN CENTRES, FOLLOWED, WHERE NO SUITABLE TOWNCENTRE SITE IS AVAILABLE, BY EDGE-OF-TOWN CENTRE SITES.WHERE SUITABLE SITES IN TOWN CENTRE OR EDGE OF TOWN CENTRE LOCATIONSARE NOT AVAILABLE, PROPOSALS FOR RETAIL STORES (IN EXCESS OF 1,000SQUARE METRES GROSS), WILL BE PERMITTED ONLY AT WESTWOOD (AS DEFINEDON THE PROPOSALS MAP) * SUBJECT TO THE FOLLOWING CRITERIA:1. EVIDENCE ACCEPTABLE TO THE LOCAL PLANNING AUTHORITY MUST BEPROVIDED WHICH DEMONSTRATES THAT THE PROPOSED DEVELOPMENT, EITHERINDIVIDUALLY OR CUMULATIVELY WITH THAT TRADING OR PROPOSED, WOULD NOTUNDERMINE THE VITALITY AND VIABILITY OF EXISTING TOWN AND DISTRICTCENTRES OR THE RURAL ECONOMY.2. APPLICANTS WILL BE REQUIRED TO SUBMIT A TRAFFIC STUDY THATDEMONSTRATES TO THE LOCAL PLANNING AUTHORITY THAT THE CAPACITY OF THEEXISTING ROAD NETWORK IN THE VICINITY OF THE PROPOSED DEVELOPMENT ISCAPABLE OF ACCOMMODATING ANY NEW TRAFFIC GENERATION ASSOCIATED WITHTHE DEVELOPMENT AND THAT THE LOCATION IS, OR CAN BE MADE, ACCESSIBLE BYA CHOICE OF MEANS OF TRANSPORT.WITHIN THE PLAN PERIOD ANY SUCH DEVELOPMENT, WITHIN THE WESTWOOD AREAWILL BE LIMITED TO A TOTAL OF 20,000 SQUARE METRES GROSS OF RETAILWAREHOUSING, AND OF WHICH INDIVIDUAL UNITS SHOULD NOT BE LESS THAN 1,000SQUARE METRES GROSS AND PROVIDED, ALWAYS, THAT THE LOCAL PLANNINGAUTHORITY IS FIRST SATISFIED IN RESPECT OF THE CRITERIA ABOVE.APPROPRIATE CONDITIONS WILL BE IMPOSED TO RESTRICT THE TYPE OF GOODSSOLD AND TO PREVENT THE SUBDIVISION OF LARGE STORES.NO ADDITIONAL LARGE FOOD STORES WILL BE PERMITTED AT WESTWOOD DURINGTHE PLAN PERIOD.PROPOSALS FOR RETAIL STORES OF LESS THAN 1,000 SQUARE METRES GROSSSHOULD BE LOCATED IN THE TOWN CENTRES OR WHERE NO SUITABLE TOWNCENTRE SITES ARE AVAILABLE AT EDGE OF TOWN CENTRES OR WITHIN DISTRICTOR LOCAL CENTRES. SUCH PROPOSALS WILL BE CONSIDERED IN RELATION TO THEISLE OF THANET LOCAL PLANSHOPPINGAPRIL 1998 PAGE 60

CRITERIA WITHIN THIS POLICY AND, WHERE APPLICABLE POLICY S3.* See operational notes*Operational NotesIn the light of the retail impact study, and reflecting current proposals, two sites at Westwoodhave been specifically allocated to accommodate any proposals considered acceptable in termsof Policy S2. In the event that retail proposals are not forthcoming on these allocated sites,alternative proposals at Westwood will only be considered within the wider area of searchfeatured on the Proposals Map. The Local Planning Authority will, in order to ensure thatappropriate development is not delayed, consider the use of planning conditions to restrictduration of any planning permission granted.District and Local Centres4.43 In Cliftonville, which is a linear, district shopping centre whose vitality is bolstered byconsiderable walk-in trade, free kerb-side parking and the tourist trade, there is scope for thecontraction of shopping floorspace without affecting customer choice.4.44 The district centres of Westgate, Birchington and Minster all offer a wide range of shoppingfacilities to meet the needs of local people, the tourist trade and passing trade in pleasant andvibrant surroundings. It is important that the vitality of these centres is maintained.4.45 Thanet is well served by local centres of varying sizes such as St Peters and Westbrook.4.46 A high percentage of Thanet's residents are elderly without access to a car. Localshopping facilities fulfil daily needs and give rise to important opportunities for social contact.POLICY S3PROPOSALS FOR ADDITIONAL SHOPPING PROVISION WITHIN OR ADJACENT TO THECORE SHOPPING AREA OF TRADITIONAL DISTRICT AND LOCAL CENTRES WILL BEPERMITTED WHERE THE PROPOSALS MEET A LOCAL NEED, WIDEN THE CHOICE,QUALITY OR RANGE OF SHOPPING FACILITIES, AND ARE OF A SCALE APPROPRIATETO THE PARTICULAR CENTRE * , SUBJECT TO NO OVERRIDING CONFLICT WITH OTHERLOCAL PLAN POLICIES.*Operational NoteIn the Council's view the appropriate scale of new retail development in existing traditionaldistrict and local centres is for stores of less than 1,000 square metres gross.Village Shops4.47 Village shops can provide a convenient and energy efficient source of shopping, fulfil avaluable social community function and contribute to the rural economy. Their viability willdepend on customers continuing to use them, however, their loss can have severe impact onthe communities they serve. While trade protection is not a planning function, the DistrictCouncil will use its powers to resist proposals which would threaten the viability of retention ofa reasonable level of accessible shopping provision in the Thanet villages. In addition to thefollowing Policy, Policy R5 is also relevant.ISLE OF THANET LOCAL PLANSHOPPINGAPRIL 1998 PAGE 61

POLICY S4THE COUNCIL WILL SEEK TO USE ITS PLANNING POWERS TO RETAIN A REASONABLELEVEL OF SHOPPING PROVISION IN THANET'S RURAL SETTLEMENTS.Primary Shopping Frontages4.48 In the past, the growth, particularly of building society branches but also estate agents andother services requiring street-level premises in town and district centres, has interrupted primeretail frontages and was thought to be detrimental to the viability and vitality of shopping areas.4.49 Circumstances are quite different in the 1990s. Rationalisation of building society branchnetworks has occurred. In addition, it is now recognised that a greater diversity of uses inshopping areas can result in positive benefits, particularly by introducing uses which trade afternormal shopping hours. These benefits, which include personal safety, can be most markedin pedestrianised areas. There is now less need, therefore, to control such non-retail uses inmain shopping areas.4.50 However, to maintain attractive and lively shopping areas throughout the week and atweekends, the Council will not permit Class A2 uses at key visual points or important roadintersections within Prime Shopping Frontages, such as corner properties, which have a primevisual focus and can attract passing trade to the shopping area, or in instances where it isjudged to be desirable to retain a purely retail frontage, for example, where retail properties frontonto or adjoin public open spaces where the provision of street furniture has created publicgathering points.4.51 The following Policy is applied to the town centres (Margate, Ramsgate and Broadstairs)and to Cliftonville district centre where prominence of retail is essential to their role in the localshopping hierarchy and underpins other commercial/leisure activities. Primary shoppingfrontages at these centres are identified on the Proposals Map and by individual address atAppendix B.POLICY S5IN THE MAIN SHOPPING AREAS OF RAMSGATE, MARGATE, BROADSTAIRS ANDCLIFTONVILLE, NON-RETAIL USES BEING WITHIN CLASSES A2 AND A3 * WILL BEALLOWED IN PRIMARY SHOPPING FRONTAGES, AS DEFINED ON THE PROPOSALSMAP AND AT APPENDIX B.HOWEVER, WITHIN THESE PRIME FRONTAGES, CLASS A2 USES WILL NOT BEPERMITTED AT KEY VISUAL POINTS OR IMPORTANT ROAD INTERSECTIONS, ORWHERE IT IS JUDGED TO BE DESIRABLE IN ALL THE CIRCUMSTANCES TO RETAIN ARETAIL FRONTAGE, UNLESS THERE ARE POSITIVE MERITS ASSOCIATED WITH ASPECIFIC PROPOSAL.*Operational NoteThe non-retail uses referred to in Policy S5 are financial & professional services (Class A2) andfood and drink (Class A3) of the Town & Country Planning (Use Classes) Order 1987.Retail Development at A Farm Unit4.52 Many farms now sell products direct to the public in one of three forms; firstly, as a FarmShop located within an existing farm building which markets goods which are produced withinISLE OF THANET LOCAL PLANSHOPPINGAPRIL 1998 PAGE 62

the agricultural unit, which does not require planning permission; secondly, as a farm shoplocated within a purpose built building where planning consent is required for the building; andthirdly, as a retail unit associated with that Farm, which markets a significant level of a widerrange of goods than are produced within the agricultural unit, also requiring planning consentand to which Policy S6 will apply.4.53 The acceptability of a proposal to erect a new farm shop in the countryside will be judgedon the basis of Kent Structure Plan Policy RS5.4.54 In order not to conflict with parts 2 and 3 of the Policy, the District Council would normallyexpect farm shop buildings not to exceed 1500 sq ft gross floor area.4.55 Policy S6 addresses the situation where it is intended to sell a wider range of goods thanthose that are produced on the agricultural unit. Whilst the District Council recognises thedesirability for farmers to provide a service throughout the year and the problems associatedwith seasonality, the District Council has, in formulating the Policy, taken into consideration theunusual circumstances of the area in that, due to its size, no location is far from centres ofpopulation with existing shops. Retail units on farms which sell a wider range of goods, (wheremore than 25% of goods sold are not produced within the agricultural unit), are considered bythe District Council to be general retail units which may have wider environmental implicationsthan farm shops solely marketing goods produced within the agricultural unit, and therefore, thefollowing policy will apply.POLICY S6DEVELOPMENT OF A RETAIL UNIT ASSOCIATED WITH THE FARM, WHICH INVOLVESTHE DISPLAY AND SALE OF GOODS WHICH HAVE NOT BEEN PRODUCED WITHIN THEAGRICULTURAL UNIT, WILL BE PERMITTED BUT ONLY IF THE DISTRICT COUNCIL CANBE SATISFIED THAT :-1. THE USE WOULD NOT BE DETRIMENTAL EITHER TO THE EXISTING LOCALAMENITIES OR THE CONTINUED VIABILITY OF ESTABLISHED SHOPS WITHIN THEIMMEDIATE VICINITY;2. THE SCALE OF RETAILING ACTIVITY WOULD NOT EXCEED THAT WHICH WOULDNORMALLY BE ASSOCIATED WITH A LOCAL SMALL SCALE SHOPPING FACILITY ANDWOULD NOT BE DETRIMENTAL TO THE RURAL CHARACTER OF THE AREA;3. ANY ASSOCIATED BUILDING OR STRUCTURE WOULD NOT BE OBTRUSIVE IN THELANDSCAPE, OR DETRIMENTAL TO THE RURAL CHARACTER OF THE AREA BY MEANSOF ITS DESIGN, SIZE, SITING OR APPEARANCE; AND4. THE TRAFFIC GENERATED BY THE USE WOULD NOT CREATE DANGEROUSCONDITIONS ON ADJACENT HIGHWAYS OR EXCEED THE CAPACITY OF THE LOCALROAD NETWORK.4.56 If permission, in suitable locations, is granted the District Council may impose conditionson:(1) the limit of the type of goods to be sold;(2) the size of the retail area;(3) the provision of satisfactory access and loading arrangements off the highway; andISLE OF THANET LOCAL PLANSHOPPINGAPRIL 1998 PAGE 63

(4) the landscaping arrangements.Markets/Boot Fairs and Sales from HotelsMarkets/Boot Fairs4.57 Markets have always been traditionally regarded as acceptable forms of trading in markettowns. In recent years, new forms of market trading including boot fairs have increased inpopularity. Boot fairs have grown from infrequent, small events closely related to raising fundsfor a particular organisation to frequent, highly organised and well-advertised large commercialventures. Such events, which are geared to car-borne residents, can give rise to local parkingproblems and potential nuisance and loss of amenity to residents. Some fairs are nowpatronised by full-time traders.4.58 The frequency of such events is likely to escalate as schools seek to generate income toaugment their budgets. The proliferation of these markets may have a negative effect ontraditional shopping areas at times of poor trading.Sales from Hotels Etc4.59 The holding of one- and two-day sales/ auctions at hotels is regarded by the hotel industryas a valuable source of additional revenue. These sales are held in public rooms of the hoteland may involve goods of a specialist nature not available locally or goods which have beenpurchased in bulk as bankrupt stock. Trade and exhibition fairs are also held at hotels and thesemay involve some limited retail sales.4.60 Experience has shown that, to attract customers, it is necessary to adopt forcefuladvertising methods which may result in widespread flyposting and serious impact on localamenities. These sales are not principally for the benefit of hotel residents and retail sales tothe general public cannot be regarded as ancillary to the use as a private hotel. The problemhas so far been experienced only in relation to hotels.Need For Planning Consent4.61 To clarify the planning position in respect of markets/boot sales and sales from hotels, theDistrict Council considers that, where sales are held at the same location at a frequency of morethan one per month, this amounts to a material change of use requiring a specific grant ofplanning permission. On open land, not within the curtilage of a building, permitteddevelopment rights allow markets to be held up to 14 days per calendar year. Planning consentis needed where this frequency is exceeded.The following Policy is relevant:POLICY S7APPLICATIONS FOR BOOT FAIRS, MARKETS AND SALES FROM HOTELS WILL BECONSIDERED IN RELATION TO THE FOLLOWING CRITERIA:-1. THE SCALE AND FREQUENCY OF THE ACTIVITY AND ITS IMPACT ON THE LOCALITYBY REASON OF THE LEVEL OF NOISE AND DISTURBANCE CREATED;2. THE AVAILABILITY OF APPROPRIATE AND ACCESSIBLE CAR PARKING FACILITIESWITHIN THE IMMEDIATE VICINITY TO CATER FOR VISITORS AND STALLHOLDERSALIKE AND WHETHER THE TRAFFIC GENERATED WOULD CREATE DANGEROUS ROADCONDITIONS ON ADJACENT HIGHWAYS OR EXCEED THE CAPACITY OF THE LOCALROAD NETWORK; AND,ISLE OF THANET LOCAL PLANSHOPPINGAPRIL 1998 PAGE 64

3. WHERE APPROPRIATE, THE IMPACT OF THE ACTIVITY ON THE VIABILITY ANDVITALITY OF ESTABLISHED SHOPPING CENTRES.__________________________________[1] Lawson Price (February 1997), Retail Study of the Isle of Thanet.[2] Frank Graham (February 1997), Traffic Impact Study of the Westwood Retail Area.ISLE OF THANET LOCAL PLANSHOPPINGAPRIL 1998 PAGE 65

5. TOWN CENTRESIntroductionTown centres provide the focus for Thanet's civic, cultural, commercial and leisure activities.It is this mix of land uses and the scale of development which give town centres their particularvitality and character.Underpinning many of these uses is shopping, which depends on easy access and a goodenvironment for its success. However, traditional High Streets are now in competition with outof-town-centreretail developments, which can take advantage of lower land costs and can offerconvenience, safety and free car parking.While this Plan contains policies to safeguard and enhance the viability and vitality of thetraditional town centres, they are vulnerable, due to their multi-centred nature and storeduplication.To sustain and increase the vitality of Thanet's three town centres, the Local Plan will need toaddress three broad areas of concern:(1) the ENVIRONMENT within the town centres;(2) MOVEMENT to and within the town centres; and(3) ACTIVITIES in the town centres.Thus this Chapter has two main objectives.OBJECTIVES(1) TO SET A FRAMEWORK TO GUIDE THE FUTURE DEVELOPMENT OF THETOWN CENTRES; AND(2) TO INDICATE WHERE IN THIS PLAN MORE DETAILED POLICY GUIDANCECAN BE FOUND WHICH IS RELEVANT TO TOWN CENTRES.Improving the Environment5.1 Thanet’s town centres are the focus for traditional street patterns, public spaces andbuildings and townscape of exceptional historic and architectural interest. The quality of thebuilt environment in these areas is now regarded as a vital element in securing theirrevitalisation.Another aspect of maintaining and improving town centres is the concept of "town centremanagement" to coordinate action, including environmental improvements and securitymeasures, in these centres. A Town Centre Manager has been appointed for Ramsgate. TheDistrict Council will consider introduction of Town Centre Managers in other key centres.5.2 Reasonable success has been achieved in improving and refurbishing the historic buildingsin Margate, Ramsgate and Broadstairs. Interpretative signing of historic areas/features hasbeen established in Margate. Further signing in central areas of other towns would facilitateappreciation of their historic interest.5.3 However, with the exception of Ramsgate, the wider environment - particularly footpaths,ISLE OF THANET LOCAL PLANSHOPPINGAPRIL 1998 PAGE 66

urban spaces and public car parks - has not received the same care and attention. It is thisaspect of the environment - the public realm in town centres - which has suffered from trafficand the measures necessary to cater for it, unsympathetic new shopfronts, poor maintenancestandards, and an overall lack of co-ordinated management.5.4 The IMPACT initiative in Ramsgate worked towards the improvement of the town centreenvironment between 1989 and 1993. In Margate, consultants have produced ideas andproposals to revitalise the town. A rolling programme of enhancement works is beingimplemented (see para 5.22).5.5 Broadstairs presents particular problems as any physical enhancement of the shopping areadepends largely on controlling traffic and conflicts between pedestrians and vehicles.5.6 In the 1980s, a town centre bypass for Broadstairs generated considerable, though notunanimous, local opposition. Despite the endorsement of the independent Inspector at theThanet Urban Local Plan Inquiry, the District Council abandoned the idea. Kent County Councilfollowed suit and sold the land held for that purpose.POLICY TC1IN ORDER TO IMPROVE THE ENVIRONMENT IN THANET'S TOWN CENTRES, THEDISTRICT COUNCIL WILL:(1) PROTECT AND ENHANCE, THROUGH GRANT AID AND OTHER SUPPORT,BUILDINGS OF TOWNSCAPE IMPORTANCE AND THEIR SETTINGS;(2) CO-ORDINATE MUNICIPAL ACTION (INCLUDING THROUGH TOWN CENTREMANAGEMENT AND COMMUNITY INVOLVEMENT) SO THAT THE PROVISION OF STREETFURNITURE, STREET LIGHTING, SURFACING AND NEW LANDSCAPING WORKS,IMPROVE THE APPEARANCE AND CONVENIENCE OF THE AREAS;(3) PROTECT AND ENHANCE PUBLIC OPEN SPACES WHICH CONTRIBUTE TO THECHARACTER OF THE AREA; AND(4) IMPROVE THE APPEARANCE, SAFETY AND FUNCTIONING OF PUBLIC CAR PARKS;Improving Town Centre Movement5.7 Town centres exist in their modern form because they are highly accessible. If such centresin Thanet are to thrive, this accessibility must be retained and improved.5.8 As a result of Thanet's multi-centred nature, the town centres suffer little from trafficcongestion. However, the needs of many different, and sometimes conflicting, groups have tobe planned for - public transport users, motorists, pedestrians and cyclists.5.9 Increasing car ownership and usage, traffic volumes and parking are placing great strainson the local environment. Parking on footways and grass verges is a particular problem inThanet, the impact of which is exacerbated by difficulties in the enforcement of the trafficregulations.5.10 A measure of car accessibility and a reasonable level of parking must be planned for. Thetown centres will increasingly have to compete for shopper loyalty with shopping centres whichhave ample free surface car parking. This argues for a well distributed supply of short term carparking.ISLE OF THANET LOCAL PLANTOWN CENTRESAPRIL 1998 PAGE 67

5.11 Free and widely distributed on-street parking is very convenient. However, it also restrictsroad capacities and thus the free movement of vehicles (including emergency services), leadsto parking on the footway and impedes the achievement of those environmental improvementswhich are considered to be needed in shopping areas. Public transport has to remain animportant element in the accessibility of town centres.5.12 Some uses, such as banks, have special needs regarding access. Wide consultation isrequired, therefore, before changes are introduced which restrict vehicle movements in towncentres.POLICY TC2IN TOWN CENTRES, THE DISTRICT COUNCIL, AFTER CONSULTATION WITHINTERESTED PARTIES, WILL:(1) DEVELOP A COMPREHENSIVE TRAFFIC MANAGEMENT STRATEGY FOR THE TOWNCENTRES TO ATTAIN AN INTEGRATED APPROACH TO THE PRIMARY OBJECTIVE OFIMPROVING THE ROLE AND ENVIRONMENT OF EACH TOWN CENTRE;(2) INTRODUCE TRAFFIC MANAGEMENT MEASURES TO MINIMISE CONFLICT BETWEENPEDESTRIANS, CYCLISTS AND VEHICLES, TO IMPROVE PEDESTRIAN SAFETY ANDDEAL EFFICIENTLY WITH TRAFFIC MOVEMENTS.(3) GIVE SPECIFIC ATTENTION IN SUCH MEASURES TO PUBLIC TRANSPORT ANDPEOPLE WITH MOBILITY DISABILITIES;(4) RETAIN AN ADEQUATE LEVEL OF OFF-STREET CAR PARKING TO SERVE THEPARTICULAR CENTRE; AND(5) IMPROVE PEDESTRIAN ROUTES AND THEIR SURFACING.Town Centre Activities5.13 Town centres have a richness and variety of activities and townscapes of character whichset them apart from newer shopping centres. Such assets need to be encouraged andenhanced.5.14 The town centres will continue to be dominated by shopping. However, it is essential thatthe vitality of these areas is promoted by planning policies which permit a wide range of uses,including shopping, offices, eating establishments, housing (eg: living over the shop). Only amixture of uses is able to provide the atmosphere and attractiveness within which town centrescan prosper.5.15 Several other Local Plan Chapters have land use policies which relate to the town centres.Retail development is encouraged in town centres through Policy S1. A mix of uses ispromoted by means of Policy S1 of the Shopping Chapter and Policies H4, H5 and H6 of theHousing Chapter.5.16 Physical improvements to building fabric, street furniture, shopfronts and seafrontarchitecture are the focus of policies in the Conservation & Built Environment Chapter. TheTransportation Chapter includes policies to retain town centre parking levels and introducetraffic management measures.POLICY TC3ISLE OF THANET LOCAL PLANTOWN CENTRESAPRIL 1998 PAGE 68

DEVELOPMENT PROPOSALS IN TOWN CENTRES WHICH EXPAND AND DIVERSIFY THERANGE OF USE AND CONTRIBUTE TO RETAINING AND IMPROVING THE VITALITY ANDLATE NIGHT SAFETY OF THESE CENTRES WILL NORMALLY BE APPROVED.Area Based Policies5.17 There are a number of opportunity sites in and on the edge of the town centres for whichproposals may come forward during the Local Plan period. The following Policies provide therelevant guidance.Ramsgate Town Centre Development Opportunities5.18 A development design brief has been prepared in respect of land at York Street/HarbourStreet with an aim of achieving a viable scheme to meet the objectives of Policy TC4. TheDistrict Council will consider proposals to achieve development envisaged in the design brief.POLICY TC4LAND AT YORK STREET AND HARBOUR STREET, AS DEFINED ON THE PROPOSALSMAP, IS IDENTIFIED AS AN AREA FOR ENHANCEMENT ANDREDEVELOPMENT/REFURBISHMENT. PROPOSALS SHOULD INCORPORATE SUITABLEREFURBISHMENT/CONVERSION OF THE LISTED BUILDINGS TOGETHER WITH OTHERBUILDINGS OF MERIT WITHIN THE CONSERVATION AREA. ANY REDEVELOPMENTELEMENT SHOULD BE COMPATIBLE WITH THE PRESERVATION OF, AND PREFERABLYENHANCE, THE CHARACTER OF THE CONSERVATION AREA AND EXISTING BUILDINGSOF HISTORIC AND TOWNSCAPE CHARACTER.THE DOMINANT USE SHOULD BE RETAIL, WITH RESIDENTIAL AND BUSINESS USE ASACCEPTABLE ASSOCIATED USES AND SHOULD BE APPROPRIATE FOR THE EXISTINGBUILDINGS OF HISTORIC AND TOWNSCAPE CHARACTER. ANY BUSINESS USEELEMENT SHOULD BE CAPABLE OF OPERATION WITHOUT ADVERSEENVIRONMENTAL IMPACT AND BE OF APPROPRIATE DESIGN.PEDESTRIAN LINKS BETWEEN YORK STREET AND HARBOUR STREET SHOULD BEINCORPORATED IN THE SCHEME.SATISFACTORY SERVICE ARRANGEMENTS WILL NEED TO BE MADE AND THESE WILL,IF NECESSARY, TAKE PRIORITY OVER THE PROVISION OF CAR PARKING SPACES.THE DISTRICT COUNCIL WILL USE ITS COMPULSORY PURCHASE ORDER POWERS, IFNECESSARY, TO ASSIST IN THE IMPLEMENTATION OF ANY PLANNING CONSENT.POLICY TC5THE MOST APPROPRIATE USE OF THE VACANT LAND FRONTING QUEEN STREET ANDOPPOSITE THE WAITROSE SUPERMARKET, AS SHOWN ON THE PROPOSALS MAP, ISRETAILING OR BUSINESS USES WITH RESIDENTIAL USES ABOVE THE GROUNDFLOOR LEVEL. ANY BUSINESS USE ELEMENT SHOULD BE CAPABLE OF OPERATIONWITHOUT ADVERSE ENVIRONMENTAL IMPACT AND BE OF APPROPRIATE DESIGN.POLICY TC6ISLE OF THANET LOCAL PLANTOWN CENTRESAPRIL 1998 PAGE 69

DEVELOPMENT PROPOSALS FOR LAND AT MARINA ESPLANADE, AS DEFINED ON THEPROPOSALS MAP, SHOULD BE FOR A MIXTURE OF LEISURE AND RETAIL USES. THEDEVELOPMENT SHOULD BE NO HIGHER THAN THE TOP OF THE CLIFF WHICH FORMSTHE REAR OF THE SITE.Note: The Council has prepared a specific planning brief for this site.POLICY TC7THE FORMER TEXAS SITE AT HIGH STREET-CHATHAM STREET IS IDENTIFIED FOR AMIX OF RETAIL AND BUSINESS USE. A SUBSIDIARY ELEMENT OF RESIDENTIALDEVELOPMENT MAY ALSO BE ACCEPTABLE. ANY BUSINESS USE ELEMENT SHOULDBE CAPABLE OF OPERATION WITHOUT ADVERSE ENVIRONMENTAL IMPACT AND BEOF APPROPRIATE DESIGN.Town Centre Enhancement5.19 A range of town centre management proposals and enhancement schemes for the towncentres and environs will be promoted through developing strategies in consultation with thelocal communities, as part of the Council's regeneration agenda, and drawing on resources fromall sectors including external sources of funding.Margate5.20 In 1992, Thanet District Council, Kent County Council and the South East England TouristBoard commissioned a report from the consultants, URBED and LDR International, to helpfocus effort and resources on reversing the decline of Margate, one of England's premierseaside resorts.5.21 As a result, in January 1993, "Reviving the Heart of Margate - A Strategy for EconomicRegeneration" was published. This set out an approach to once again make the seafront andtown centre viable and vital places.5.22 The Report proposed "a strategy with a series of linked projects which, taken together,should not only revive the heart of Margate, and assist the District's economic regeneration, butalso serve as a model for other seaside resorts."5.23 The main areas addressed by the Strategy are the town centre and seafront areas.Proposals include pedestrian priority and traffic management schemes, street enhancementworks, and car park improvement schemes. For example, proposals for Cecil Square (the focusof Margate town centre) involve the replacement of the existing car parking areas with a highquality public open space, including landscaping, a central focal feature and activity areas.Consideration is also being given to a town centre management initiative and the creation ofactivity/performing areas. The Report has been accepted by the District Council as a strategicguide in the preparation of detailed proposals.5.24 A scheme of environmental and highway safety improvements at The Parade has beencompleted as the first in a programme to be implemented by the Council's RegenerationProjects Delivery Team, supported by the public, private and voluntary sectors. The Team(originally called "Thanet 2000") began work in June 1993 from its own premises in CecilSquare. Further schemes and works remain to be prepared within the general vision of theStrategy.ISLE OF THANET LOCAL PLANTOWN CENTRESAPRIL 1998 PAGE 70

Ramsgate5.25 As part of an economic regeneration strategy for Ramsgate, the District Council hasapproved, and is coordinating, a programme of strategic initiatives, investments and projectsdemonstrating commitment and confidence in the town. This Action Plan, known as "RamsgateRenaissance" will build on existing and new opportunities, and is focused on RamsgateHarbour, seafront and adjacent urban area including the town centre. It is being promoted andprogressed in partnership with leading community organisations, and private investors.5.26 Timing and implementation of projects included in the action plan is variable anddependent in some cases on further work to establish firm financial arrangements. Key projectsinclude new visitor attractions, enhancement and interpretation of built environment heritage,and improvements to clifftop gardens and open space. Complementary proposals in the ActionPlan include upgrading of Staffordshire Street as a "gateway" location and the refurbishmentof York Street/Harbour Street block.5.27 Enhancement and regeneration proposals for Ramsgate town centre and waterfront willbe promoted through Ramsgate Renaissance strategy and through specific projects, eg tacklingempty property, within the Council's wider regeneration agenda, and in consultation with thelocal community.Broadstairs5.28 As stated above (para 5.5), one of the main issues in Broadstairs town centre is the conflictbetween pedestrians and traffic, and the resolution of this conflict would need to be an integralpart of improvement schemes for Broadstairs.5.29 The regeneration agenda being promoted by the Council includes proposals forBroadstairs; eg enhancement of Viking Bay/Victoria Gardens area. It is envisaged that a towncentre management strategy and further schemes of appropriate scale will be promoted duringthe Plan period.POLICY TC8THE DISTRICT COUNCIL, IN CONSULTATION WITH THE LOCAL COMMUNITY, ANDWITHIN THE GENERAL VISION OF A REVITALISATION STRATEGY, WILL SEEK TOMAINTAIN AND IMPLEMENT A ROLLING PROGRAMME OF ENVIRONMENTAL ANDHIGHWAY IMPROVEMENT SCHEMES INCLUDING TRAFFIC MANAGEMENT,ENHANCEMENT OF STREET WORKS AND CAR PARKING IN THE TOWN CENTRES.ISLE OF THANET LOCAL PLANTOWN CENTRESAPRIL 1998 PAGE 71

6. CONSERVATION AND BUILT ENVIRONMENTScope Of ChapterThis Chapter emphasises the importance of the attractiveness of the built environment toperceptions of the District as a place to live, visit, work and invest in. It sets out the Council'spolicies and proposals for maintaining and improving environmental quality and attractivenessthrough:(1) use of its development control powers;(2) safeguarding and enhancing certain buildings and areas which contribute significantlyto the character and identity of the District; and(3) promoting, funding and undertaking enhancement initiatives.OBJECTIVES(1) TO ENSURE THAT NEW DEVELOPMENT IS OF A STANDARD OF DESIGNWHICH WILL CONTRIBUTE POSITIVELY TO ENVIRONMENTALQUALITY;(2) TO SAFEGUARD AREAS AND FEATURES, INCLUDING OPEN SPACE ANDVEGETATION, WHICH CONTRIBUTE TO THE QUALITY OF THE LOCALENVIRONMENT;(3) TO SAFEGUARD LISTED BUILDINGS FROM DEVELOPMENT LIKELY TOADVERSELY AFFECT THEIR SPECIAL CHARACTER OR SETTING;(4) TO SAFEGUARD AND ENHANCE THE CHARACTER AND APPEARANCE OFDESIGNATED CONSERVATION AREAS AND TO PROMOTE THEIMPROVEMENT OF THEIR ENVIRONMENTAL QUALITY THROUGH APROGRAMME OF ENHANCEMENT SCHEMES;(5) TO REGULATE THE DISPLAY OF ADVERTISEMENTS IN ORDER TOSAFEGUARD AMENITY AND PUBLIC SAFETY; AND(6) TO ENSURE THAT THE NEEDS OF PEOPLE WITH MOBILITY OR SIGHTDIFFICULTIES ARE TAKEN INTO ACCOUNT IN DESIGN OF BUILDINGSINTENDED TO BE PUBLICLY ACCESSIBLE.The Importance of Environmental Quality and the Architectural and Historic Heritage6.1 The Kent Structure Plan gives recognition at strategic level to the importance of conservingand enhancing the quality of the built and natural environment both for its effect on the qualityof life and for the support it gives in stimulating new investment.6.2 The Structure Plan points out the quality of the built environment is of growing importancenot only for the concentrations of people who live there but also for the cultural, leisure andISLE OF THANET LOCAL PLANTOWN CENTRESAPRIL 1998 PAGE 72

etailing functions in such locations, which underpin their economic well-being.6.3 Structure Plan policy indicates that the character, quality and functioning of Kent's builtenvironment will be conserved and enhanced, and that development should be well designedand respect its setting.6.4 It is also national and strategic policy to protect and enhance Kent's rich heritage ofbuildings of special architectural and historic interest. The Structure Plan states that the primaryplanning policy towards conservation areas is to preserve or enhance their special characterand appearance.Thanet Context6.5 There is an extensive and rich variety of building forms and character within the built up areaof Thanet. The urban areas range from the "urban village", such as Pegwell and St Peters, tothe modern shopping centre and bright lights of Margate, the wooded areas and specialatmosphere of Broadstairs to the historic harbour, lively marina and cross-channel port ofRamsgate. There is also a diversity of pleasant character and built form throughout Thanet'svillages.6.6 The District Council is committed to safeguarding and enhancing the quality of the builtenvironment so as to maintain and improve quality of life and the attractiveness of the districtto visitors and investors. It will therefore seek to promote the highest standards of design inexercising its development control function.6.7 In amplification of the relevant Structure Plan policies, the following principles areconsidered to be important in developing design concepts which will safeguard and enhanceenvironmental quality.Design PrinciplesThese principles will not be treated as prescriptive requirements but will be appliedflexibly to safeguard and enhance environmental quality.The need to create and safeguard attractive and distinctive places.6.8 The design, scale and grouping of existing buildings, the spaces between them, the texture,type and colour of materials, uses, enclosure, vegetation, land contours and views all contributeto the character and identity of a place. Where a satisfactory sense of place exists, newdevelopment should respect, compliment and preferably enhance it.6.9 Where development is proposed in an essentially undeveloped location, retention of existingcharacteristics including land contours, vegetation, footpaths and attractive or open viewsbeyond the site can help to retain or create an attractive sense of place.Form6.10 The function of a building is a major determinant of its built form. However, a principal aimin designing new development should be to respect and compliment the merits of existing builtand natural features including landscape, while still expressing and accommodating the functionof the building through design.Scale6.11 Some buildings (eg public buildings) need to be of larger scale than others. However, theISLE OF THANET LOCAL PLANCONSERVATION AND BUILT ENVIRONMENTAPRIL 1998 PAGE 73

scale and proportion of existing development should generally be respected. It may be possibleto break down the bulk of a large building (eg by insertion of horizontal design features) topresent a satisfactory appearance in relation to adjoining plot widths and proportions and tobreak bland expanses down to a scale sympathetic to that of existing buildings.Density6.12 While the density of new development should be compatible with that of adjoiningdevelopment, this does not mean that existing densities should be adhered to with mathematicalprecision. Carefully considered variety in design and density can enhance identity andcharacter.Detail6.13 Materials should normally be of a local type and harmonise with those of adjoiningdevelopment (where these present a satisfactory appearance). Architectural style shouldrespect that of other development in the locality. Innovation in decoration can, if sensitivelyconsidered, enhance the identity and character of a building and place.Functional Requirements6.14 The functional requirements (eg car parking, service areas and access), of a developmentshould form an integral part of the initial design concept. Security is also an importantconsideration which will have design (including landscaping) and spatial implications whichshould be taken into account in the design process.Landscaping6.15 Landscaping can soften the impact of new buildings, lend a sense of maturity to newdevelopment, and help to establish a sense of place. It should form an integral part of thedesign and should not be simply a camouflage for poor design. It is, however, accepted thatbuildings of particular merit deserve an uninterrupted view.Natural Light6.16 Sufficiency of natural light is an important factor to amenity, health and energy efficiency,and has significant design implications. The District Council generally commends the guidancecontained in the Building Research Establishment Report "Site Layout Planning For DaylightAnd Sunlight - A Guide To Good Practice" in relation to sufficiency of daylight and sunlight tobuildings, gardens and amenity areas etc.Design Guidance for Residential Development6.17 "Kent Design" contains extensive advice (which the District Council generally commends)on design and layout of new residential development including highway design and criteria.This document is adopted by the County Council as Highways and Transportation authority andhas been subject to wide consultation with Departments of Transport and Environment, theprivate sector and emergency services. Detailed considerations relating to the density andlayout of such development are contained in Policy H11 of the Housing Chapter.POLICY CB1THE DISTRICT COUNCIL WILL SEEK TO ENSURE THAT ALL DEVELOPMENT IS OF AHIGH STANDARD OF DESIGN AND REFLECTS THE PRINCIPLES SET OUT ABOVE.NEW DEVELOPMENT PROPOSALS WILL BE EXPECTED TO:(1) RESPECT AND PREFERABLY ENHANCE THE MERITS OF LOCAL ENVIRONMENTALCHARACTER;ISLE OF THANET LOCAL PLANCONSERVATION AND BUILT ENVIRONMENTAPRIL 1998 PAGE 74

(2) BE OF A DENSITY, LAYOUT, SCALE, MASS AND DESIGN, INCLUDING MATERIALS,APPROPRIATE TO THE DEVELOPMENT ITSELF AND COMPATIBLE WITHNEIGHBOURING BUILDINGS AND SPACES;(3) AVOID THE LOSS OF OPEN AREAS, GAPS, VEGETATION AND FEATURES WHICHCONTRIBUTE TO THE QUALITY OF THE LOCAL ENVIRONMENT; AND(4) INCORPORATE LANDSCAPING TO A HIGH STANDARD AS AN INTEGRAL PART OFDESIGN (*) EXCEPT AS AT 6.15 ABOVE.Note:* Policy CL10 of the Coast and Countryside Chapter sets out the District Council's requirementsin relation to elements of landscaping.Explanation:6.18 The District Council attaches great importance to safeguarding and enhancingenvironmental quality. An effect of strategic policy is to generally direct development to theexisting built up areas. While development or redevelopment can offer the opportunity toenhance areas with a poor or deteriorating environment, the District Council will normally resistproposals which would detract from local environmental quality through poor design, "towncramming", loss of open space or loss of other features which contribute positively to amenity.Extensions to Dwelling Houses6.19 In exercising its planning powers, the District Council will aim to ensure that extensionsto dwellings do not adversely affect the amenity enjoyed by neighbouring property occupiers norhave an adverse visual impact on the wider environment. Supplementary guidance ("TheHouse Extension Guide") is available separately from the District Council. This contains therelevant considerations to which the Council will have regard in assessing the impact ofindividual proposals. Advice relating to design of extensions is also contained in Kent Design(published by the County Council).POLICY CB2IN CONSIDERING PLANNING APPLICATIONS FOR EXTENSIONS TO DWELLINGHOUSES, THE DISTRICT COUNCIL WILL:(1) AIM TO ENSURE THAT PROPOSALS WOULD NOT ADVERSELY AFFECT THEAMENITY ENJOYED BY NEIGHBOURING PROPERTY OCCUPIERS; AND(2) HAVE REGARD TO THE DESIGN OF THE EXTENSION IN RELATION TOTHAT OF THE MAIN PROPERTY, AND ITS WIDER VISUAL IMPACT.Needs of Disabled Persons6.20 Developers have an obligation under the Chronically Sick and Disabled Persons Act 1970to make provision where reasonable and practical for the needs of disabled people in respectof premises to which the public are to be admitted. These needs include means of access,parking and sanitary conveniences and signposting of facilities.6.21 The District Council is required to draw to the attention of developers the relevantprovisions of the above Act and to the British Standards Institute Code Of Practice for AccessISLE OF THANET LOCAL PLANCONSERVATION AND BUILT ENVIRONMENTAPRIL 1998 PAGE 75

for the Disabled to Buildings (BS 5810 : 1979) and, in respect of educational buildings, to theDepartment of Education and Science Design Note 18 "Access for the Physically Disabled toEducational Buildings".6.22 Clearly access arrangements can have amenity implications relevant to determination ofplanning applications. The District Council wishes to ensure that where buildings and areas areproposed to be accessible to the general public, full account is taken of the needs of people withmobility or sight difficulties at the design stage.6.23 Even where there may be no statutory obligation to provide for the needs of disabledpeople, the District Council may consider the desirability in planning terms of attachingconditions requiring such provision to be made, eg: before a change of use is implemented. Insuch circumstances, impact upon listed buildings and conservation areas will be an importantconsideration in determining whether to attach such conditions.POLICY CB3WHERE NEW DEVELOPMENT/CHANGE OF USE/ALTERATIONS ARE PROPOSED INRELATION TO BUILDINGS AND LAND TO WHICH THE GENERAL PUBLIC WOULD HAVEACCESS, THE DISTRICT COUNCIL, IN EXERCISING ITS PLANNING POWERS, MAYREQUIRE TO BE SATISFIED THAT FULL ACCOUNT HAS BEEN TAKEN IN THEDEVELOPMENT OF THE NEEDS OF PEOPLE WITH MOBILITY OR SIGHT DIFFICULTIES.Conservation6.24 The aim of conservation is to safeguard and enhance those elements which contributepositively to the character and quality of the environment, and replace those which do not.Conservation is achieved by three separate but inter-related means; through the listing ofindividual buildings which are considered, by the Secretary of State for the Environment, to beof special architectural or historic interest (listed buildings); through the designation by the localplanning authority of areas which are of special architectural, historic or townscape interest, thecharacter of which it is desirable to preserve or enhance (conservation areas) and by sensitiveuse of development control powers. (A leaflet containing additional advice relating to ListedBuildings, Conservation Areas and alterations/ improvements to buildings is in the course ofpreparation by the District Council).6.25 The District Council regards Thanet's Listed Buildings, Conservation Areas and otherareas and features of townscape value as vitally important assets not only in contributing to theidentity and attractiveness of Thanet to visitors and investors, but also to the quality of lifeenjoyed by those working, and living in the district.Listed Buildings6.26 Lists of buildings of special architectural or historic interest for the guidance of localauthorities are compiled by the Secretary of State for the Environment. Thanet district hassome 1,850 such statutory listed buildings. These represent tangible evidence and expressionof the unique historical development of the district's towns and villages.6.27 Government advice states that the destruction of listed buildings is seldom necessary, andthat the great majority of listed buildings are still capable of beneficial use. The Secretary ofState for the Environment has expressed the view that generally the presumption should be infavour of their preservation.ISLE OF THANET LOCAL PLANCONSERVATION AND BUILT ENVIRONMENTAPRIL 1998 PAGE 76

Listed Building Consent6.28 Anyone who wishes to demolish a listed building, either in whole or in part, or to makealterations to the exterior or interior in any way that would affect its character as a building ofspecial architectural or historic interest, must first obtain listed building consent from the DistrictCouncil. Applications for listed building consent must be accompanied by full details showingthe building as existing and as it is proposed to be altered, including materials to be used.POLICY CB4(A) PROPOSALS AFFECTING A LISTED BUILDING OR ITS SETTING.THERE WILL BE A PRESUMPTION IN FAVOUR OF PRESERVATION OF LISTEDBUILDINGS. DEMOLITION/ PARTIAL DEMOLITION WILL BE RESISTED UNLESS THEREIS A SPECIAL OVERRIDING JUSTIFICATION. ALTERATIONS AND ADDITIONS TO LISTEDBUILDINGS WILL BE PERMITTED ONLY IF IT CAN BE SHOWN THAT THE PROPOSALWOULD DETRACT NEITHER FROM THE CHARACTER OF THE BUILDING ITSELF NORFROM ITS SETTING.IN CONSIDERING APPLICATIONS FOR LISTED BUILDING CONSENT AND OR PLANNINGPERMISSION FOR DEVELOPMENT AFFECTING A LISTED BUILDING OR ITS SETTING,THE DISTRICT COUNCIL WILL HAVE SPECIAL REGARD TO THE DESIRABILITY OFPRESERVING THE BUILDING, ITS SETTING AND ANY FEATURES OF SPECIALARCHITECTURAL OR HISTORIC INTEREST WHICH IT POSSESSES.THE DISTRICT COUNCIL WILL SEEK TO ENSURE THAT THE MATERIALS, FEATURESAND DETAILS WHICH CONTRIBUTE TO THE ARCHITECTURAL AND/OR HISTORICINTEREST OF A LISTED BUILDING ARE RETAINED AND WHERE APPROPRIATEREINSTATED.(B) CONTROL OF ADVERTISEMENTS AFFECTING LISTED BUILDINGTHE DISTRICT COUNCIL WILL REQUIRE THAT THE DESIGN AND SITING OFADVERTISEMENTS DOES NOT DETRACT FROM, AND PREFERABLY MAKES A POSITIVECONTRIBUTION TO, THE CHARACTER AND/OR APPEARANCE OF A LISTED BUILDINGAND WHERE LOCATED IN OR ADJOINING A CONSERVATION AREA, EITHERPRESERVES OR PREFERABLY ENHANCES THE AREA'S CHARACTER ORAPPEARANCE*.Note:* Supplementary guidance relating to display of advertisements is available separately from theDistrict Council. In exercising its powers to control advertisements, the District Council will beguided by the general principles set out in these adopted Advertisement Control Guidelines.Explanation:6.29 The Council intends to give strong protection to, and where appropriate, encourageenhancement of, listed buildings as an important element of its built environment heritage.Change Of Use of Listed Buildings6.30 The best use of an historic building is the purpose for which it was designed. However,it is recognised that the preservation and maintenance of listed buildings are usually dependentISLE OF THANET LOCAL PLANCONSERVATION AND BUILT ENVIRONMENTAPRIL 1998 PAGE 77

upon their capability of viable economic use. Proposals for change of use which represent thebest reasonable means of conserving the character, appearance, fabric, integrity and settingof a building of special architectural/ historic interest are favoured in Structure Plan policy andwill be dealt with as sympathetically as possible. Policy CB5 Applies.6.31 When considering applications for planning permission to change the use of a listedbuilding, the District Council will require, in the form of a separate application for listed buildingconsent, details of any alterations that may be necessary to implement the proposed changeof use.Listed Building Controls and Other Standards6.32 In certain circumstances, there may be a conflict between the aims of listed building policyand standards/requirements under the Building Regulations or Health and Housing legislation.In such cases the local planning authority will use its powers to seek the relaxation ofstandards, compliance with which would otherwise necessitate alterations detrimental to thecharacter of the building. Listed building consent may be refused where acceptable relaxationcannot be achieved.POLICY CB5CHANGE OF USE OF LISTED BUILDINGS WILL NORMALLY BE PERMITTED ONLYWHERE:(1) THE CHANGE OF USE WOULD REPRESENT THE BEST REASONABLE MEANS OFPRESERVING THE CHARACTER, APPEARANCE, FABRIC, INTEGRITY AND SETTINGOF THE BUILDING; OR(2) THE CHANGE WOULD NOT NECESSITATE INTERNAL OR EXTERNAL ALTERATIONSJUDGED TO BE DETRIMENTAL TO ITS CHARACTER AS A BUILDING OF SPECIALARCHITECTURAL OR HISTORIC INTEREST.Grants For Repair and Restoration6.33 The proper restoration and maintenance of historic buildings requires the use of traditionalmaterials and craftsmanship which can result in costs which are often greater than thoseincurred by equivalent work to modern buildings. In order to help offset some of the additionalcosts which may be incurred by the owners of listed buildings, grants are available towards thecost of approved works of repair. In some circumstances grants may be made in respect ofnon-listed buildings where the council considers that the individual merits of the building, or itscontribution to the character of a conservation area, justify the making of a grant.6.34 The former "Town Schemes" have now been replaced with a Conservation AreaPartnership Scheme (an English Heritage Programme, operating in partnership with ThanetDistrict Council and Kent County Council), covering Margate, Ramsgate and BroadstairsConservation Areas. This scheme offers enhanced levels of grant assistance for restorationand maintenance of eligible properties in targeted areas.6.35 The District Council has a continuing commitment to assisting in the repair andrestoration of historic buildings. The Council will, subject to available finance,encourage the proper restoration of listed and other historic buildings by continuing tomake grants available through the Conservation Area Partnership Schemes (coveringMargate, Ramsgate and Broadstairs conservation areas), and through powers underISLE OF THANET LOCAL PLANCONSERVATION AND BUILT ENVIRONMENTAPRIL 1998 PAGE 78

Section 57 of the Planning (Listed Buildings and Conservation Areas) Act 1990. It willalso encourage and assist with applications for grants to Kent County Council forbuildings of countywide importance and to English Heritage for buildings of nationalsignificance or to preserve and enhance conservation areas. In addition, the DistrictCouncil's Conservation Architects will provide free preliminary professional technicaladvice.Conservation Areas6.36 In addition to individual listed buildings, there are areas which the District Councilconsiders should be conserved and enhanced due to their special architectural or historicinterest. The Council has identified sixteen such areas, and has designated them ConservationAreas. These are:-Conservation Area Designated ExtendedBroadstairs 05.06.70 21.10.86Sarre 26.11.71Minster 28.01.72St Nicholas-at-Wade 28.01.72Kingsgate 13.04.73Reading Street 13.04.73St. Peters 13.04.73Birchington 02.02.76Pegwell 29.06.76 27.09.89Margate 07.02.78 07.07.94Monkton 22.08.78Ramsgate 1970 23.01.8027.01.8822.08.90Northdown 20.08.85Acol 27.01.88Margate Seafront 29.01.97Westgate On Sea 11.03.98Each of the above areas has its own individual and special character. The District Councilproposes to prepare appraisals of each Conservation Area identifying the individual specialinterest and character in each case. It will seek to preserve and enhance these qualitiesthrough use of its planning powers. Periodic reports will be made on the progress ofimprovement and enhancement schemes in designated Conservation Areas.6.37 The District Council has a statutory duty to periodically consider the designation of furtherConservation Areas. In considering designation of new, or review of existing, conservationareas, overall quality (as opposed to that of individual buildings) will be the primaryconsideration. The District Council does not consider it desirable or practical to attempt to listdefinitive criteria for designating Conservation Areas. However, factors such as distinctive streetpattern, the scale and grouping of buildings, materials and architectural detailing, particularmixes of uses and attractive vistas are qualities which may be considered to merit recognition,preservation and enhancement through designation as a Conservation Area.Planning Controls In Conservation Areas6.38 Additional planning controls exist in these designated Conservation Areas. These areISLE OF THANET LOCAL PLANCONSERVATION AND BUILT ENVIRONMENTAPRIL 1998 PAGE 79

summarised below. The need for approval in specific circumstances should be ascertainedfrom the District Council's Planning Department.6.39 The following is a summary of additional planning controls applying in Conservation Areas:- With very few exceptions, buildings cannot be demolished in whole or in part without firstobtaining Conservation Area Consent (see para 6.46).- Certain types of development, not requiring planning consent outside conservation areas,are subject to planning control.- Six week's notice in writing is almost always required before any work can be carried outto trees.- The repair of unoccupied buildings can be enforced if they are neglected.6.40 In exercising its planning functions, the District Council has a statutory duty to pay specialattention to the desirability of preserving or enhancing the character or appearance of theseConservation Areas. Accordingly, in determining applications under planning powers, a primaryconsideration will be whether the proposal would either preserve or, preferably, where scopeexists, enhance the character or appearance of the Conservation area.6.41 Generally, in Conservation Areas, the emphasis will be on control rather than prohibition,to allow the area to remain alive and prosperous while ensuring that any new developmentaccords with its special architectural and/or historic merit. New development, where permitted,should be sympathetic with its surroundings but should not be an unimaginative imitation of thearchitectural styles of neighbouring buildings, particularly where this would limit its ability toenhance the character and appearance of the Conservation Area. Certain works are regardedas wholly inappropriate to Conservation Areas: for example; stone cladding, brightly colourednon-native roof coverings and bogus historical features. (A leaflet containing additional advicerelating to Listed Buildings, Conservation Areas and alterations/improvements to buildings isin the course of preparation by the District Council).6.42 Kent Structure Plan Policy relating to Conservation Areas is reaffirmed and amplified inLocal Plan Policies CB6 and CB7.6.43 In respect of policy CB7, the District Council will take into account the followingconsiderations in determining applications for development in conservation areas:- The siting in relation to existing urban spaces and existing building lines (see note below);- Overall scale design and proportion, which should be sympathetic to that characteristicto the area and compatible with adjacent buildings and spaces;- The desirability of retaining features of historic or characteristic value including streetpattern, alleyways, footpaths, boundary walls and street furniture;- The use and application of building materials and finishes which should respect the localtraditional materials and techniques and which should be sympathetic to the appearanceof neighbouring properties where these present a satisfactory appearance in themselves;- The scale and proportion of bay widths and floor to ceiling height, fenestration andshopfronts, which should relate to those of adjacent local buildings and the best localexamples;ISLE OF THANET LOCAL PLANCONSERVATION AND BUILT ENVIRONMENTAPRIL 1998 PAGE 80

- The treatment of any vehicular access, which should, unless the particular merits andcharacter of the area dictate otherwise:(a) avoid severe fragmentation of continuous street frontages; and(b) be carefully related to, and where possible incorporated within, the facade of thedevelopment.- Vehicular access to individual properties will not generally be acceptable, (but see notebelow);- The form and massing of roofs and their materials, particularly when the roofscape isvisible from high vantage points. Roofs should be of the local pitch and generally be ofthe traditional type clay, tile or slate as appropriate; and- The landscaping and treatment of paved surfaces, boundary walls, street furniture andsigns associated with the development which should be sympathetic in design, materialsand colour with the character of the surrounding area.NotesInnovation in siting and layout can in some instances enhance sense of place andcharacter, but this requires sensitive consideration. As a general rule, however, buildinglines should generally be retained, and buildings at street corners should respect bothbuilding lines and avoid splays or set backs.Attention is drawn to the Kent Vehicle Parking Standards and Kent Design (published bythe County Council), both of which have design implications regarding access includingsight lines, and number of spaces which may occupy a communal area.POLICY CB6IN CONSERVATION AREAS, THE PRIMARY PLANNING POLICY WILL BE THEPRESERVATION OR ENHANCEMENT OF THEIR SPECIAL CHARACTER (INCLUDINGBUILDINGS, RELATED SPACES, TOPOGRAPHY AND VEGETATION) OR APPEARANCE.DEVELOPMENT WITHIN OR ADJOINING A CONSERVATION AREA WHICH WOULDHARM THAT SPECIAL CHARACTER OR APPEARANCE WILL NOT NORMALLY BEPERMITTED.POLICY CB7IN CONSERVATION AREAS THE DISTRICT COUNCIL WILL REQUIRE THE SITING ANDDESIGN OF NEW DEVELOPMENT INCLUDING ALTERATIONS AND EXTENSIONS, TOPRESERVE OR ENHANCE THEIR CHARACTER OR APPEARANCE AND TO BE INSYMPATHY WITH THE MERITS OF NEIGHBOURING DEVELOPMENT.THE DISTRICT COUNCIL WILL REQUIRE THAT THE DESIGN AND SITING OFADVERTISEMENTS DOES NOT DETRACT FROM, AND PREFERABLY MAKES A POSITIVECONTRIBUTION TO, THE CHARACTER AND/OR APPEARANCE OF A CONSERVATIONAREA*Operational Note* In exercising its powers to control advertisements, the District Council will be guided by theISLE OF THANET LOCAL PLANCONSERVATION AND BUILT ENVIRONMENTAPRIL 1998 PAGE 81

general principles set out in the Advertisement Control Guidelines (see note after Policy CB4)Explanation Policies CB6 & CB7:6.44 The District Council regards Thanet's conservation areas as important assets in itsarchitectural and historic heritage, and intends to safeguard their merit as such. Accordingly,the Council intends only to permit development which would at least preserve, and preferablyenhance, their character and appearance.Planning Applications in Conservation Areas6.45 In or adjoining conservation areas it is usually essential that full design details of newdevelopment proposals are considered at the outset so that proposals may be properly judgedin relation to the fundamental aims of preservation and enhancement. Accordingly, the DistrictCouncil will normally seek detailed plans and drawings showing the proposed development inits setting, as opposed to dealing with applications on an outline basis.Conservation Area Consent6.46 Overall character is the primary characteristic when considering designation ofConservation Areas. The character of any such area is made up of a unique blend of elements.(For example, an historic street pattern or plot layout, a particular grouping of trees, pleasantvistas between buildings etc). In seeking to preserve and enhance Conservation Areasretention of individual elements which contribute to their special architectural /historic qualitiesis therefore important.6.47 Anyone wishing to demolish or partly demolish a building situated within a conservationarea must usually first seek Conservation Area Consent from the district council as localplanning authority. Such proposals will be considered in the light of the objectives ofpreservation and enhancement of special character and appearance.POLICY CB8IN DETERMINING APPLICATIONS FOR CONSERVATION AREA CONSENT, SPECIALATTENTION SHALL BE PAID TO THE DESIRABILITY OF PRESERVING OR ENHANCINGTHE CHARACTER OR APPEARANCE OF THE CONSERVATION AREA.POLICY CB9WHERE IT IS CLEAR THAT DEMOLITION IS PROPOSED IN A CONSERVATION AREA INORDER TO ALLOW REDEVELOPMENT, THE DISTRICT COUNCIL WILL NORMALLY ONLYCONSIDER GRANTING CONSENT FOR DEMOLITION WHERE THERE ARE ACCEPTABLEAND DETAILED PLANS FOR THAT REDEVELOPMENT. CONDITIONS WILL NORMALLYBE IMPOSED TO ENSURE THAT DEMOLITION DOES NOT TAKE PLACE UNTILIMMEDIATELY PRIOR TO DEVELOPMENTExplanation CB9:6.48 The District Council intends to resist premature demolition in respect of redevelopmentin Conservation Areas in order to minimise the possibility of long-standing, unsightly gaps.ISLE OF THANET LOCAL PLANCONSERVATION AND BUILT ENVIRONMENTAPRIL 1998 PAGE 82

Non-listed buildings in Conservation Areas6.49 The District Council recognises that some buildings although not listed on the basis of theirindividual merits, may make a positive contribution to the character or appearance of aconservation area. The District Council is fully committed to preservation and enhancement ofits conservation areas. However, the scope of permitted development still allows many changesto buildings which individually or cumulatively can have a disastrous effect upon the characterand appearance of the conservation area, as well as adversely affecting property value. Forexample Thanet's Victorian and Edwardian buildings are particularly vulnerable in this respect.The excellent detail and use of materials typical of such property is easily damaged by modernalterations. (A leaflet containing additional advice relating to Listed Buildings, ConservationAreas and alterations/improvements to buildings is in the course of preparation by the DistrictCouncil.) In cases where such development threatens to detract from the character orappearance of a conservation area, the District Council may seek to bring such developmentwithin the scope of planning control by means of a Direction restricting permitted development.POLICY CB10THE DISTRICT COUNCIL WILL USE ITS POWERS TO PREVENT UNSYMPATHETICALTERATIONS TO NON-LISTED BUILDINGS WHICH IT CONSIDERS CONTRIBUTE TOTHE CHARACTER OF A CONSERVATION AREA, AND WILL SEEK TO RETAIN THOSEMATERIALS, FEATURES AND DETAILS OF SUCH BUILDINGS WHICH ARE OF INTEREST.THE DISTRICT COUNCIL WILL GIVE SYMPATHETIC CONSIDERATION TO PROPOSALSINVOLVING RESTORATION/REINSTATEMENT OF TRADITIONAL DETAIL ANDMATERIALS TO BUILDINGS IN CONSERVATION AREAS.Alterations and Repairs to Other Buildings6.50 While listed buildings, and, to some extent, buildings in conservation areas represent themost important assets in the district's built environment heritage, the wider townscape and builtenvironment of the urban areas and villages have an important role to play as far as perceptionof the district is concerned. The District Council is anxious to avoid cumulative erosion ofpleasant and unspoilt character which can be caused by certain alterations. Property ownersshould be also made aware that insensitive home "improvements" can actually reduce propertyvalues both on an individual and area basis.6.51 A guidance leaflet in respect of repairs and alterations (including Listed Buildings andConservation Areas) is in the course of preparation by the District Council.Enhancement6.52 Enhancement of environmental quality is now widely recognised as an equal partner toother initiatives which aim to stimulate investment and foster economic health. Most of Thanet'sbuilt environment heritage although often "tarnished" remains largely intact and is capable ofrestoration and reinstatement. However, this can only be effectively achieved through positiveschemes of enhancement.6.53 The District Council has a duty to formulate and publish proposals for the preservation andenhancement of its conservation areas and is keen to embrace this duty. However, in the caseof many areas, effective enhancement and positive action to bring about improvement ofenvironmental quality will not be realised without a significant input of resources as a catalystISLE OF THANET LOCAL PLANCONSERVATION AND BUILT ENVIRONMENTAPRIL 1998 PAGE 83

for further investment from other sources. The IMPACT initiative, formerly operating inRamsgate, has illustrated effective targeting of resources to direct improvement action toupgrade the local environment and stimulate further investment from other sources.6.54 The District Council intends to carry out further enhancement schemes and initiatives. Itproposes to actively invite local residents, amenity societies and other local groups in preparingconservation area enhancement schemes. A District Council, County Council and private sectorpartnership (formerly known as "Thanet 2000") was set up to prepare and implement majorenhancement strategies for Margate and Ramsgate. The Ramsgate Town Partnership, set upand sponsored by Thanet 2000, is working in partnership with the local community to build onthe impetus of the former Impact initiative in Ramsgate. In addition, other conservation areaenhancement schemes will be coordinated in association with the Regeneration Project DeliveryTeam. The District Council will undertake a series of studies of the Conservation Areasand will prepare enhancement schemes in association with its Regeneration ProjectDelivery Team, and the community.Areas and Sites of High Townscape Value6.55 There are parts of Thanet which are considered to possess character which merits specialrecognition. These Areas of High Townscape Value are defined on the Proposals Map. Thecharacter and features of such areas varies, but the separation between buildings, the openform of development and the contribution made by landscaping, will often be the essentialcharacteristics. It is planning policy to ensure that any development respects and enhances thespecial local character in such areas.6.56 The areas identified in Policy CB11 may be seen as areas conferring a high degree ofamenity. This protection is in accord with the plan's aim to safeguard the built up areas from"town cramming" and loss of established character. However, other parts of the district, notstrictly applicable to this policy, may also possess sensitive, established or otherwise valuablecharacter, (eg areas of attractive unspoilt Victorian housing), or provide stability or breathingspace which it is desirable to protect from harmful development in the interests of thefunctioning and amenity of the area.6.57 The existence of Policy CB11 should not be taken to imply any weakening of theimportance of environmental considerations in other locations including the provisions of PolicyCB1, and the District Council will also seek to protect any other areas of valuable character andamenity from harmful development through its planning powers, even though they may not fallwithin the criteria for Policy CB11.POLICY CB11THE FOLLOWING AREAS AS DEFINED ON THE PROPOSALS MAP ARE DESIGNATED ASAREAS OF HIGH TOWNSCAPE VALUE:(1) CALLIS COURT ROAD, BROADSTAIRS;(2) HOLLY LANE, NORTHDOWN;(3) CANTERBURY ROAD, WESTGATE;(4) SPENCER ROAD, BIRCHINGTON;(5) PALM BAY AVENUE, CLIFTONVILLE;(6) NORTH FORELAND, BROADSTAIRS;(7) ROYAL ESPLANADE/ PRINCE EDWARD'S PROMENADE, RAMSGATE;(8) SOUTH CLIFF PARADE AND WESTERN ESPLANADE, BROADSTAIRS;(9) KINGSGATE AVENUE, BROADSTAIRS;(10) PARK AVENUE, BROADSTAIRS; ANDISLE OF THANET LOCAL PLANCONSERVATION AND BUILT ENVIRONMENTAPRIL 1998 PAGE 84

(11) SEA ROAD, WESTGATE.WITHIN SUCH AREAS, AND SITES IMMEDIATELY ADJOINING, THE CONSERVATION ORENHANCEMENT OF THE LOCAL CHARACTER WILL BE THE PRIMARY PLANNING AIM.IN FURTHERANCE OF THIS AIM, DEVELOPMENT WILL BE ALLOWED ONLY WHERETHE DESIGN, SCALE OF DEVELOPMENT, SEPARATION BETWEEN BUILDINGS, USE OFMATERIALS AND LANDSCAPING ARE COMPLIMENTARY TO THE SPECIAL CHARACTEROF THE AREA.Street Trees6.58 The presence of trees can significantly enhance the appearance of the built environment.A considerable number of street trees in Thanet have been removed as a result of disease orage, and have not been replaced. The District Council's intention to provide new/replacementstreet trees is expressed in Policy CL9 of the Countryside & Landscape Chapter.Seafront Architecture6.59 The historical development of the Thanet towns as seaside holiday resorts is reflected inmuch of the District's architectural heritage. While that traditional style holiday industry hascontracted markedly, "purpose built" seaside architecture is increasingly appreciated, and a wellpreserved resort with its own historical identity can attract visitors and enhance regeneration ona wider economic base. In addition to purpose-built seaside architecture, many of theestablished dwellings and hotel buildings which occupy cliff top/promenade locations also havedesign characteristics reflecting Thanet's seaside location and resort role. For example, suchbuildings are typically of substantial proportions and often possess ornate detail, belvederes,balconies and other window arrangements designed to maximise sea views. The DistrictCouncil wishes to ensure that the "lively" and evocative seaside image projected by such designcharacteristics is respected, and where possible reinforced.POLICY CB12IN EXERCISING ITS PLANNING POWERS, THE DISTRICT COUNCIL WILL SEEK TOSAFEGUARD, REINSTATE AND ENHANCE SEAFRONT ARCHITECTURE REFLECTINGTHE INDIVIDUALITY AND HISTORIC DEVELOPMENT OF THE THANET TOWNS ASSEASIDE HOLIDAY RESORTS. THE COUNCIL WILL EXPECT PROPOSALS FOR NEWDEVELOPMENT TO RESPECT AND PREFERABLY ENHANCE SUCH ARCHITECTURE.IN AREAS CHARACTERISED BY DOMESTIC/ HOTEL BUILDINGS OF A SCALE/DESIGNREFLECTING THANET'S SEASIDE LOCATION/ RESORT FUNCTION, NEWDEVELOPMENT WILL BE EXPECTED TO BE DESIGNED SO AS TO RESPECT SUCHCHARACTERISTICS. DESIGNS WHICH WOULD REINFORCE THESE QUALITIES WILL BEENCOURAGED.Street Furniture6.60 Old street furniture such as coal plates, railings and boundary markers is sometimesremoved because it is redundant or affected by site development. Such items may have valuein their rarity, historical interest and detail.6.61 Retention/reinstatement can help retain character, interest and identity in the street scene.It is particularly important in sensitive locations like conservation areas where modernreplacements of more functional design can erode character.ISLE OF THANET LOCAL PLANCONSERVATION AND BUILT ENVIRONMENTAPRIL 1998 PAGE 85

6.62 Some items of street furniture eg: public letter boxes and traditional style telephone kiosksare a highly characteristic, often prominent and cherished part of the British street scene.Certain of the traditional style telephone kiosks remaining in the district are listed buildings.6.63 Increases in the volume of mail have lead to the introduction of on-street containers tohold second delivery pouches. These "pouch boxes" which can be either attached to anexisting letter box or installed freestanding, are subject to planning control.6.64 Inappropriately sited street furniture and surface treatments can present a hazard for thephysically challenged. Policy CB3 applies to these matters.POLICY CB13THE DISTRICT COUNCIL WILL SEEK TO SAFEGUARD AND REINSTATE TRADITIONALSTREET FURNITURE IN CONSERVATION AREAS. ELSEWHERE, RETENTION/REINSTATEMENT AND SAFEGUARDING OF STREET FURNITURE OF LOCAL ORHISTORICAL INTEREST WILL BE ENCOURAGED.ATTACHMENT/ERECTION OF POUCH BOXES WILL ONLY BE PERMITTED WHERE THISWOULD NOT ADVERSELY AFFECT THE CHARACTER OR APPEARANCE OF A LISTEDBUILDING OR ITS SETTING, A CONSERVATION AREA OR OTHER SENSITIVE OR FOCALLOCATION, OR A LETTER BOX OF LOCAL/ NATIONAL RARITY OR INTEREST.Advertisements6.65 Local planning authorities' regulatory powers to control advertisements can be exercisedonly in the interests of amenity and public safety. These two interests, and the extent to whichthey necessitate restraints upon advertising, are difficult to define in general terms because somuch depends on particular circumstances. In some surroundings, advertisements form anintegral part of the street scene to which they lend gaiety and colour; in other situationsadvertisements can be alien, obtrusive and discordant.6.66 It is not possible to lay down specific rules in the form of a policy statement about whatsort of advertisements may receive consent. Individual circumstances will be the decidingfactor. However, the District Council has adopted a set of Advertisement Control Guidelineswhich it will seek to implement through development control and Listed Building Consentprocedures. These guidelines, which are intended as supplementary planning guidance, areavailable separately from the District Council. In respect of Conservation Areas and buildingsof architectural or historic interest, Policies CB4 and CB7 apply.6.67 Certain advertisements can ordinarily be displayed without the need for express consentbut which, in some circumstances, may prove harmful to amenity or public safety. The DistrictCouncil has powers to seek discontinuance of the display of certain advertisements not normallysubject to planning control. It will use these powers to seek discontinuance of display ofadvertisements where considered expedient to safeguard the amenity of a locality or to removea public danger.6.68 The District Council also has a duty to consider whether to seek designation of Areas ofSpecial Control for Advertisements (ASCAs) in the district. Such designation increases the levelof control which can be exercised over certain types of advertisements. The District Council willconsider designation of ASCAs in any part of the district where such special control isconsidered expedient in the interests of amenity.POLICY CB14ISLE OF THANET LOCAL PLANCONSERVATION AND BUILT ENVIRONMENTAPRIL 1998 PAGE 86

IN EXERCISING ITS PLANNING POWERS TO CONTROL DISPLAY OF ADVERTISEMENTS,THE DISTRICT COUNCIL WILL HAVE REGARD TO IMPACT ON AMENITY AND PUBLICSAFETYShopfronts6.69 Shopfronts are a dominant visual feature in shopping locations, and therefore significantlyaffect perceptions of their overall attractiveness as a place to shop and visit.6.70 The District Council intends to use its planning powers to safeguard well designed andtraditional existing shopfronts in sensitive locations, and to promote new shopfront design whichis appropriate to its location. The degree of sensitivity which needs to be exercised will dependupon the character of the location. However, there are general principles which are universallyapplicable in promoting an attractive and convenient shopping environment.6.71 The District Council has adopted supplementary guidance (Shopfront Design -availableseparately from the District Council) amplifying the design principles it will seek to promote.This is intended to act as a guide to shop owners and will be taken into account by the DistrictCouncil in exercising its development control powers.6.72 New or altered shopfronts may provide an opportunity to improve/provide suitable accessto the building for disabled people.6.73 The provisions of The Chronically Sick and Disabled Persons Act 1970 applies tobuildings/premises to which the public are to be admitted. This includes a requirement that anyperson providing such premises should make provision, where reasonable and practical, for themeans of access to meet the needs of disabled people. In this respect attention is drawn to theBritish Standards Institution Code of Practice For Access For The Disabled To Buildings(BS5810:1979) (See also Policy CB3).POLICY CB15IN CONSIDERING PLANNING APPLICATIONS FOR PROVISION OF NEW SHOPFRONTSOR ALTERATIONS TO AN EXISTING SHOPFRONT OR RELATED FEATURES, THEDISTRICT COUNCIL WILL BE GUIDED BY THE FOLLOWING CONSIDERATIONS:(1) THE SUITABILITY OF DESIGN AND MATERIALS IN RELATION TO THE BUILDING OFWHICH IT WILL FORM PART, ADJOINING BUILDINGS AND SHOPFRONTS AND THESTREET SCENE AND WIDER TOWNSCAPE; AND(2) THE DESIRABILITY AND SCOPE FOR PROVIDING/IMPROVING ACCESS FORTHE PHYSICALLY CHALLENGED.(See Policy CB3).Use Of Front Gardens for Vehicle Parking6.74 Increases in car ownership and intensification of use of buildings are two factors which canresult in the use of front garden areas for parking. This often gives rise to a run-down andsterile appearance resulting from partial demolition of walls, large expanses of bland hardsurface, removal of vegetation, and the presence of parked vehicles themselves.6.75 Where several front gardens in close proximity are so used, the character of a residentialstreet can be seriously transformed so as to present a run-down and even impoverishedISLE OF THANET LOCAL PLANCONSERVATION AND BUILT ENVIRONMENTAPRIL 1998 PAGE 87

appearance. This can have a negative effect on property values as well as environmentalquality.6.76 Guidance on softening the impact of front area parking (including use of planting andsurface materials) is contained in the Conversion to Flats Guidelines (supplementary guidanceavailable from the District Council).6.77 In instances where the District Council is able to exercise control in respect of front areaparking, Policy CB16 will apply.POLICY CB16IN CONSIDERING PROPOSALS FOR/INCLUDING PROVISION OF VEHICLE PARKINGSPACE IN FRONT GARDEN AREAS OF RESIDENTIAL BUILDINGS, THE DISTRICTCOUNCIL WILL REQUIRE TO BE SATISFIED THAT REASONABLE AND SATISFACTORYMEASURES WILL BE TAKEN TO MINIMISE THE VISUAL IMPACT OF SUCH PROVISION.Satellite Television Dish Antennae6.78 There are certain technical requirements regarding the siting and orientation of satelliteantennae (dishes). However, insensitive and prominent siting can result in the antenna actuallydominating the building and presenting an obtrusive appearance in the street scene. Suchimpact can be compounded so as to adversely transform and dominate the character of an areawhere a number of antennae are installed in close proximity. The degree of harm will dependupon the visual sensitivity of the area.6.79 With the exception of Listed Buildings (where control exists through the need for ListedBuilding Consent), the erection of a satellite antenna can in some instances be carried outwithout the need for planning consent. However, this is still conditional upon the antenna beingsited in a way which minimises its impact upon the external appearance of the building, andupon the antenna being removed when no longer needed. Most commonly, visual impact canbe minimised by siting behind the existing building where an antenna may be totally obscuredfrom general view. However, optimum siting will vary according to individual circumstances.6.80 Where the District Council thinks that a dish, for which planning consent is not needed,has been poorly sited, it may ask the owner to resite it at his own expense. If this is refused, theCouncil may actually request that a planning application be made or may serve an enforcementnotice requiring an alternative siting.6.81 The need for consent should always be ascertained with the District Council before anycommitment is made to rental, purchase or installation. It is also strongly advisable to discussselection of type of dish and its siting and appearance with the District Council, whether or notplanning and/or listed building consent is needed. The District Council also commends the(free) planning guide "A Householder's Planning Guide For The Installation Of SatelliteTelevision Dishes" (Department Of The Environment) to anyone contemplating installation ofa satellite dish.6.82 The District Council will use its planning powers to resist installations which would beharmful to visual amenity. In instances where consent is not necessary for erection of satelliteantennae, the District Council may consider the use of Article 4 Directions, where for examplethe presence or proliferation of antennae could threaten the character or appearance of aConservation Area.POLICY CB17ISLE OF THANET LOCAL PLANCONSERVATION AND BUILT ENVIRONMENTAPRIL 1998 PAGE 88

THE DISTRICT COUNCIL WILL USE ITS PLANNING POWERS TO RESIST THEINSTALLATION OF SATELLITE ANTENNAE AND SUPPORTING STRUCTURES WHERETHESE WOULD PRESENT AN INTRUSIVE OR DISCORDANT APPEARANCE IN THELOCALITY.ISLE OF THANET LOCAL PLANCONSERVATION AND BUILT ENVIRONMENTAPRIL 1998 PAGE 89

7. TRANSPORTATIONIntroductionThanet's peripheral location and peninsular geography have long been regarded as contributoryfactors to the area's persistently high levels of unemployment. The primary route network to theThanet towns was generally poor and investment in its improvement has until recently beennegligible.The first half of the Plan period will see the completion of a substantial and significantimprovement programme. Not only has accessibility from the west and the motorway networkbeen improved through the dualling of the A299 (Thanet Way) but this has also created thepotential to boost the image of the area in furtherance of economic revitalisation. It is alsointended to dual the A253 which serves Port Ramsgate, Kent International Airport and KentInternational Business Park. On completion the road will be renumbered A299. Road links tothe south and the Channel Tunnel are inadequate at present. However, the A256 is beingimproved between Dover and Eastry and improvements at Lord of the Manor junction with theA253 at Ramsgate have now been completed. A scheme to improve the A256 between Eastryand Thanet has been identified in the Structure Plan Third Review Identification Pool which islikely to start 2000/2001. Preliminary design work on this scheme has recently beencommenced.Within the Thanet towns and villages, the Local Plan's emphasis will be to improve the qualityof life for residents and visitors. This can be achieved by traffic management measures,resolving local difficulties, and by ensuring that new development makes proper provision forthe needs of road users and pedestrians. The Council will work in co-operation with all sectorsof the community that are working towards reductions in road traffic. Although Thanet has thepoorest car ownership rate in Kent (61.1% of households compared to the county average of73.3%), the planning system has a limited role in securing greater use of public transport.The District Council and Kent County Council are working together on the preparation of theThanet Urban Transport Strategy which covers a fifteen year period, developing upon thePolicies and Proposals in this Local Plan and then laying the foundations for transport well intothe next century. The prime objectives of this strategy are to facilitate economic regeneration;to enhance the environment; to improve road safety; to maintain accessibility for all sections ofthe community; and to use transport space efficiently.OBJECTIVES(1) TO SECURE THE PROVISION OF A SATISFACTORY TRANSPORTINFRASTRUCTURE TO MEET EXISTING AND FUTURE PATTERNS OFMOVEMENT;(2) TO ENSURE THAT NEW DEVELOPMENT IS ALLOWED ONLY WHEREADEQUATE INFRASTRUCTURE EXISTS OR IS PLANNED HAVING REGARDTO EXISTING OR POTENTIAL TRANSPORT NETWORKS;(3) TO INTRODUCE EFFECTIVE TRAFFIC MANAGEMENT AND OTHERMEASURES TO IMPROVE THE ENVIRONMENT;(4) TO ENSURE A HIGH STANDARD OF ROAD SAFETY AND REDUCEACCIDENTS; ANDISLE OF THANET LOCAL PLANTRANSPORTATIONAPRIL 1998 PAGE 90

(5) TO PROVIDE FOR THE SAFE AND CONVENIENT MOVEMENT OFPEDESTRIANS AND CYCLISTS.The Road Network7.1 Roads are classified according to their function. Outside the Thanet towns, transport linksare described as primary, secondary or local routes. Within the urban areas, roads are referredto as primary, secondary and local distributors. This classification is shown on the RoadHierarchy Map (Appendix C). In brief, primary distributors cater for long distance and crosstown traffic. Secondary distributors form the link between the primary road network andresidential, industrial and commercial areas. Local distributors cater for traffic withincommercial, industrial and residential areas.POLICY TR1THE DISTRICT COUNCIL WILL ADOPT THE ROAD HIERARCHY SHOWN ON THE ROADHIERARCHY MAP AND WILL REQUIRE TO BE SATISFIED THAT ALL PROPOSEDDEVELOPMENTS ARE ADEQUATELY SERVED BY A SUITABLE ROAD NETWORK.POLICY TR2THE DISTRICT COUNCIL IN CONJUNCTION WITH THE HIGHWAY AUTHORITY WILLINVESTIGATE WAYS IN WHICH THEPROPOSED ROAD HIERARCHY CAN BE STRENGTHENED AND TRAFFIC CHANNELLEDFROM UNSUITABLE ROUTES TO ACCEPTABLE ONES, BY ROAD IMPROVEMENTS,JUNCTION IMPROVEMENTS AND APPROPRIATE TRAFFIC MANAGEMENT SCHEMES.Development and Transportation7.2 Changes in land use usually affect travel patterns and flows. The highway authority, KentCounty Council, has, through the Structure Plan, set out policies which seek to safeguard thetransport system from adverse effects on road safety and interference to the free flow of trafficcaused by the development and use of land. These Policies, numbered T4 to T7, will bematerial considerations in the exercise of development control by the District Council.7.3 In brief, these Policies state that outside the urban area exceptional justification will beneeded to justify development which involves the construction of new accesses onto the interurbanprimary and secondary route network; the increased use of existing accesses on to thesame route network; or the generation of a significant volume of traffic, especially commercialvehicles, if the development is not well related to the primary and secondary route network.7.4 Some development proposals will only be allowed to proceed if improvements are carriedout to the local highways as part of the development. Where the need for such roadimprovements arises wholly or largely from the proposed development (which is acceptable inall other respects) the Council will ensure that the developer pays or contributes towards therequired improvement.ISLE OF THANET LOCAL PLANTRANSPORTATIONAPRIL 1998 PAGE 91

POLICY TR3THE DISTRICT AND COUNTY COUNCILS WILL ENSURE, BY MEANS OF A LEGALAGREEMENT, THAT PROPER PROVISION IS MADE FOR TRANSPORTINFRASTRUCTURE THAT IS NECESSARY AND RELEVANT TO THE DEVELOPMENT TOBE PERMITTED.Highway Improvements in the Plan Period7.5 There are three major highway improvements planned for the period to 2001. These arethe widening of the A253, the Ramsgate Harbour Approach Road, and the improvement of thejunction of the A256 and A254 at Pearce Signs. The latter proposals involve the demolition ofsome houses.7.6 The A253 is the main approach road to Ramsgate from the A299/A28 and the motorwaynetwork. The Monkton to Mount Pleasant section of the A253 is now complete. The sectionfrom Mount Pleasant to Lord of the Manor is single carriageway and has a poor alignment withbends and gradients not compatible with its national speed limit (60 mph). The dualling as partof the A299 Thanet Way extension has provided improved accessibility to the business park(B2048 and B2190), the airport and the port. The route for the Ramsgate Harbour ApproachRoad was granted in May 1995 and is shown on the Proposals Map. The CompulsoryPurchase Orders and Side Road Orders relative to that route have now been confirmed. Theselected route removes traffic from the town centre and built up areas and is considered tominimise the impact on the natural environment.7.7 After a period of operation of the Ramsgate Harbour Approach Road, and following a periodof assessment of the implications, the Council will consider the need for traffic managementmeasures in relation to any consequential/residual movements of heavy goods vehicles in theRamsgate Conservation Area. Reduction in the traffic using Military Road providesopportunities to enhance the tourist attractions of the Royal Harbour and introduceenvironmental improvements in conjunction with new development opportunities identified inthe Ramsgate Renaissance Study. Consideration of these development opportunities willinclude traffic management proposed for Military Road.7.8 Following public consultation on alternative route options from Mount Pleasant to Lord ofThe Manor junction (A253), an on-line improvement south of the runway has been chosen. Thisroute goes north of Cliffsend to link with the Lord of the Manor junction.7.9 There is a need for an improvement to Haine Road (A256). However, since the approvedscheme was agreed by the County Council as highway authority, the complex of farm buildingsat Rose Farm has been added to the statutory list of buildings of architectural or historic interest.Due to this and other circumstances, the Highway Authority have made sight line improvementsto Haine Road and the original scheme is no longer featured on their programme of works.However, the Plan allocates land lying on the east side of Haine Road (Rose Farm) for businesspurposes (see Proposal BC1 and Para 2.26-2.28) and it is envisaged that this development willinclude an alternative route to Haine Road.7.10 The District Council is continuing to press for the proposed A256 improvement betweenthe Lord of the Manor junction and the Eastry Bypass. The Council considers that the upgradingof this section of the A256 is integral to its Economic Development Strategy, particularly in thelight of Assisted Area Status and European Structural Funding.PROPOSAL TR4ISLE OF THANET LOCAL PLANTRANSPORTATIONAPRIL 1998 PAGE 92

DURING THE PLAN PERIOD TO 2001 THE DISTRICT COUNCIL WILL SEEK THEIMPLEMENTATION OF THE FOLLOWING HIGHWAY IMPROVEMENTS AND WILL, WHEREAPPROPRIATE, SAFEGUARD ANY LAND REQUIRED FOR THEIR CONSTRUCTION. EACHIMPROVEMENT SHALL BE SENSITIVELY DESIGNED AND LANDSCAPED SO AS TOMINIMISE ENVIRONMENTAL IMPACT.IN THE CASE OF THE RAMSGATE HARBOUR APPROACH ROAD, MEASURES WILL BETAKEN TO ENSURE SAFE PEDESTRIAN ACCESS TO THE BEACH AT WESTERNUNDERCLIFF.(1) WIDENING OF A253 - MOUNT PLEASANT TO LORD OF THE MANOR, RAMSGATE;(2) IMPROVEMENT OF JUNCTION OF A256/A254 AT PEARCE SIGNS, WESTWOOD;(3) RAMSGATE HARBOUR APPROACH ROAD (RAMSGATE HARBOUR ACCESS ROAD).The A28 Corridor7.11 The A28 runs from Thanet, through Canterbury and then on to Ashford. Numerous roadimprovements to the road are proposed in the Kent Structure Plan Third Review and these aregenerally supported by the District Council. However, it believes that such improvements to theroad should be made selectively rather than on a wholesale basis. In particular the sectionbetween Sarre and Upstreet (known as Sarre Wall) is important in reinforcing the perception ofThanet as an island. It follows an historic route, pleasantly lined by mature trees, without theintrusion of modern street-lighting, crash barriers, and so on.7.12 The Council would therefore support a study of the A28 Corridor which would enhanceboth the rail and road links.Traffic Management7.13 In urban centres and in certain locations where the volume of traffic causes environmentalproblems, traffic management measures, including traffic calming, can reduce traffic speed,discourage through-traffic and achieve an overall improvement to the local environment.Schemes have now been completed in the villages of Sarre, St Peters, Manston, with anotherproposed at Minster.POLICY TR5THE DISTRICT COUNCIL WILL SEEK THE IMPLEMENTATION OF TRAFFICMANAGEMENT MEASURES, AS APPROPRIATE, TO REALISE THE BEST USE OF THEHIGHWAY NETWORK IN TERMS OF SAFETY, TRAFFIC CAPACITY ANDENVIRONMENTAL CONDITIONS.POLICY TR6THE DISTRICT COUNCIL WILL SEEK THE IMPLEMENTATION OF TRAFFIC REGULATIONORDERS TO PROHIBIT OR RESTRICT THE USE OF HEAVY COMMERCIAL VEHICLES INSENSITIVE ENVIRONMENTAL AREAS, OR ON SUCH ROADS WHERE IT IS CONSIDEREDISLE OF THANET LOCAL PLANTRANSPORTATIONAPRIL 1998 PAGE 93

EXPEDIENT IN ORDER TO PRESERVE OR IMPROVE LOCAL AMENITIES.Roadside Services7.14 The Structure Plan, through Policy T6, seeks to ensure that facilities are provided to meetthe demands of all road users on primary routes and motorways providing there is no overridingconflict with conservation policies and subject to design and access considerations. TheCouncil endorses this general approach but considers that this Local Plan is the appropriateplace to provide more detailed guidance having regard to the nature of the area.7.15 Thanet is one of the smaller districts in Kent in terms of area. The distances by roadbetween the edges of the Thanet towns and the District's boundary with Canterbury are short.From the western edge of Margate (Birchington) the distance is 4.1 miles; from the edge ofRamsgate (Nethercourt) it is 8.2 miles to the boundary along the A299. There are petrolstations along both routes. The nearby Thanet towns provide the full range of services for roadusers.7.16 There has been pressure to establish a comprehensive roadside service area in Thanet.Local authorities are required to take into account, developers assessment of demand. Thispressure is continuing and brings with it the risk that a proposal may be successful at appealon a site which may be in a particularly sensitive location. For this reason the District Councilis working with other Districts in East Kent and Kent County Council in formulating a RoadsideServices Strategy.7.17 However, the District Council accepts justification for a facility with accommodation forlorries along the A253 to serve the port, airport and business park. It is appreciated that theprovision of such a facility would not be financially viable without those other elements normallyfound in comprehensive roadside service areas. In order to minimise the impact of anydevelopment, and avoid serious conflict with planning policy, the council will refuse anyproposals at or near the improved Lord of the Manor junction (A253/A256). In addition, theexisting petrol filling station at Mount Pleasant, Minster, could not be satisfactorily expanded.7.18 The Council has identified a site on the south-east side of the A253 at Mount Pleasant forthe development of a range of facilities for motorists and lorry drivers. The site can serve trafficin both directions along the A253. Access will be from Tothill Street. Although the site is inopen countryside it will be seen to some extent from the west against the Laundry Roaddevelopment, while from the east it will be seen against other development at the roundabout.Special attention to landscaping will be needed to minimise the impact of the development.PROPOSAL TR7LAND IS SHOWN ON THE PROPOSALS MAP ON THE SOUTH SIDE OF THE A253 ATMINSTER FOR THE DEVELOPMENT OF A COMPREHENSIVE RANGE OF ROADSIDEFACILITIES FOR MOTORISTS.User Note:The land the subject of Policy TR7 is featured on both the main Proposals Map and the MinsterVillage Inset Map.Parking7.19 The requirement for parking arises from three sources: demands from new development,ISLE OF THANET LOCAL PLANTRANSPORTATIONAPRIL 1998 PAGE 94

increases in car ownership levels and population growth and the replacement of parking spacelost to development. Parking is a particular issue in a number of locations on the edge ofcentres and in such areas the Council will examine and promote new initiatives, such as theprovision of "resident priority parking schemes". Most new developments will result in the needfor car parking. Kent County Council's Vehicle Parking Standards which are current will beapplied in assessing requirements.POLICY TR8PROPOSALS FOR DEVELOPMENT WILL BE REQUIRED TO MAKE SATISFACTORYPROVISION FOR THE PARKING OF VEHICLES AND, WHERE APPROPRIATE, ACCESSBY SERVICE VEHICLES IN ACCORDANCE WITH KENT COUNTY COUNCIL'S VEHICLEPARKING STANDARDS.EXCEPTIONS MAY BE MADE IN CONSERVATION AREAS WHERE THE APPLICATION OFTHE FULL STANDARD WOULD BE DETRIMENTAL TO THE CHARACTER OF THECONSERVATION AREA OR HAVE AN ADVERSE EFFECT ON THE SETTING OF A LISTEDBUILDING OR ANCIENT MONUMENT.Car Parking in Town Centres7.20 The attractiveness of town centres for business, shoppers, residents and tourists dependsamongst other things on an adequate level of car parking and effective enforcement of trafficregulations to prevent illegal parking on the highway and on public footpaths and grass verges.7.21 The Transportation Study (1982) indicated that the usage of off-street car parking inRamsgate and Margate town centres was 60%. In Broadstairs it reached 80%. Parkingsurveys in 1992 indicated that usage in Ramsgate and Margate had remained more or less thesame as in 1982 while in Broadstairs it has increased.7.22 At times, particularly in summer, some surface car parks in Ramsgate are at capacityalthough the multi-storey usually has space. In Broadstairs, usage has increased to 86% andin the tourist season car parks close to the shopping area and beach are full. The DistrictCouncil will need to examine ways in which off-street car parking in Broadstairs town centre canbe increased or more effectively used.7.23 In Ramsgate, the Staffordshire Street car park could increase capacity by the addition ofa single deck. Finance for this will need to be investigated. Pricing policy also may need toreflect a greater need to satisfy short-term demand, with long-term parking possibly relocatedon Cannon Road car park.7.24 There is adequate capacity in Margate to meet current demand and any additionaldemand arising from physical improvement measures which may result in the loss of on-streetspaces.7.25 The overall attitude towards parking in these town centres, therefore, must be one ofmaintaining the existing level of provision at the least and, where possible, increasing supplyin Broadstairs and Ramsgate. An exception may be warranted in Margate town centre if carparking spaces are lost as a direct result of physical improvement measures.ISLE OF THANET LOCAL PLANTRANSPORTATIONAPRIL 1998 PAGE 95

POLICY TR9IN TOWN CENTRES AND IN THE CLIFTONVILLE SHOPPING AREA THE EXISTING LEVELOF OFF STREET PUBLIC CAR PARKING WILL BE RETAINED. DEVELOPMENT WILLNORMALLY BE REFUSED WHERE THIS RESULTS IN THE LOSS OF PUBLICLYAVAILABLE OFF STREET CAR PARKING IN THESE CENTRES UNLESS:(1) A PROPOSAL MAKES SATISFACTORY REPLACEMENT AS PART OF THEDEVELOPMENT OR ON A SUITABLE SITE; OR(2) IN MARGATE TOWN CENTRE, THE LOSS OF PARKING SPACE IS A DIRECT RESULTOF PHYSICAL IMPROVEMENT MEASURES.Coach Parking7.26 The tourist trade in Thanet depends to a large extent on coach business. Secure sites topark coaches are, therefore, required. Zion Place in Margate, Vere Road in Broadstairs andCannon Road in Ramsgate are currently used for such purposes. Zion Place will be unavailablefor coach parking if the hotel and retail development commences (Policy BC16). The site of theformer Bungalow Cafe and Aquarium, Cliftonville, and half the adjoining car park are proposedfor development. This leaves only the residue of this car park available for coaches in thelonger term. A further possibility is the Rendezvous car park although this would be requiredin connection with the Margate Harbour marina development if it proceeded.POLICY TR10THE DISTRICT COUNCIL WILL RETAIN SITES SPECIFICALLY FOR COACH PARKING TOSERVE THE TOURIST TRADE AT THE FOLLOWING LOCATIONS:(1) VERE ROAD, BROADSTAIRS;(2) CANNON ROAD, RAMSGATE; AND(3) RENDEZVOUS CAR PARK, MARGATE.Public Transport7.27 Public Transport has a major part to play in the realisation of a Sustainable lifestyle andthis has been confirmed in recent Government Guidance, PPG13; Transport, which suggeststhat public transport has a major part to play in reducing car usage and thus pollution. Thanetalso has the lowest car ownership in Kent which means that public transportation is vital forpersonal mobility. A good public transport network is therefore important so that both theseissues are addressed.7.28 The District Council has no direct control over the provision of bus and rail services.However in its planning and other functions the Council will support the continuation andimprovement of an effective public transport service for both bus and rail as well as theimprovement of the railway network. The District Council will work in co-operation with allsections of the community that are actively working to achieve this aim. In preparing trafficmanagement schemes, the Council will give sympathetic consideration to the needs of busesincluding the provision of bus priority measures, where appropriate.7.29 In addition the District Council will, where possible, press for new developments to takeinto account the needs of public transport. This could include various measures such asdesigning in waiting areas or the provision of sign posting and bus shelters.ISLE OF THANET LOCAL PLANTRANSPORTATIONAPRIL 1998 PAGE 96

POLICY TR11ANY NEW DEVELOPMENT SHOULD TAKE INTO ACCOUNT THE NEEDS OF PUBLICTRANSPORT, AND WHERE OPPORTUNITIES ARISE, IMPROVED FACILITIES FORWAITING PASSENGERS WILL BE SOUGHT.Cycling7.30 Thanet's topography is conducive to cycling which is an efficient pollution free and cheapmeans of transport. Safety, is however, a problem. Thanet suffers from a high number ofaccidents involving cyclists. Better and safer facilities for cyclists will encourage more cyclingwhich will contribute towards reducing the use of cars and the incidence of congestion. TheCouncil, have published a cycle strategy and in conjunction with the County Council, willinvestigate opportunities for the provision of cycle routes. The Council will also provideconvenient cycle parking areas in town centres.7.31 The District Council is committed to improving cycle networks in the area and aprogramme of improvements are under way.POLICY TR12THE NEEDS OF CYCLISTS WILL BE ADDRESSED IN ALL ASPECTS OF THE PLAN,WHERE POSSIBLE, BY;(1) SEEKING TO PROVIDE A SAFE AND EFFECTIVE NETWORK OF CYCLE ROUTESUSING EXISTING ROUTES AND WHERE APPROPRIATE EXTENSIONS TO THE PRIMARYROUTE NETWORK;(2) SEEKING TO INCORPORATE FACILITIES FOR CYCLISTS INTO THE DESIGN OF NEWAND IMPROVED ROADS, JUNCTION IMPROVEMENTS AND TRAFFIC MANAGEMENTPROPOSALS WHERE POSSIBLE; AND(3) INVESTIGATING THE POSSIBILITY OF LINKING EXISTING CYCLE ROUTES.Footpaths7.32 The Plan area contains a reasonable network of statutory public footpaths. Policy SP15(see the Sport and Recreation Chapter) seeks to safeguard statutory rights of way and promotetheir usage.Special Groups7.33 In the design of new development and road infrastructure, the needs of several groupsmust be taken into account.POLICY TR13THE DISTRICT AND COUNTY COUNCILS WILL TAKE INTO ACCOUNT THE NEEDS OFPEDESTRIANS, PEOPLE WITH DISABILITIES, THE ELDERLY AND PEOPLE WITH YOUNGISLE OF THANET LOCAL PLANTRANSPORTATIONAPRIL 1998 PAGE 97

CHILDREN IN THE DESIGN OF NEW DEVELOPMENT, NEW ROADS AND JUNCTIONS,ROAD IMPROVEMENTS AND TRAFFIC MANAGEMENT SCHEMES.Telecommunications7.34 The District Council recognises that the development of telecommunications is essentialto quality of life, to the economy at all levels, can facilitate local economic growth, and safeguardthe environment through reducing the need to travel. The District Council will seek toaccommodate development required to facilitate the growth of telecommunications and theevolving requirements and growth of telecommunications operators. In recognising the widerbenefits of telecommunication facilities the District Council remains committed to safeguardingThanet's environmental quality. Location of telecommunication facilities may be constrained bytechnical considerations, and the District Council will seek to accommodate such developmentsin a way which minimises environmental impact.7.35 The County Council as county planning authority proposes to develop a strategy fordevelopment of telecommunication facilities of national, regional and county-wide importance.This will enable the local plan to consider the optimum siting for any such facilities which mayrequire to be located in the District. In the absence of any known locational requirements, thefollowing policy sets out the general considerations which will be applied to telecommunicationsdevelopment.POLICY TR14IN EXERCISING ITS PLANNING POWERS, THE DISTRICT COUNCIL WILL SEEK TOACCOMMODATE THE DEVELOPMENT NEEDS OF TELECOMMUNICATIONS OPERATORSWHILE SAFEGUARDING ENVIRONMENTAL QUALITY IN THE DISTRICT.IN CONSIDERING PARTICULAR PROPOSALS, THE DISTRICT COUNCIL WILL REQUIRETO BE SATISFIED THAT VISUAL IMPACT HAS BEEN MINIMISED THROUGH CAREFULSITING, DESIGN, AND, WHERE APPROPRIATE, LANDSCAPING.7.36 Occupiers of new housing, offices and other development will require to be connectedto telecommunications networks. The impact of associated cables etc can be effectivelyreduced if adequate underground ducting etc can be designed in, at the outset. The DistrictCouncil will expect developers to consider the telecommunications needs of the futureoccupiers in designing new development. A specific policy relating to satellite television dishantennae is set out in Chapter 6.ISLE OF THANET LOCAL PLANTRANSPORTATIONAPRIL 1998 PAGE 98

8. SPORT AND RECREATIONIntroductionThere is a growing awareness of the contribution that sport and recreation can make toenhancing the quality of life. In recent years this awareness has been heightened by theimportance attached to sport and recreation for health and well-being, in mitigating socialproblems.Government advice in Planning Policy Guidance Note 17 (PPG17) encourages the provisionof a wider range of opportunities for such activities for both spectators and participants over theentire age spectrum. The importance of proper provision is also stressed in more local reportsand plans [1]. Many facilities are provided by the private sector, but local authorities havetraditionally been major providers and operators of sports facilities. It is forecast that demandfor these services will continue to grow [2].Some sports and recreational activities require extensive areas of land to meet their needs.Such land, especially in urban areas, is particularly at risk from development pressures. Theland use-based planning system therefore has a crucial role to play in securing the followingobjectives.OBJECTIVES(1)TO ENCOURAGE THE PROVISION OF ADEQUATE FACILITIES FOR SPORTAND RECREATION TO SERVE THE NEEDS OF RESIDENTS AND VISITORS,INCLUDING THE DEVELOPMENT OF A CENTRE OF EXCELLENCE ATJACKEY BAKERS SPORTS GROUND;(2)TO SAFEGUARD PUBLIC AND PRIVATE OPEN SPACE AND OTHER LAND OFRECREATIONAL, CONSERVATION, WILDLIFE, AMENITY OR HISTORICALVALUE;(3)TO SECURE THE PROPER AND TIMELY PROVISION OF OPEN SPACETO SERVE THE NEEDS GENERATED BY NEW DEVELOPMENT SUCHTHAT THERE IS NO PUBLIC EXPENSE;(4)TO IDENTIFY EXISTING DEFICIENCIES IN PROVISION ANDOPPORTUNITIES FOR NEW OPEN SPACE; AND(5)TO ESTABLISH A POLICY FRAMEWORK FOR RESOLVING CONFLICTBETWEEN RECREATIONAL USES.Scope Of Chapter8.1 The Chapter is divided into six parts. After setting out some general policies, the Chapteraddresses sport and recreation issues in different areas of Thanet. These areas comprise thetowns, the urban fringe, rural settlements and the open countryside.8.2 In particular, the Local Plan seeks to retain open space, to promote Jackey BakersRecreation Ground as the prime sports venue for Thanet, and to encourage open recreationalISLE OF THANET LOCAL PLANSPORT AND RECREATIONAPRIL 1998 PAGE 99

uses in the Green Wedges which separate the Thanet towns.8.3 Where sport projects are proposed the District Council will normally seek consultation withthe community at the earliest opportunity.GENERAL POLICIESSafeguarding Existing Open Space8.4 As well as ensuring that proper provision is made for new recreational space to meetgrowing needs, it is equally important to safeguard existing areas of public [3] and private openspace. Such areas are particularly vulnerable to development pressures, especially in closelykniturban areas. Once such areas are lost to development it is very difficult to providesatisfactory replacements within the immediate vicinity.8.5 Open land comprises public and private open space, and other open land (not now usedfor recreation but which has amenity value). Such open spaces provide for a wide variety ofactivities from organised sport to simple relaxation and opportunities for walking.8.6 This decade is likely to see a continuation of the trend towards greater participation inleisure pursuits which began in the 1980s. Participation in individual sports increased from 20%in 1985/86 to 25% in 1990/91 (Henley Centre, 1992 [2]).8.7 Even when there are no rights of public access, open spaces can contribute significantlyto the local quality of life. This includes open agricultural land, particularly where it penetratesinto the urban areas. In Thanet, some of these areas also provide much-needed wildlifehabitats.8.8 The District Council recognises that development pressures may arise in respect of openspaces within its urban areas, the green wedges which relieve the monotony of an otherwisecontinuously built-up area, and Thanet's high quality farmland. The Council's policy is to resistsuch pressure.Public Open SpacePOLICY SP1PUBLIC OPEN SPACE WILL BE PROTECTED FROM DEVELOPMENT.IN EXCEPTIONAL CIRCUMSTANCES, THE TEMPORARY OR PERMANENT LOSS OFPUBLIC OPEN SPACE MAY BE ACCEPTABLE WHERE:(1) THE PROPOSED USE IS OF A SEASONAL OR TEMPORARY NATURE WHICHCANNOT BE ACCOMMODATED ELSEWHERE WITHOUT CONFLICT WITHCONSERVATION OR OTHER LOCAL PLAN POLICIES AND THE PROPOSED USE OFTHE SITE IS ACCEPTABLE IN TERMS OF ITS RELATIONSHIP WITH NEIGHBOURINGLAND USES AND BUILDINGS, AND HIGHWAY ARRANGEMENTS ARESATISFACTORY; OR(2) THE DEVELOPMENT PROPOSED IS REQUIRED IN CONNECTION WITH OUTDOORRECREATIONAL OR SPORTING ACTIVITIES WHICH REQUIRE CLOSE PROXIMITYTO THE SEA OR BEACH AND WHICH ARE THEMSELVES ACCEPTABLE IN TERMSOF PLANNING POLICY FOR THE COAST. ANY BUILT FACILITIES SHOULD BEISLE OF THANET LOCAL PLANSPORT AND RECREATIONAPRIL 1998 PAGE 100

SMALL IN SCALE, AND SITED AND DESIGNED SO AS TO MINIMISE LOCAL IMPACT;OR(3) EXISTING PUBLIC SPORTS AND RECREATIONAL FACILITIES CAN BE IMPROVEDBY THE DEVELOPMENT FOR OTHER USES OF A SMALL PART OF AN AREA OFPUBLIC OPEN SPACE, PROVIDED THAT THE PROPOSED DEVELOPMENT DOES NOTCONFLICT WITH OTHER LOCAL PLAN POLICIES; OR(4) AN ALTERNATIVE OPEN SPACE IS PROVIDED WHICH HAS AT LEAST EQUALRECREATIONAL, COMMUNITY AND AMENITY VALUE.LOSS OF RECREATIONAL SPACE FOR DEVELOPMENT PURPOSES WILL NOT BEPERMITTED UNLESS PROVISION IS MADE FOR REPLACEMENT PUBLIC OPEN SPACEIN ACCORDANCE WITH (4) ABOVE.Private Open Space8.9 It is important that private open space is not lost to built uses without good cause. This isparticularly true where such green space serves a strategic role as part of the area's GreenWedges, provides active recreational space or makes a significant contribution to the amenityor character of the area because it is undeveloped.POLICY SP2UNLESS ADEQUATE REPLACEMENT PROVISION IS MADE IN SUITABLE LOCATIONSTHE LOSS OF PRIVATE OPEN SPACE AND GAPS IN THE SETTLEMENT PATTERN WILLGENERALLY BE RESISTED WHERE:(1) IT PROVIDES ACTIVE RECREATION OPPORTUNITIES, THE LOSS OF WHICH WOULDPUT ADDITIONAL PRESSURE ON REMAINING RECREATIONAL AREAS; OR(2) A DEFICIENCY EXISTS IN THE TYPE OF RECREATION FACILITY PROVIDED BY THESITE; OR(3) THE OPEN SPACE OR GAP IN THE SETTLEMENT PATTERN HAS INTRINSICALLYBENEFICIAL QUALITIES AND MAKES A CONTRIBUTION TO THE CHARACTER OFTHE AREA EITHER IN ITSELF OR BY VIRTUE OF THE LONGER DISTANCE VIEWS ITAFFORDS.School Playing Fields8.10 The following Policy addresses planning proposals for the development of school playingfields which are in County Council ownership, private ownership and in the ownership, ormanagement of, schools no longer under the control of the local education authority.POLICY SP3IN CONSIDERING DEVELOPMENT PROPOSALS WHICH WOULD RESULT IN THE LOSS,EITHER IN WHOLE OR IN PART, OF SCHOOL PLAYING FIELDS, THE DESIRABILITY OFMAINTAINING THE EXISTING PLAYING FIELD USE WILL BE A MATERIALCONSIDERATION. THE FACTORS TO BE TAKEN INTO ACCOUNT IN COMING TO A VIEWON THIS ISSUE WILL INCLUDE:ISLE OF THANET LOCAL PLANSPORT AND RECREATIONAPRIL 1998 PAGE 101

(1) THE ADEQUACY OF PLAYING FIELD PROVISION IN THE AREA IN THE LONGERTERM FOR EITHER SCHOOL OR COMMUNITY USE;(2) THE LOCATION OF THE PLAYING FIELDS WHICH IT IS PROPOSED TO DEVELOPAND THE ROLE(S) WHICH THE OPEN SPACE PERFORMS;(3) THE IMPACT OF THE LOSS OF SCHOOL PLAYING FIELDS AND THEIRREPLACEMENT BY BUILT DEVELOPMENT ON THE CHARACTER AND AMENITY OFTHE AREA; AND(4) THE POTENTIAL FOR DUAL USE OF ANY PART OF THE SCHOOL PLAYING FIELDSWHICH MAY REMAIN AFTER THE DEVELOPMENT.(5) WHETHER THE SPORTS AND RECREATIONAL FACILITIES CAN BEST BE RETAINEDAND ENHANCED THROUGH THE REDEVELOPMENT OF A SMALL PART OF THESITE.Maximising Use of Facilities8.11 Few sports or recreational activities are subjected to maximum use compatible with theirnature. The under-use of facilities wastes resources whereas fuller use can reduce the amountof land and buildings required to meet needs. The District Council wishes to encourage the jointuse of facilities. The following policy addresses all sports facilities, including private clubs andschools, for use by the community.POLICY SP4PROPOSALS FOR THE MULTIPLE USE OF EXISTING FACILITIES AND NEWDEVELOPMENT WHICH WILL CREATE OPPORTUNITIES FOR RECREATIONAL USE BYTHE PUBLIC ADDITIONAL TO THE EXISTING USE OF THE FACILITIES WILL NORMALLYBE PERMITTED.Allotment Gardens8.12 Allotment gardening provides both leisure and social activities, and a source of fresh foodproduction. The District Council is responsible for the management of the majority of allotments.Demand for allotments rises and falls, and is monitored by the District Council. The Councilhas taken steps to improve existing sites through the provision of additional water supplies andfencing to prevent vandalism.8.13 Some allowance for fluctuations in demand needs to be made. Clearly, once a site isdeveloped, it is extremely difficult to find a replacement site to serve local needs. Only in casesof a substantial and persistent decline in demand for plots would the Council investigatealternative uses for surplus allotments, such as recreational uses and open space.POLICY SP5THE DEVELOPMENT OF STATUTORY ALLOTMENTS WILL NOT NORMALLY BEPERMITTED. IN CONSIDERING DEVELOPMENT PROPOSALS, THE FOLLOWINGCONSIDERATIONS WILL BE TAKEN INTO ACCOUNT:(1) THE NATURE OF THE PROPOSED USE, ITS LIKELY IMPACT ON THE AREA, AND THEISLE OF THANET LOCAL PLANSPORT AND RECREATIONAPRIL 1998 PAGE 102

AVAILABILITY OF ALTERNATIVE SITES;(2) THE DEMAND FOR ALLOTMENTS ON THE PARTICULAR SITE OVER THE PREVIOUSFIVE YEARS; AND(3) WHETHER THE ALLOTMENT GARDENS AS OPEN LAND SERVE OTHER PLANNINGPURPOSES IN THE AREA.WHERE DEVELOPMENT DOES TAKE PLACE AND WHICH RESULTS IN THE LOSS OFSTATUTORY ALLOTMENTS, NON-STATUTORY ALLOTMENTS WILL, WHERE FEASIBLE,BE UPGRADED TO STATUTORY ALLOTMENTS.Recreation Provision in New Housing Development8.14 Housing development gives rise to new recreation and leisure needs. It is right and properthat as a general rule such needs are met within and as part of the development itself and atno cost to the public purse. The Local Plan approach in dealing with housing-related recreationis set out in the Housing Chapter, where Policies H20 and H21 are relevant.THANET'S URBAN AREAS8.15 Although increasing mobility produced by widespread car ownership permits andencourages people to travel much further afield for their recreation, demand for facilities shouldas far as possible be met within Thanet, particularly in its urban areas which containapproximately 95% of the district population.Adequacy of Existing Provision8.16 The amount of land thought to be necessary for open space purposes is 6 acres perthousand population, a standard first proposed by the National Playing Fields Association in1925. The population profile of an area is clearly a vital component of any calculation ofdemand for open space.8.17 In addition, there have been changes in the type and popularity of sporting activities sincethe standards were devised, and in the provision of all-year-round indoor sports facilities whichfurther complicate matters.8.18 Nevertheless, some general comments can be made about sports facilities in Thanet.Sports provision in Thanet's schools does not generally compare well with other areas. Mostprimary schools have a small gymnasium/hall with limited equipment. Most of the statesecondary schools have indoor facilities in the form of old-fashioned gymnasiums and schoolhalls. Only the Ramsgate School has a large and well-equipped sports hall. Outdoor facilitiesare better, but some schools; for example, Clarendon House Grammar School; have little onsiteprovision, and pupils are forced to travel.8.19 Outdoor pitches for public use are in great demand. The loss of formal active open spaceis to be resisted through Policy SP1.8.20 Mixed usage of grass pitches is not possible in some cases, for example, cricket andfootball. The condition of such pitches declines with over-use, particularly in bad weather.Standards in most sports would increase with better provision. The Regional Sports Councilhas highlighted the need for a multi-use pitch in Thanet, and in Ramsgate particularly, for a newindoor sports facility.ISLE OF THANET LOCAL PLANSPORT AND RECREATIONAPRIL 1998 PAGE 103

8.21 A high proportion of Thanet's residents are elderly and/or suffer illness limiting mobility.The District Council is keen to ensure that recreational facilities are accessible and suitable foruse by as wide a section of the population as possible.Provision of New Facilities - General PolicyPOLICY SP6PROPOSALS FOR THE PROVISION OF NEW RECREATION AND SPORTS FACILITIESINCLUDING THOSE PROVIDED BY CLUBS OR SCHOOLS, PARTICULARLY WHERETHESE PROPOSALS ARE AVAILABLE TO THE PUBLIC (INCLUDING PEOPLE WITHLIMITED ENERGY/MOVEMENT), AND WHICH REMEDY IDENTIFIED DEFICIENCIES INEXISTING FACILITIES WILL BE PERMITTED SUBJECT TO:(1) THE LOCATION OF THE PROPOSAL IS WITHIN OR ADJOINING THE URBAN AREAS;(2) THE INTENDED USE IS COMPATIBLE WITH SURROUNDING LAND USES AND WITHCURRENT PLANNING POLICY;(3) THE FACILITIES ARE WELL RELATED TO THE MAJOR TRANSPORTATIONNETWORK, AND THAT THE USE IS IN CLOSE PROXIMITY TO PUBLIC TRANSPORT;(4) ANY BUILT DEVELOPMENT IS GENUINELY ANCILLARY TO THE OUTDOOR USE,AND THE SCALE, DESIGN, SITING AND MATERIALS ARE SYMPATHETIC TO THECHARACTER OF THE AREA; AND(5) SATISFACTORY ARRANGEMENTS ARE MADE FOR VEHICULAR ACCESS ANDPARKING, AND ACCESS BY PEDESTRIANS AND THE DISABLED.Jackey Bakers Sports Ground8.22 The District Council considers that it is in the interests of sport in the district to promotea central site for sport and recreation purposes, which would permit the concentration ofresources on one site, and the development of a sporting "centre of excellence".8.23 The Jackey Bakers Sports Ground provides the best opportunity to both enhance existingfacilities, and in the longer term, to increase the level of facilities for which there is adjoiningundeveloped land as identified on the proposals map. The following Policy will therefore apply.POLICY SP7(A) JACKEY BAKERS SPORTS GROUND WILL BE PROMOTED AS THE LONG-TERMPRIMARY SPORTS VENUE FOR THANET.(B) ADDITIONAL LAND HAS BEEN IDENTIFIED TO THE NORTH OF THE EXISTING SITEFOR SPORT AND RECREATION PURPOSES.Site for Indoor Sports Facility8.24 Indoor sports facilities are valued additions to the more traditional forms of sport andISLE OF THANET LOCAL PLANSPORT AND RECREATIONAPRIL 1998 PAGE 104

ecreation provision. They provide all-day, all-weather and all-year-round facilities.8.25 A site is shown in the Local Plan for such a venue on the edge of Ramsgate central area,on part of the land at the former Thanet Technical College off the High Street. As well asmeeting public needs, this new provision will also have the potential to mitigate the serioussports deficiencies existing in some secondary schools in Ramsgate, and help to reverse theconcern that sport in schools could be in decline.POLICY SP8LAND AT THE FORMER TECHNICAL COLLEGE SITE IN HIGH STREET, RAMSGATE, WILLBE RESERVED AND SAFEGUARDED FROM DEVELOPMENT, FOR THE PROVISION OFAN INDOOR SPORTS FACILITY TO SERVE THE GENERAL PUBLIC.THE URBAN FRINGE (INCLUDING GREEN WEDGES)8.26 Local Planning Authorities are urged to consider the scope for encouraging recreationalfacilities and increased public access to open land at the urban fringe. Thanet's openagricultural landscape directly abuts dense housing areas.8.27 The Kent Countryside Strategy (KCC, 1990) indicates that priority should be given to treeplanting on the urban fringes of Thanet, inter alia, to provide for informal recreation.8.28 Care will need to be exercised in identifying suitable areas for recreational uses to avoidlocations where retention of the open landscape is important and agricultural considerations lessstrong.8.29 The Urban Fringe Strategy referred to in the Countryside & Landscape Chapter(Paragraph 9.75) will address a number of issues, including the opportunity to provide new sportand recreation facilities in suitable areas.POLICY SP9ON SITES ABUTTING THE EDGE OF THE BUILT-UP AREAS OF THE THANET TOWNS,APPROVAL WILL BE GIVEN TO THE ESTABLISHMENT OF OPEN RECREATIONAL USESWHICH IMPROVE THE OPPORTUNITY FOR PUBLIC LEISURE AND ACCESS TO THECOUNTRYSIDE, PROVIDED THAT THE USE AND SITE PROPOSED ARE ACCEPTABLEIN TERMS OF THE FOLLOWING CONSIDERATIONS:(1) IMPACT ON THE CHARACTER OF THE LANDSCAPE;(2) THE AGRICULTURAL QUALITY OF THE LAND AND WHETHER THERE IS A SUITABLEALTERNATIVE SITE ON LOWER QUALITY LAND;(3) THE FUTURE OPERATIONS AND VIABILITY OF FARMING OPERATIONS;(4) THE EFFECT ON NEIGHBOURING USES;(5) ARCHAEOLOGICAL, NATURE CONSERVATION AND ECOLOGICAL INTERESTS;(6) TRAFFIC GENERATION AND THE CAPACITY OF THE LOCAL ROAD NETWORK; AND(7) THE SCALE, SITING, DESIGN AND LOCATION OF ANY BUILT DEVELOPMENT, WHICHISLE OF THANET LOCAL PLANSPORT AND RECREATIONAPRIL 1998 PAGE 105

MUST BE ANCILLARY TO THE DOMINANT OPEN USE AND ACCEPTABLE INRESPECT OF (1) ABOVE.New Community Woodlands8.30 There is a major deficiency of woodlands which permit informal recreation in the district.With the exception of Quex Park, which is privately owned but partially open to the public atcertain times of the year, no publicly-accessible woodlands exist in the district. In response tothis deficiency and the priorities expressed in the Kent Countryside Strategy, the District Councilis involved in the establishment of two new community woodlands.8.31 These will assist in the enhancement of the urban fringe landscape, provide informalrecreation facilities for the public, and help create new wildlife habitats to replace those lost toagriculture and other development over the years. These community woodlands could also beused for woodland burial schemes.8.32 The first, and larger, community woodland is to be located on Council-owned land atTwenties, fronting Hartsdown Road and Shottendane Road on the southern edge of Margateand Garlinge. Detailed work for the site is now in progress. The second site, again in Councilownership, is in Dane Valley. It abuts the railway line and has a frontage to Dane Valley Road.8.33 The detailed design of these woodlands will have to be carefully considered, particularlywith regard to neighbourhood properties. The District Council intends to consult widely regardingthe detailed design of the woodlands.8.34 The long term management of the woodlands will also need to be secured in order to meetthe objectives set out in 8.31.POLICY SP10SUPPORT WILL BE GIVEN TO THE ESTABLISHMENT OF NEW PUBLICLY-ACCESSIBLEWOODLANDS OF AN APPROPRIATE SCALE IN SUITABLE LOCATIONS IN THE DISTRICT,NOTABLY AT THE URBAN FRINGE, FOR RECREATION, LANDSCAPE AND NATURECONSERVATION PURPOSES.THE FOLLOWING SITES ARE CURRENTLY PROPOSED FOR COMMUNITY WOODLANDS:(1) HARTSDOWN-TWENTIES, MARGATE; AND(2) DANE VALLEY ROAD, MARGATE.Golf Courses8.35 The main formal recreation activity requiring an urban fringe location in Thanet is golf.Demand for the sport has risen sharply in recent years due to media coverage, its social statusand a greater concern with personal relaxation and health. Standards of provision have risenin consequence. The highest standards aim for a minimum target of 18 holes per 25,000population, or 5 courses in Thanet.8.36 Golf differs from other recreational activity not only in scale (100-150 acres), but also inthe extent to which it usually requires physical changes to the land involved, and because itcompletely displaces agriculture. The use of land for golf courses is not fully reversible. Wheresubstantial earth-moving is proposed, the land could probably never be returned to its originalISLE OF THANET LOCAL PLANSPORT AND RECREATIONAPRIL 1998 PAGE 106

grade.8.37 On the other hand, golf courses have the potential to improve areas of poor or mediocreenvironment. This may have particular force in Thanet at the urban fringe, where farmlandmeets the largely unscreened urban edge. However, by their sheer size and nature, golfcourses can appear alien in the Thanet landscape, unless well sited and designed with respectfor the area's traditional landscape character.8.38 The suitability of a particular site will depend upon its location and the impact of theproposed development on the following issues.Countryside8.39 The landscape impact of a proposed golf course is a primary consideration in Thanet,where the traditional landscape is one of large arable fields without demarcation and with littletrees or hedgerow cover in gently undulating topography. By their size and character, golfcourses are likely to be inappropriate in this landscape. On the urban fringe where there isgenerally a harsh edge to the built environment, golf courses have the potential to improve thelandscape.8.40 Existing landscape character and features should be protected, and where possible,enhanced. Conservation of landscape will be given particular emphasis in designated areas oflandscape importance and regard should be had to the policies of such areas in this Plan.Proposals should also respect and where possible conserve historic landscape features.Ecology8.41 Much of Thanet's countryside is, relatively speaking, ecologically poor. Golf coursesshould therefore safeguard, and where appropriate, enhance sites and areas possessing anature conservation interest. New habitats can be created in the course of development.Planning applications should include an ecological statement. Guidelines have been publishedto assist in its preparation [4] and Policy SP 11, part (2) sets out the scope of such a statement.Archaeology8.42 Thanet is rich in archaeology, particularly in below ground remains. Designers of coursesaim to provide topographical features to increase the challenge for players. Major groundmodelling in gently undulating landscapes like Thanet's can cause the physical destruction ofancient features including below ground archaeology. If ground disturbance is not specifiedover the whole application site, it is difficult to assess the effect of course development onarchaeology. It is therefore essential that course layout should not be finalised until theseissues have been thoroughly investigated.Agricultural Land8.43 The majority of farmland is either Grade 1, 2 or 3a. Substantial earth modelling may resultin farmland being incapable of returning to its original grade (irreversible development).Proposals which involve the irreversible loss of such land will not be permitted.8.44 MAFF will be consulted where best and most versatile land (Grade 1, 2 and 3a) is involvedand where it is considered that proposed engineering works may affect reversibility. Anapproved scheme of operation may be required, together with detailed record of worksundertaken.Traffic Circulation8.45 Golf courses tend to generate a steady flow of road traffic through the day. Proposalsshould ensure that safe and convenient access can be made to the road network without theneed to use unsuitable roads. Particular attention needs to be given to the visual impact ofparking areas and parked vehicles.ISLE OF THANET LOCAL PLANSPORT AND RECREATIONAPRIL 1998 PAGE 107

8.46 Applicants may be asked to provide appropriate traffic studies before applications aredecided. Proposals should safeguard, and where possible, enhance the amenity, safety andfunctions of the right of way network. Re-routing of rights of way will not normally be allowed,and details of measures to integrate them may be required.Built Development8.47 Built development forming part of golf course applications falls into three categories. Aclub house with bar and restaurant, maintenance store, manager's accommodation, car parkingareas and a professional's shop are usually regarded as essential elements.8.48 A golf driving range may be included as an ancillary feature. Ranges normally comprisea single storey open-fronted building with a minimum height of 4 metres and a depth of 6 metreswith wire mesh fencing up to 8 metres. The high fence and use of floodlighting to maximise usemake driving ranges particularly conspicuous.8.49 The inclusion of a hotel, other sport and leisure uses and housing proposals is said toreflect the high initial cost of course development, as well as the length of construction time andthe relatively slow rate of return on investment.8.50 Ancillary development, not directly related to the playing of golf or other open recreationaluses will not normally be permitted.POLICY SP11APART FROM THE GOLF COURSE AND COUNTRY PARK PROPOSAL ADDRESSED BYPOLICY SP12, THE PROVISION OF FURTHER GOLF COURSES WILL NOT BE PERMITTEDUNLESS, EXCEPTIONALLY, LOCAL DEMAND CAN BE DEMONSTRATED.IN THIS CASE, PROPOSALS FOR AN APPROPRIATE LEVEL OF FACILITIES ON SITESABUTTING THE URBAN AREAS OF THANET WILL BE PERMITTED, SUBJECT TO;(1) DETAILS OF THE LAYOUT OF THE COURSE, THE SITING AND SIZE OF ITSBUILDINGS, CAR PARKING AND A LANDSCAPING SCHEME FORMING PART OF THEAPPLICATION (NOT AS A RESERVED MATTER);(2) THE SUBMISSION, AS PART OF THE APPLICATION, OF:(a)(b)(c)(d)A FIELD SURVEY TO IDENTIFY THE EXISTING SITE FEATURES, CHARACTER ANDCONDITION;A DESCRIPTION OF THE SITE'S INTEREST FROM THE HISTORICAL RECORD,NATURE CONSERVATION, ECOLOGY, AND ARCHAEOLOGY ASPECTS;AN ASSESSMENT OF THE PROPOSAL'S IMPACT ON HISTORICAL AND NATURALFEATURES AND CHARACTER;AN ASSESSMENT OF THE OPPORTUNITIES PRESENTED BY THE DEVELOPMENTTO SAFEGUARD OR IMPROVE EXISTING FEATURES OR CREATE NEWFEATURES;WHERE THERE IS AN ADVERSE IMPACT ON LANDSCAPE, NATURE CONSERVATION,BEST OR MOST VERSATILE AGRICULTURAL LAND, HISTORICAL FEATURES ORARCHAEOLOGY, DEVELOPMENT WILL NOT BE PERMITTED.(3) IN THE EVENT OF PERMISSION BEING GRANTED, PLANNING CONDITIONS,OBLIGATIONS OR AGREEMENTS MAY NEED TO BE IMPOSED, OFFERED OR AGREEDISLE OF THANET LOCAL PLANSPORT AND RECREATIONAPRIL 1998 PAGE 108

TO COVER THE PROTECTION OF CERTAIN FEATURES DURING EARTHMOVING ANDUSE OF HEAVY MACHINERY, LANDSCAPING AND HABITAT CREATION ANDIMPROVEMENT, ACCESS BY ARCHAEOLOGISTS.Green Wedge8.51 The District Council considers that the Green Wedge areas (see Policy CL6, Countryside& Landscape Chapter), and in particular, the largest of the Wedges which separates Margate,Broadstairs and Ramsgate, provide long-term potential as a recreational resource for the Thanettowns. The District Council therefore wishes to promote recreational uses in the area which donot conflict with Policy CL6 (Countryside & Landscape Chapter).8.52 The District Council believes that a combined publicly accessible golf course and countrypark in the Green Wedge would:(a)(b)(c)provide a much needed recreational resource close to centres of population;assist in the enhancement of the landscape qualities of the Green Wedge; andmaintain the overall objectives of Policy CL6.8.53 The Council believe that built elements could be located at Westwood Lodge withoutputting Green Wedge Policy objectives at risk, because of its location within the Green Wedge,and the extensive existing tree cover. In this particular situation within the Green Wedge, it isconsidered that only essential golf-related built development of a modest scale would beappropriate. Additional development, (eg: housing or hotel development), would not beacceptable. The following Policy will therefore apply.POLICY SP12FAVOURABLE CONSIDERATION WILL BE GIVEN TO THE ESTABLISHMENT OF ACOMBINED GOLF COURSE AND COUNTRY PARK WITHIN THE MARGATE-BROADSTAIRS GREEN WEDGE, SOUTH-WEST OF THE RAILWAY LINE.THE GOLF COURSE AND COUNTRY PARK WILL NEED TO COMPLY WITH THE CRITERIASET DOWN IN POLICIES CL6 AND SP11.RURAL SETTLEMENTS8.54 People living in rural areas need recreational facilities like town dwellers, but that need isfor a much smaller and widely scattered population. Thanet's rural area is relatively small whencompared to other Kent districts and is closely related to the urban areas. Much of the sportsand recreation demand can be conveniently met in the urban areas. Playing field provision andother outdoor requirements may be met in part by dual use arrangements with local schools inaddition to using urban facilities.8.55 Any local needs should be met by locations within or immediately adjoining ruralsettlements to avoid conflict with countryside conservation policies. Care will be needed toensure that any ancillary buildings, enclosures, hard surfacing and car parking are asunobtrusive as possible, and any landscaping should be sympathetic to the character of thearea.8.56 The District Council will support in principle small scale formal recreation facilities to servethe needs of rural settlements.ISLE OF THANET LOCAL PLANSPORT AND RECREATIONAPRIL 1998 PAGE 109

POLICY SP13SMALL SCALE RECREATIONAL FACILITIES WHICH MEET AN IDENTIFIED LOCAL NEEDWILL BE PERMITTED AT RURAL SETTLEMENTS SUBJECT TO ACCEPTABLE LOCATION,SCALE, DESIGN AND IMPACT ON THE COUNTRYSIDE, NATURE CONSERVATION ANDECOLOGY.COUNTRYSIDE8.57 The countryside is a popular destination for a large proportion of the population and iscapable of meeting a variety of outdoor sporting and recreational needs. Some activities involvevery little, if any, change in the character of the countryside; eg: fishing, bird watching, walking.8.58 However, when uses become more intensive and highly organised there is often ademand for ancillary buildings, improvements to access arrangements for vehicles, car parking,fencing and advertisements. The ability of a particular area to respond to such demands withoutdamage depends largely on its character. Some activities, such as war games, motor sportsand clay pigeon shooting, can create noise and disturbance and these will normally be resistedunless the Council is satisfied that the issues raised above have been carefully consideredwithin the immediate locality.Informal Countryside Recreation8.59 Informal countryside recreation is the most popular activity in Britain. Thanet is particularlypoorly provided with rural open spaces accessible to the public. In the absence of localprovision, pressures for informal recreation can lead to conflict with rural conservation andagriculture. This pressure can be reduced by the provision of areas for recreational uses. Farmdiversification (see Chapter 11, Policy AG4) has a role to play in securing new provision. Newprovision of recreational facilities will first be discussed with MAFF in respect of agriculturalquality and with relevant nature conservation bodies to ensure that detrimental effects to thenatural environment are minimised.POLICY SP14IN RURAL AREAS AND AT THE COAST, FACILITIES FOR INFORMAL RECREATION,INCLUDING THE PROVISION, ENHANCEMENT AND PROMOTION OF COUNTRY PARKS,PICNIC SITES, FARM TRAILS, NATURE TRAILS, BIRDWATCHING FACILITIES ANDSMALL PARKING AREAS GIVING ACCESS TO THE RIGHTS OF WAY NETWORK, WILLBE ENCOURAGED IN APPROPRIATE AREAS.SUCH FACILITIES WILL BE PERMITTED WHERE THERE IS NO OVERRIDING CONFLICTWITH ENVIRONMENTAL, AGRICULTURAL LAND QUALITY (GRADES 1, 2 AND 3A) ORTRANSPORTATION CONSIDERATIONS. THE RIGHT OF WAY AND BRIDLE PATHNETWORKS WILL BE PROTECTED AND ENHANCED, FOR RECREATIONAL AS WELL ASOTHER PURPOSES.8.60 The Plan area contains a reasonable network of statutory footpaths, bridleways or otherrights of way. Protection will be achieved by presuming against development which woulddamage the network.POLICY SP15ISLE OF THANET LOCAL PLANSPORT AND RECREATIONAPRIL 1998 PAGE 110

THE COUNCIL WILL SAFEGUARD STATUTORY RIGHTS OF WAY OR SUPPORT THEIRRATIONALISATION TO FORM AN INTEGRATED NETWORK, SUBJECT TO THERE BEINGNO NET LOSS, AND PROMOTE THEIR USAGE. DEVELOPMENT PROPOSALS WHICHWOULD PREVENT THE PROPER USE OF A STATUTORY FOOTPATH/BRIDLEWAY OROTHER RIGHTS OF WAY WILL NOT NORMALLY BE PERMITTED. WHEREDEVELOPMENT IS ACCEPTABLE IN OTHER RESPECTS THE COUNCIL WILL REQUIREA DIVERSION.Equestrian Uses and Buildings8.61 The District Council accepts that equestrian activities are most appropriately located in arural area, in so far as such uses are related to a generally open use of land. However, theuncontrolled proliferation of stables and other associated development has the potential to bringabout cumulatively significant changes in the character of the open countryside which is typicalin Thanet.8.62 Moreover, the fragmentation of landholdings may accelerate other changes which wouldbe detrimental to the countryside. For the avoidance of doubt, the Council cannot directlycontrol the fragmentation of farmland provided the subsequent use remains agricultural.However, the change of use of farmland to land for the keeping of horses for non-agriculturalpurposes normally amounts to development for which planning permission is required. Suchproposals will therefore be considered in relation with the following policy.POLICY SP16PROPOSALS FOR THE CHANGE OF USE OF FARMLAND TO LAND FOR THE BREEDINGAND/OR KEEPING OF HORSES AND/OR FOR THE ERECTION OF STABLES WILL BECONSIDERED AGAINST THE FOLLOWING FACTORS:(1) THE NATURE AND SCALE OF THE EQUESTRIAN USE AND THE IMPACT OF THEBUILT DEVELOPMENT ON THE CHARACTER OF THE COUNTRYSIDE, INCLUDINGTHE CUMULATIVE EFFECT OF SIMILAR USES IN THE VICINITY;(2) WHETHER THE SIZE OF THE STABLES ACCORDS WITH THE NUMBER OFHORSES INTENDED TO BE ACCOMMODATED;(3) THE IMPACT OF ANY BUILT DEVELOPMENT ON THE AMENITY OFNEIGHBOURING RESIDENTIAL USES;(4) WHETHER SUITABLE ARRANGEMENTS HAVE BEEN MADE FOR THE DISPOSALOR STORAGE OF SOILED BEDDING MATERIAL AND FOUL DRAINAGEPROVISION MEETS ANY REQUIREMENTS OF THE COUNCIL AND THE WATERAUTHORITIES;(5) WHETHER A SUITABLE VEHICULAR ACCESS CAN BE PROVIDED INCONNECTION WITH THE STABLES SUCH AS TO ALLOW THE FREE AND SAFEFLOW OF TRAFFIC ON THE ADJOINING HIGHWAY AND THE IMPACT ON THECHARACTER OF THE COUNTRYSIDE OF PROVIDING SUCH AN ACCESS;(6) THE LEVEL OF TRAFFIC LIKELY TO BE GENERATED BY THE PROPOSED USE,AND THE PHYSICAL SUITABILITY OF THE ROAD LEADING TO THE SITE TOCATER FOR SUCH MOVEMENTS;ISLE OF THANET LOCAL PLANSPORT AND RECREATIONAPRIL 1998 PAGE 111

(7) THE IMPACT OF TRAFFIC LEVELS ON THE AMENITIES OF THE AREA; AND(8) APPLICATIONS FOR STABLES OR LOOSE BOXES WILL NORMALLY BEEXPECTED TO:(A) HAVE SUFFICIENT* LAND AVAILABLE FOR THE EXERCISE OF THE HORSE(S)TO BE KEPT; AND(B) BE WELL RELATED TO A BRIDLEWAY/ PERMISSIVE HORSE ROUTENETWORK.*Operational NoteIn consideration of any application for stables or loose boxes, the factors to be taken intoconsideration in determining whether or not sufficient land is available will include(i)(ii)(iii)The area of the land;The suitability of the land (eg topography, the surface material or adjacent land uses);andThe proximity/accessibility of the land to the stable/loose box.8.63 In view of the criteria set out in SP16, the Council has identified an area at Woodchurchwithin which it will encourage the establishment or extension of major equestrian uses. Thearea is served by minor rural roads, and the Council will therefore need to be satisfied that thelevels of traffic envisaged with any new proposals can be satisfactorily accommodated withinthe network.8.64 The area defined in the Proposals Map seeks to avoid the loss of high quality agriculturalland and to reduce the impact of such uses in the landscape.POLICY SP17EQUESTRIAN USES WILL BE ENCOURAGED TO LOCATE IN THE DEFINED AREA OFWOODCHURCH, SUBJECT TO SATISFACTORY TRAFFIC AND ACCESSARRANGEMENTS.Formal Countryside Recreation8.65 The District Council has already focused attention on the urban fringe as the most suitablelocation for some recreational activities, including golf, which are likely to involve the greatestland take. In the countryside, some organised recreational uses require careful siting as theyhave the potential to result in significant impacts.8.66 Such uses include clay pigeon shooting, motorised sports and "executive games". Thefollowing Policy applies to formal recreation proposals in the countryside.POLICY SP18PROPOSALS FOR FORMAL RECREATION USES IN THE COUNTRYSIDE WILL BEDETERMINED HAVING REGARD TO:ISLE OF THANET LOCAL PLANSPORT AND RECREATIONAPRIL 1998 PAGE 112

(1) THE NATURE OF THE ACTIVITY AND ITS LIKELY IMPACT ON RURAL AMENITYTHROUGH GENERAL DISTURBANCE, INCLUDING NOISE AND TRAFFICGENERATION;(2) THE EFFECT OF THE PROPOSAL ON THE CHARACTER, ENJOYMENT ANDAPPEARANCE OF THE COUNTRYSIDE AND ITS IMPACT ON LANDSCAPE,AGRICULTURE, NATURE CONSERVATION, NATURAL HISTORY AND OTHERINTERESTS; AND(3) THE CAPACITY OF THE ROAD NETWORK TO SAFELY ACCOMMODATE THETRAFFIC GENERATED.BUILT OR PRIMARILY INDOOR RECREATION FACILITIES WILL NOT GENERALLY BEPERMITTED IN THE COUNTRYSIDE UNLESS IT IS ANCILLARY TO AN ACCEPTABLEOUTDOOR RECREATION USE AND IS WELL DESIGNED, SMALL IN SCALE, ANDUNOBTRUSIVELY SITED.THE COAST8.67 Thanet has almost 19 miles of coastline, of which nearly two-thirds is currently built-up(38% of the total coastline is free from development. This reduces to 18% in the "urban" areasbetween Minnis and Pegwell Bays).8.68 It is a major resource not only for tourism and recreation, but also for its conservation,ecological and landscape value. Most of the Thanet coastline falls under SSSI, SPA andRamsar designations and so there are obligations to protect these areas (see the NatureConservation & Earth Science Chapter). Because of the overall lack of public open space inThanet's countryside, there is additional pressure on its coastline which is already important forwildlife because of the impact of agricultural practices in the rest of the district.8.69 Traditionally, most recreation associated with the coast was informal - sea bathing, beachgames and "strolling the prom". Moreover, recreational activity was once concentrated inrelatively small areas, usually near railway stations. However, greater mobility, increasedleisure time and longer weekends have produced a much different situation.8.70 Demand has now spread over the whole coast to wherever access and facilities areavailable. The variety of recreational activity has become more diverse and demand hasincreased across a range of activities, both formal and informal, each with differingrequirements.8.71 Boating activities are important to Thanet. Many boats on passage towards the Thames"put in", traditionally at Ramsgate, to work the tides. The District Council supports andencourages such activity and this is reflected in policies BC9, BC17 and BC18 from theBusiness and Commerce chapters.8.72 Because of the diversity of recreational activities on the coast, such as boating, windsurfing or jet skiing, there are a number of possible conflicts which can arise. These can varybetween different activities, but also between activities and nature conservation, ecological orlandscape interests. For safety reasons, there are already restrictions on the mix of water usesallowed on particular beach areas.8.73 There will be a continuing need to evolve a Beach Strategy which aims to meetrecreational demands, while at the same time minimising conflicts and damage to interests ofacknowledged importance. Accordingly, the District Council intends to produce, and regularlyreview, a Strategy for Thanet's beaches which will aim to reconcile conflicts betweenISLE OF THANET LOCAL PLANSPORT AND RECREATIONAPRIL 1998 PAGE 113

ecreational activities and respect conservation, ecology and landscape constraints.Beaches - Maintaining Choice8.74 Thanet possesses a large number of beaches, whose characters range from intensivelyholiday-oriented beaches (eg: Marine Sands, Margate) to undeveloped beaches with a naturalcharacter and appearance (eg: Grenham Bay, Birchington). The different types of beach offeropportunities for different types of recreational activity. In the interests of choice, the Councilbelieves that it is desirable to ensure that the differences of character are maintained, andwhere appropriate, enhanced. Most beaches along the Thanet coast are important for theirwintering bird populations.8.75 The beaches have been divided into three broad categories. It should be noted that theintermediate category includes beaches which have scope for some further development, aswell as those which are fully developed within the terms of the Policy.8.76 To provide for a variety of tastes and choice in the type of recreational activities,associated service facilities and degree of solitude on Thanet's coastline, the following Policieswill apply to beach development.POLICY SP19 MAJOR HOLIDAY BEACHESON THOSE BEACHES IDENTIFIED AS MAJOR HOLIDAY BEACHES BELOW, THECOUNCIL WILL SUPPORT PROPOSALS FOR THE PROVISION AND UPGRADING OF AWIDE RANGE OF RECREATIONAL FACILITIES AND SERVICES:(1) MARINE SANDS, MARGATE(2) RAMSGATE MAIN SANDS(3) VIKING BAY, BROADSTAIRSPROPOSALS FOR VIKING BAY COMPATIBLE WITH THIS POLICY MUST ALSO COMPLYWITH THE CONSERVATION AREA POLICIES OF THIS PLAN.AT MARGATE MARINE SANDS RECREATIONAL FACILITIES WILL BE CONCENTRATEDON THAT PART OF THE BEACH AT THE JUNCTION OF MARINE TERRACE AND MARINEDRIVE AND THE BUILT FORM SHALL NOT PROJECT ABOVE THE LEVEL OF THESEAFRONT PROMENADE.REGARD SHOULD BE HAD TO NATURE CONSERVATION POLICIES WHICH MAY AFFECTTHESE BEACHES.POLICY SP20 INTERMEDIATE BEACHESON THOSE BEACHES IDENTIFIED AS INTERMEDIATE BEACHES BELOW, AND WHERESCOPE EXISTS FOR SUCH DEVELOPMENT, THE COUNCIL WILL SUPPORT PROPOSALSFOR A LIMITED RANGE OF BASIC FACILITIES (EG: KIOSKS SUPPLYING FOOD ANDREFRESHMENTS, BEACH HUTS AND BEACH FURNITURE), SUBJECT TO THE SCALEOF PROVISION BEING CONSISTENT WITH THE INTERMEDIATE STATUS OF THE BEACHAND SATISFACTORY DESIGN AND SITING OF DEVELOPMENT:(1) DUMPTON GAP (PART)(2) EPPLE BAYISLE OF THANET LOCAL PLANSPORT AND RECREATIONAPRIL 1998 PAGE 114

(3) JOSS BAY(4) LOUISA BAY(5) MINNIS BAY (PART)(6) ST MILDREDS BAY(7) STONE BAY(8) WALPOLE BAY(9) WESTBROOK BAY(10) WESTERN UNDERCLIFF, RAMSGATE(11) WESTGATE BAYREGARD SHOULD BE HAD TO NATURE CONSERVATION POLICIES WHICH AFFECTTHESE BEACHES.POLICY SP21 UNDEVELOPED BEACHESON, OR ADJACENT TO, THOSE BEACHES IDENTIFIED AS UNDEVELOPED BEACHES,PRIORITY WILL BE GIVEN TO THE MAINTENANCE AND ENHANCEMENT OF THEIRNATURAL AND UNDEVELOPED CHARACTER. NEW DEVELOPMENT INCLUDING NEWBUILT FACILITIES, THE PROVISION OF PUBLIC CAR PARKING FACILITIES AND NEWOR IMPROVED VEHICULAR ACCESS TO SERVE SUCH BEACHES WILL NOT NORMALLYBE PERMITTED.Coastal Path8.77 In terms of recreation, tourism, landscape and nature conservation, one of Thanet's mostimportant assets is its extensive coastline. Although much of the coast is accessible to thegeneral public, there are some areas of cliff top land in private ownership over which no publicrights of way exist. Thus, at present, it is only possible to walk the entire length of Thanet'scoastline when the tide is out.8.78 The District Council believes that the Coastal Path makes a valuable contribution torecreational and tourism facilities, especially if there was an opportunity to intersect with theSaxon Shore Way. Therefore, it is a long term objective to seek to waymark and interpret thepath in accordance with the following Proposal.PROPOSAL SP22WITHIN THE OBJECTIVE OF ESTABLISHING A CONTINUOUS COASTAL PATH THEDISTRICT COUNCIL WILL SEEK TO WAYMARK THE EXISTING ROUTE, AND INTERPRETFEATURES OF NATURE CONSERVATION AND GEOLOGICAL INTEREST.Seafront Esplanades8.79 In addition to policies which refer to beaches, it is important to note that many of theseafront esplanades flanking the beaches have fine open aspects, and this allows unrestrictedviews over the beaches to the sea.8.80 The contribution which this open aspect makes to the character of any particular seafrontarea will be an important consideration in deciding whether to allow the introduction or spreadof holiday-tourist-related uses, such as kiosks, etc.POLICY SP23ISLE OF THANET LOCAL PLANSPORT AND RECREATIONAPRIL 1998 PAGE 115

IN SEAFRONT AREAS, THE INTRODUCTION OF HOLIDAY-RELATED SMALL BUILDINGS,SUCH AS KIOSKS, WILL BE CONTROLLED. THE IMPACT OF ANY PROPOSEDSTRUCTURE ON THE OPEN ASPECT AND CHARACTER OF THE AREA WILL BE THEDETERMINING FACTOR.__________________________________________[1] SERPLAN (1991) "A New Strategy For The South East"KCC (1990) "Sport In Kent -Towards 2000"[2] Henley Centre For Forecasting (1992)"A Glimpse Of The Future" Local Government Management Board[3] Public open space means land laid out as a public garden or used for the purposes ofpublic recreation.[4] (a) English Nature "On Course Conservation -Managing Golf's Nature Heritage"(b)(c)Golf Course Wildlife TrustBritish Association of Golf Course ArchitectsISLE OF THANET LOCAL PLANSPORT AND RECREATIONAPRIL 1998 PAGE 116

9. COUNTRYSIDE AND LANDSCAPEScope Of ChapterThis Chapter contains the District Council's planning policies relating to development in theopen countryside, areas of landscape importance, the urban fringe, urban and rural strategicgaps, and trees and woodlands.OBJECTIVES(1)TO PROTECT THE THANET COUNTRYSIDE FOR ITS OWN SAKE, AND FORTHE ENJOYMENT OF RESIDENTS AND VISITORS;(2)TO PROTECT AND ENHANCE THE FULL DIVERSITY OF LOCALLANDSCAPES AND THE OPEN COUNTRYSIDE;(3) TO CONSERVE AND ENHANCE STRATEGIC OPEN AREAS AND GAPS INBOTH URBAN AND RURAL AREAS; AND(4) TO ENCOURAGE SUBSTANTIAL NEW TREE PLANTING, AND OTHERMEASURES, TO IMPROVE THE LANDSCAPE, PARTICULARLY AT THEURBAN FRINGE.Strategic Background9.1 Central Government advice as expressed in Planning Policy Guidance Note 7 (PPG7), onThe Countryside and The Rural Economy, indicates that the planning system should help tointegrate the development necessary to sustain the rural economy with protection of thecountryside for the sake of its beauty, the diversity of its landscape, the wealth of its naturalresources and its ecological, agricultural and recreational value.9.2 SERPLAN, in "A New Strategy For The South East", strongly argues that a basic principlefor land use change and development in rural areas is that it should contribute to the characterand enhancement of the countryside, and that it is essential for the rural resource to beconserved on a long term basis. This attitude is echoed by the Countryside Commission in"Planning for A Greener Countryside".9.3 The Kent Structure Plan and the Kent Countryside Local Plan seek to restrain newdevelopment in the rural areas, to protect the countryside for its intrinsic value, rather than justfor the productive utility of the land.Development in the Open Countryside9.4 PPG7 states that new development in rural areas should be sensitively related to existingsettlement patterns, and to the historic, wildlife and landscape resources of the area in whichit is located.9.5 SERPLAN advises that one of the central aims of rural environmental policy in the SouthEast should be to contain pressures on the countryside, avoiding or strictly limiting irreversibleland use changes, and to see environmental quality in general enhanced.ISLE OF THANET LOCAL PLANCOUNTRYSIDE AND LANDSCAPEAPRIL 1998 PAGE 117

9.6 The Kent Structure Plan acknowledges that Kent's environment is one of its greatestassets, and has a direct influence not only on the quality of life for Kent residents, but also onthe prospects for economic development and tourism. An attractive environment contributesto the context for a thriving economy.9.7 Kent Structure Plan Policies ENV1 and RS5 indicate the County Council's commitment toenhancing the character, amenity and functioning of Kent's rural areas, and to protecting thecountryside from non-essential development.9.8 Thus, in the consideration of development proposals, the District Council will expect newdevelopment which is allowed to make a positive contribution to the various elements of theThanet countryside.Thanet Context9.9 Thanet's open countryside has long been protected from non-essential development by theoperation of Structure Plan policies.9.10 The open countryside in Thanet is particularly vulnerable to landscape damage fromdevelopment, because of its limited extent, the openness and flatness of the rural landscape,and the proximity of the towns. Isolated rural development therefore has the potential to bemuch more conspicuous in rural Thanet than in other parts of the County.9.11 The District Council therefore believes that it is essential to maintain these protectivepolicies in the long term, in view of the vulnerability of the open countryside of Thanet tosporadic forms of development.9.12 It is thus strategic policy to locate all but essentially rural development in the Thanettowns.POLICY CL1PROPOSALS FOR NEW DEVELOPMENT IN THE OPEN COUNTRYSIDE OF THANET WILLTHEREFORE BE JUDGED AGAINST THE PROVISIONS OF KENT STRUCTURE PLANPOLICIES ENV1 AND RS5.9.13 The policies contained in this Chapter reflect the District Council's desire to see thegeneral improvement and accessibility of countryside areas, and their protection fromunnecessary and damaging development, in terms of landscape, nature conservation andrecreation, for the benefit of residents and visitors alike.9.14 Issues such as development in rural settlements, and the future development of KentInternational Airport and the Business Park are dealt with in other Chapters of the Local Plan.9.15 The rural areas of Thanet can be regarded as comprising two main character areas. Thefirst is the generally less sensitive core area of the district, set in the higher central area thatincludes Kent International Airport.9.16 The other is the more sensitive peripheral area that include the approaches to the Thanettowns, and the Wantsum Valley marshes and coastal areas. This area provides the perceptionof Thanet as an island, and a "sense of arrival" in the Isle of Thanet.9.17 This area equates approximately to land outside the A28, A299 and A253 roads, whichapproach the Thanet towns, and it is the policy to protect, and where possible enhance, theISLE OF THANET LOCAL PLANCOUNTRYSIDE AND LANDSCAPEAPRIL 1998 PAGE 118

landscape, habitat, and geological and historical features of the area in the long term. Thisbasic approach is endorsed by SERPLAN, the Kent Structure Plan and the Kent CountrysidePlan.9.18 It should be stressed that those areas of the district which do not fall within this area arenot all necessarily appropriate for the location of new development.9.19 Equally, it is not the District Council's purpose to prevent development which essentiallyrequires such a location, and which could be acceptably located in the area without underminingthe perception of Thanet as an island, which is the primary policy objective.9.20 The appreciation of these areas has led to the adoption of two new policies, whichillustrate the District Council's strategic approach to the wider protection of its natural assets andenvironment, and to the location of necessary new development:Policy CL2: Island Approach Routes; andPolicy CL4: Area of High Landscape Value.These are addressed in more detail below.Island Approach Routes9.21 Approaches to the District, in particular major roads, play a key role in determining thequality of the environmental perception presented by the Isle of Thanet. This image is importantbecause it influences the perceptions of residents, tourists and potential inward investors. Anattractive environment contributes to the context for a thriving economy.9.22 The visual and environmental quality of these gateways within their wider settingstherefore needs to be enhanced. In the case of major roads in particular, there is a need for firmprotection from inappropriate and intrusive development, including advertisements, in the opencountryside along these routes.POLICY CL2THE PROTECTION OF THE IMPORTANT VISUAL AND ENVIRONMENTAL QUALITY OFMAJOR APPROACHES TO THE THANET TOWNS, AND OTHER MAIN GATEWAYS ANDTRANSIT ROUTES IN THE DISTRICT, IS A PRIMARY PLANNING AIM.THE COUNCIL WILL SEEK TO ENCOURAGE THE ENHANCEMENT OF EXISTING SITESTHROUGH ENVIRONMENTAL IMPROVEMENTS.CONSENT WILL NOT NORMALLY BE GRANTED FOR NEW DEVELOPMENT ORADVERTISEMENTS IN THESE LOCATIONS, PARTICULARLY ADJACENT TO ROADFRONTAGES.DEVELOPMENT WHICH IS ALLOWED TO FRONT ONTO OR WHICH IS CONSPICUOUSFROM THESE ROUTES WILL BE REQUIRED TO BE SITED, DESIGNED, ANDLANDSCAPED SO AS TO MAKE A POSITIVE CONTRIBUTION TO THE ENVIRONMENT OFTHE ROUTES.Explanation:9.23 Approach routes to the Isle of Thanet include the main A28, A253, A256 and A299 roads,and the main rail lines from Chatham, Ashford and Dover. The lengths of the approach routesISLE OF THANET LOCAL PLANCOUNTRYSIDE AND LANDSCAPEAPRIL 1998 PAGE 119

are defined on the Proposals Map. However, the policy areas are not laterally defined as theimpact of any new development proposals will need to be judged in relation to their nature andscale and relative proximity to the routes.Landscape and Long Views9.24 During 1991, the District Council carried out a detailed interim Landscape AssessmentSurvey, based on Countryside Commission advice published in 1987. The Survey confirmedmany of the long-held ideas about the Thanet landscape. Thanet is recognised as possessinga gently undulating landscape, with few dominant natural features, shaped largely by arablefarming, combined with a historical lack of tree cover.9.25 There are features and areas within the District which provide a high level of landscapevalue and public amenity. This is especially true of Pegwell Bay and the Wantsum Valley,where uninterrupted long views of the sea, the marshes and the attractive and undevelopedcoastline exist towards Sandwich, the Ash Levels and Reculver. There are also other areas oflocal landscape importance, such as the Green Wedge Policy Areas, Dent-de-Lion andShottendane Valley.9.26 The results of the Survey indicate that views of the sea form a particularly important factorin Thanet's landscape qualities, since the sea forms the backdrop to other landscape areas orfeatures. It also provides a contrasting edge to the open countryside and the built environment,and an element of wildscape in an otherwise largely "managed" landscape. This is enhancedby the flatness of the landscape, which permits long views of the sea from some elevated orparticularly flat inland parts of the district.9.27 The Planning & Compensation Act 1991 requires Local Planning Authorities to includepolicies in development plans which address the conservation of the natural beauty and amenityof the land.9.28 The Council believes that it is vital to give long term protection to these areas in theinterests of public amenity and enjoyment. With the possible removal of some agricultural landfrom production in the future, the landscape imperatives assume a much greater importance.9.29 The District Council will seek to protect and maintain the full diversity of landscapes withinthe district. In areas not designated Special Landscape Area (SLA), Area of High LandscapeValue (AHLV) or Local Landscape Area (LLA), the effect of new development on existinglandscape features will nevertheless be taken into consideration.9.30 In applying Policies CL4 and CL5 to protect the important landscapes and landscapefeatures of the district, the Council will also seek to take account of the social and economicwell-being of the rural areas, in line with PPG7.9.31 The Local Plan makes specific provision for such forms of development (including localneeds housing; development of commercial/tourism facilities in rural settlements; andsafeguarding existing employment sites). However, it is recognised that there may be otherdevelopment needs which require sympathetic consideration. These will be considered in thelight of their landscape impact, the availability of alternative sites and their relationship andproximity to urban service provision.Possible Conflicts Between Agricultural and Landscape Policies9.32 The District Council considers that there is no direct conflict between landscape protectionISLE OF THANET LOCAL PLANCOUNTRYSIDE AND LANDSCAPEAPRIL 1998 PAGE 120

and agricultural land protection policies; indeed, these policies are mutually supportive.However, there may occasionally be a conflict between landscape policies and agriculturaldevelopment.9.33 In areas identified as being of landscape importance, it is essential that new developmentshould be sympathetic to, and not harm, the characteristics (visual, historical, or cultural) whichled to their landscape designation. Such proposals will also be considered in the light of PolicyAG3.Pegwell Bay Special Landscape Area9.34 The Pegwell Bay-Sandwich Bay Special Landscape Area is identified in the Kent StructurePlan. A Review of the County's Special Landscape Areas was completed in 1993.9.35 The Review concluded that the Pegwell Bay-Sandwich Bay SLA contains an open andrelatively unspoilt landscape and a distinctive character. The area possesses a sense ofremoteness and wildness despite the relative proximity of development. Among its mostimportant features in the area is the unique sweep of chalk cliffs viewed across Pegwell Bayfrom the south.9.36 However because it is a relatively small area, it is less robust than other SLAs, and morevulnerable to development impact. It is therefore necessary to exercise rigorous control of thelocation, scale and design of new development within and adjacent to the SLA having regardto the sensitive nature of the area.POLICY CL3PEGWELL BAY-SANDWICH BAY IS DESIGNATED AS A SPECIAL LANDSCAPE AREA,AND IS SUBJECT TO KENT STRUCTURE PLAN POLICY ENV4.The Former Wantsum Channel9.37 The historic Wantsum Channel landscape, including the Haine Road approaches toPegwell Bay; the Minster, Monkton and Wade Marshes; and the villages which have developedadjacent to the marshes, is one of the most valuable areas of landscape and long views in theDistrict.9.38 This Policy includes the marsh plain of the Wantsum Channel, the unique setting of theformer riverside villages of Minster, Monkton, Sarre and St Nicholas, and the smaller, originallyfarm-based, settlements of Shuart, Gore Street and Potten Street. The area also possessesa large number of archaeological sites (including scheduled ancient monuments); numerouslisted buildings (including Minster Abbey, the churches at Minster, Monkton and St Nicholas,and Sarre Mill); and the traditional landing sites of St Augustine and the Saxons.9.39 These elements provide important visual evidence of the physical evolution of theWantsum Channel, which previously separated the Isle of Thanet from mainland Kent, and thegrowth of human settlement, agriculture and commerce in the area. This area also links directlyto the Special Landscape Area at Pegwell Bay, and the two areas together form an importanthistorical landscape.POLICY CL4THE FORMER WANTSUM CHANNEL, AS IDENTIFIED ON THE PROPOSALS MAP, ISDESIGNATED AS AN AREA OF HIGH LANDSCAPE VALUE, AND LONG TERMISLE OF THANET LOCAL PLANCOUNTRYSIDE AND LANDSCAPEAPRIL 1998 PAGE 121

PROTECTION WILL THEREFORE BE GIVEN TO THIS AREA HAVING DUE REGARD TOTHE SOCIAL AND ECONOMIC WELL-BEING OF THE AREA.DEVELOPMENT WHICH WOULD BE DETRIMENTAL TO ANY OF THE FOLLOWINGCHARACTERISTICS OF THE AREA WILL NOT NORMALLY BE PERMITTED:(1) THE RURAL, OPEN AND HISTORIC CHARACTER OF THE WANTSUM CHANNEL, ANDITS SETTING;(2) LONG VIEWS OF PEGWELL BAY, THE WANTSUM CHANNEL, THE ADJACENTMARSHES AND THE SEA;(3) THE PERCEPTION OF THANET AS AN ISLAND;(4) THE ARCHITECTURAL, ARCHAEOLOGY AND NATURE CONSERVATION INTERESTOF THE AREA.PARTICULAR REGARD WILL BE GIVEN TO THE LOCATION, SCALE AND FORM OF NEWDEVELOPMENT, AND ITS RELATIONSHIP TO EXISTING BUILT DEVELOPMENT.WHERE THERE IS A REAL AND SPECIFIC THREAT TO THE AIMS OF THIS POLICY FROMPERMITTED DEVELOPMENT, THE USE OF ARTICLE 4 DIRECTIONS WILL BECONSIDERED, AND SECRETARY OF STATE APPROVAL FOR THE DIRECTION SOUGHT.Explanation:9.40 In implementing this Policy, there will be an emphasis on landscape and habitatenhancement; for example, through Transfrontier/Interreg funding, the Kentish StourCountryside Management Project, and Countryside Stewardship, and other measures; and onincreasing recreational enjoyment of the area.9.41 This Policy has been developed in consultation with Canterbury City and Dover DistrictCouncils. This reflects the wider recognition of the historical, cultural and visual significance ofthis landscape.9.42 Within this area, the Council recognises the need to exercise extreme care over the leveland standard of development which is permitted. The Council also considers that the longviews provided by the open landscape should be retained and protected from the effects ofsporadic development in rural areas.9.43 The use of Article 4 Directions, referred to in this and other policies in the Plan, will onlybe considered where the Council believes that there is a real and specific threat to the aims oflandscape policy.POLICY CL5IN THE FOLLOWING LOCAL LANDSCAPE AREAS, DEVELOPMENT WHICH WOULD HAVEAN ADVERSE IMPACT ON THE CHARACTER AND AMENITY OF SUCH AREAS, OR ONLANDSCAPE FEATURES OR LONG VIEWS WILL NOT NORMALLY BE PERMITTED,HAVING DUE REGARD TO THE SOCIAL AND ECONOMIC WELL-BEING OF THE AREA:(1) GREEN WEDGE POLICY AREAS;(2) SHOTTENDANE VALLEY MARGATE;(3) GORE END BIRCHINGTON;ISLE OF THANET LOCAL PLANCOUNTRYSIDE AND LANDSCAPEAPRIL 1998 PAGE 122

(4) DENT-DE-LION WESTGATE;WHERE THERE IS A REAL AND SPECIFIC THREAT TO THE AIMS OF THIS POLICY FROMPERMITTED DEVELOPMENT, THE USE OF ARTICLE 4 DIRECTIONS WILL BECONSIDERED, AND SECRETARY OF STATE APPROVAL FOR THE DIRECTION SOUGHT.Explanation:9.44 The District Council considers that many of the areas and features not protected by theSpecial Landscape Area or Area of High Landscape Value, but identified in the LandscapeAssessment Survey require long term protection. Thus the presence of landscape elements(particularly the sea and coastline, the marshes, parklands and trees, and historic features andbuildings) will be taken into consideration, and high priority given to their protection, whereverthey arise in development decisions.9.45 Within the LLAs, there are also a number of road frontages which provide important openviews and glimpses of the rural landscape of Thanet from essentially urban areas.Settlement Separation Policies9.46 The Thanet towns form the largest urban concentration within East Kent but are in oneof Kent's smallest districts. The adopted Thanet Urban Local Plan (and the previous old-styledevelopment plan) sought to maintain the individual and separate physical identities of theThanet towns. The retention of a physical separation was to be achieved by resisting all butessential or policy-conforming development in the "wedges" of largely open countryside whichadjoin, penetrate or separate the urban areas. These policies also had the additional effect ofreinforcing policies for the protection of agricultural land.9.47 Strong support for this policy approach has consistently been given at Appeal, in termsof both the extent of the areas to which the Policy applied, and their planning aims.9.48 The dominant land use in the Green Wedges is agriculture. The strong planningprotection afforded to high quality farmland in Thanet has helped historically to maintain theundeveloped and open character of the Green Wedges. This positive contribution to greenwedge purposes has depended on a system of intensive arable farming; that is, large openfields. Thus agricultural land is regarded as the environmental norm of open land in the GreenWedges.9.49 The Green Wedge Policy is not a policy for the protection of agricultural land. However,bearing in mind the importance of agriculture in helping to maintain these open areas, theCouncil considers that agricultural and horticultural development should normally be permittedas an exception to the original policy approach, so long as the impact of such development onthe purposes of the Policy can be minimised. Policy AG3 will therefore apply to suchdevelopment.9.50 In this district-wide Plan the opportunity has been taken to confirm the long-term andrestrictive nature of the Green Wedge Policy, to introduce two new emphases (suitablelandscape enhancement and increased public access), and to address the issue of agriculturaland horticultural development.9.51 In respect of the promotion of additional public access to the Green Wedges there is aproposal to create a combined golf course and country park in the south west part of theMargate-Broadstairs Green Wedge. The implementation of this proposal will need to take intoaccount the aims of Policy CL6, and is dealt with by Policy SP12 in the Sport & RecreationISLE OF THANET LOCAL PLANCOUNTRYSIDE AND LANDSCAPEAPRIL 1998 PAGE 123

Chapter.9.52 Green Wedge boundaries have remained largely unaltered in this Plan, with the exceptionof part of the Westgate-Birchington Wedge, which has been extended towards Quex Park andSomali Farm. A new Ramsgate-Broadstairs Wedge is also introduced, to protect the lastremaining substantial gap between those two towns.9.53 This planning approach to the Green Wedges is now expressed in one Policy. This Policyhas four purposes:(1) To retain the separate identities of the Thanet towns by preventing their merging;(2) To prevent the outward growth of Thanet's urban areas;(3) To preserve and protect the open and undeveloped character of the green wedges; and(4) To assist in safeguarding these gaps of intervening countryside from encroachment andpiecemeal erosion.9.54 The Council is of the view that, given the historical background to development of theGreen Wedges, agriculture and horticultural development would be an acceptable exception tothe above purposes. The Council also considers that open sports and recreational uses wouldbe compatible with Green Wedge policy, subject to there being no overriding conflict with thePolicy criteria and the wider objectives of the Plan.POLICY CL6WITHIN THE GREEN WEDGES DEFINED ON THE PROPOSALS MAP, NEWDEVELOPMENT WILL NOT BE PERMITTED IF IT WOULD:(1) RESULT IN THE OUTWARD EXPANSION OF SURROUNDING BUILT DEVELOPMENTINTO THE WEDGES; OR(2) RESULT IN THE SIGNIFICANT CONSOLIDATION OF AN EXISTING POCKET OFDEVELOPMENT WITHIN THE WEDGES; OR(3) RESULT IN DEVELOPMENT WHICH WOULD EXTEND AN EXISTING POCKET OFDEVELOPMENT ONTO FRESH LAND WITHIN THE WEDGES; OR(4) RESULT IN NEW ISOLATED DEVELOPMENT WITHIN THE WEDGE; OR(5) BE DAMAGING TO THE ESSENTIALLY RURAL, GENERALLY OPEN ANDUNDEVELOPED CHARACTER OF THE WEDGES OR THEIR DISTINCTIVE LANDSCAPEQUALITIES OR FEATURES OR;(6) BE OTHERWISE DETRIMENTAL TO THE INTEGRITY, CHARACTER AMENITY ORFUNCTIONING OF THE WEDGES.EXCEPTIONALLY, DEVELOPMENT WHICH IS REQUIRED TO SUPPORT AGRICULTURALOR HORTICULTURAL BUSINESSES ALREADY LOCATED IN THE GREEN WEDGES, ANDFOR WHICH THERE IS NO REASONABLE ALTERNATIVE LOCATION, WILL BEPERMITTED, SUBJECT TO THE PROVISIONS OF POLICY AG3.OPEN SPORTS AND RECREATIONAL USES WILL NORMALLY BE PERMITTED SUBJECTTO THERE BEING NO OVERRIDING CONFLICT WITH OTHER POLICIES AND THE WIDEROBJECTIVES OF THE PLAN. ANY RELATED BUILT DEVELOPMENT SHOULD BE KEPTTO THE MINIMUM NECESSARY TO SUPPORT THE OPEN USE, AND BE SENSITIVELYLOCATED.ISLE OF THANET LOCAL PLANCOUNTRYSIDE AND LANDSCAPEAPRIL 1998 PAGE 124

Explanation:9.55 Policy CL6 applies to all forms of development, including new buildings, the change of useof land and buildings and advertisements. It should be noted that Policies CL5 (LocalLandscape Areas) and AG1 (Best and Most Versatile Agricultural Land) of this Plan and PoliciesRS5 and ED6 of the Kent Structure Plan also apply to these areas.9.56 There are three Green Wedge areas defined on the Proposals Map. They differ not onlyin size but also in character. The essence of the Green Wedges is the maintenance of apermanent setting of open countryside around and between the Thanet towns. They are allhighly significant in the local context, providing visual relief in a highly urbanised area.9.57 The Green Wedge which separates Margate and Broadstairs is the largest, best-knownand longest-established of the Wedges. Substantial areas of this Wedge consist of high qualityfarmland in large open fields without fences or hedgerows. However, other parts have isolatedbelts of woodland, being the grounds of large houses or institutions or, like the golf course, usedfor outdoor recreation. The other two Green Wedges (which separate Ramsgate andBroadstairs; and Birchington and Westgate) are considerably smaller than the Margate-Broadstairs Green Wedge.9.58 The primary purpose of the Green Wedges is to prevent coalescence. Much of the landin the Wedges lacks buildings, has a level landform and generally has sparse vegetation. Inturn these factors allow many extensive and uninterrupted views across open countryside. Thisperception of space, openness and separation is largely gained from roads and footpaths whichrun through or alongside the Wedges in undeveloped frontages. The benefit to the public of anactual and apparent physical separation between the communities is dependant, therefore,upon land remaining open in the literal sense and not just undeveloped.9.59 In landscape terms, the Green Wedges have the status of Local Landscape Areas.Village Separation Corridors9.60 Each of the Thanet villages makes its own contribution to the character and diversity ofthe Thanet countryside. The District Council believes that it is essential for each village in theDistrict to retain its separate physical identity, in the same way as the towns. This is recognisedby Kent Structure Plan Policy S6(b).9.61 There are some settlements which, due to their mutual proximity, are potentially vulnerableto coalescence through the development of the road frontages which link them; for example,Minster and Monkton.9.62 The District Council will, therefore, apply this policy in rural areas to maintain the identityof individual settlements, safeguard the character of the open countryside and, in the case ofsettlements close to Ramsgate, to preserve the distinction between the different characters ofthe urban and rural areas.9.63 The future development of Kent International Airport is clearly a matter of concern forManston, in terms of its physical relationship to the village. The village is currently separatedfrom the airport by agricultural land, and it is essential that a significant gap is retained so thatManston is not physically absorbed into the growing airport complex.POLICY CL7ISLE OF THANET LOCAL PLANCOUNTRYSIDE AND LANDSCAPEAPRIL 1998 PAGE 125

IN THE FOLLOWING VILLAGE SEPARATION CORRIDORS, PRIORITY WILL BE GIVEN TOTHE LONG TERM MAINTENANCE OF THEIR OPEN CHARACTER AND THE PHYSICALSEPARATION OF THE RURAL SETTLEMENTS OVER OTHER PLANNINGCONSIDERATIONS:(1) MINSTER-MONKTON;(2) ST NICHOLAS-SARRE;(3) MANSTON-WORLDS WONDER;(4) RAMSGATE-CLIFFS END;(5) RAMSGATE-MANSTON;(6) BIRCHINGTON-ACOL; AND(7) ACOL-CLEVE COURT.Overhead Power Lines9.64 One of the major issues identified by the Thanet Landscape Assessment Survey was thesignificant visual intrusion and landscape disruption caused by overhead power lines, and othersimilar structures.9.65 This disruption is particularly evident in the marsh and coastal areas, around the villages,and the Green Wedge policy areas. The District has an agricultural landscape, with gentlyundulating slopes, which exacerbate the impact of power lines.9.66 The Town & Country (Assessment of Environmental Effects) Regulations 1988 include the"transmission of electrical energy by overhead cables" as a Schedule 2 project, which wouldrequire a detailed environmental assessment in certain circumstances.9.67 Furthermore, Schedule 9 of the Electricity Act 1989 requires that electricity generators andsuppliers shall have regard to the desirability of preserving natural beauty and do what theyreasonably can to mitigate any effect which electricity transmission line proposals would haveon the natural beauty of the countryside.9.68 The District Council will therefore seek early consultation with the National Grid Companyand other statutory undertakers on power line proposals to minimise their impact on sensitivelandscape areas in the district, notably the Stour Valley and coastal areas. In circumstanceswhere a sensitive landscape might be severely affected, the undergrounding of power lines maybe sought.9.69 The District Council will also pursue the removal of existing power lines from sensitivelandscape areas if appropriate opportunities occur in the future.POLICY CL8IN CONSIDERING PROPOSALS FOR NEW POWER LINES, AND OTHER SIMILARSTRUCTURES, PARTICULAR REGARD WILL BE HAD TO THE POSSIBLE IMPACTS OFSUCH STRUCTURES ON THE CHARACTER AND AMENITY OF DESIGNATEDLANDSCAPE AREAS IN THE DISTRICT, AND TO THE USE OF APPROPRIATEMITIGATING MEASURES. THE UNDERGROUNDING OF POWER LINES WILL ONLY BESOUGHT IN EXCEPTIONAL CIRCUMSTANCES.THE DISTRICT COUNCIL WILL, IF APPROPRIATE OPPORTUNITIES ARISE, SEEK THELONG-TERM REMOVAL OR UNDERGROUNDING OF EXISTING LINES.Urban FringeISLE OF THANET LOCAL PLANCOUNTRYSIDE AND LANDSCAPEAPRIL 1998 PAGE 126

9.70 The urban fringe comprises the boundary between the urban and rural areas of the district.This fringe tends to be characterised by fragmented uses, and vulnerable agricultural areas.9.71 DoE Planning Policy Guidance Note 7 states that the urban fringe needs:"...a positive approach to planning and management, aimed at securing environmentalimprovement and beneficial use of land, and increased public access, to provide an amenity forthe residents of urban areas."9.72 SERPLAN, in "A New Strategy For The South East", urge local authorities to plan forenvironmental improvements to the urban fringe, and to devise programmes for themanagement of change, primarily land use change, in those areas, together with appropriatedevelopment to meet housing, recreational and other needs.9.73 In Thanet, the urban fringe differs, to an extent, from other urban fringes in that the highquality of agricultural land has resulted in a well-defined and conspicuous edge between thebuilt-up areas and the open countryside.9.74 However, the urban fringe is also subject to most development pressure for housing,commercial uses and so on, and local planning authorities need to address these pressures aswell.9.75 The District Council therefore intends to carry out a detailed study of urban fringeareas, and prepare a strategy for those areas in consultation with other interestedparties.9.76 The Strategy would include the identification of specific urban fringe problems in thedistrict and the part the planning system can play in providing possible solutions, and lookingat opportunities in those areas for environmental improvement, recreational facilities, possiblesites to meet future development needs, landscape protection and enhancement, and so on.Landscaping, Tree Planting and Woodlands9.77 One of the characteristics of the Thanet countryside and landscape is the lack of trees.This is a historic feature, which has been intensified by modern farming practices in someplaces, the impact of new development, and also by the violent storms of 1987 and 1990.9.78 The District Council has already committed itself to a long term tree-planting programmein the District. However, the Council also wishes to encourage other landowners not only topreserve as many existing trees as possible, but also to include new tree planting as part of themanagement programme for their land.9.79 However, this is in itself not a sufficient answer to the long term problem, since there isalso a lack of publicly-accessible woodlands. With the exception of Quex Park, which isprivately owned but partially open to the public at certain times of the year, no publiclyaccessiblewoodlands exist in the District.9.80 The District Council believes that part of the long-term solution lies in the formation of newcommunity woodlands within the District. This is further addressed in the Sport & RecreationChapter.POLICY CL9ISLE OF THANET LOCAL PLANCOUNTRYSIDE AND LANDSCAPEAPRIL 1998 PAGE 127

THE LOCAL PLANNING AUTHORITY WILL CONSERVE AND ENHANCE THE LANDSCAPE,HABITAT, AMENITY AND RECREATIONAL VALUE PROVIDED BY TREES ANDWOODLANDS IN THE PLAN AREA BY:(1) MAKING TREE PRESERVATION ORDERS TO PROTECT TREES WHICH AREIMPORTANT IN THE LANDSCAPE, ARE GOOD EXAMPLES OF THE PARTICULARSPECIES, OR WHICH HAVE SIGNIFICANT PUBLIC AMENITY OR NATURECONSERVATION VALUE;(2) ENCOURAGING OWNERS AND OCCUPIERS OF LAND, NOTABLY FARMERS, TOTAKE ADVANTAGE OF AVAILABLE GRANT AID FOR NEW PLANTING, AND TOPRESERVE TREES AND HEDGEROWS ON THEIR LAND;(3) CONTINUING THE DISTRICT COUNCILS PROGRAMME OF TREE PLANTING ACROSSTHE DISTRICT;(4) PROVIDING NEW STREET TREES, AND, WHERE APPROPRIATE, REPLACINGSTREET TREES WHICH IT HAS BEEN NECESSARY TO REMOVE;(5) ENSURING THAT ADEQUATE LANDSCAPING IS INCORPORATED IN NEWDEVELOPMENT PROPOSALS IN LINE WITH POLICY CL10; AND(6) PROMOTING THE PLANTING OF NATIVE TREE SPECIES IN RURAL AREAS TOCREATE NEW LANDSCAPE FEATURES AND WILDLIFE HABITATS, COMPATIBLEWITH ANY EXISTING NATURE CONSERVATION INTEREST.POLICY CL10THE FOLLOWING ELEMENTS WILL NORMALLY BE REQUIRED AS PART OFLANDSCAPING PROPOSALS FOR ANY NEW DEVELOPMENT:(1) THE ENHANCEMENT OF THE DEVELOPMENT SITE IN ITS SETTING;(2) THE RETENTION OF AS MANY OF THE EXISTING TREES, HEDGES AND OTHERHABITAT FEATURES ON SITE AS POSSIBLE;(3) ON SITES OF ONE HECTARE OR MORE, THE SETTING-ASIDE OF 10% OF THEDEVELOPMENT SITE FOR THE PLANTING OF NATIVE TREE SPECIES, EITHERWITHIN OR AT THE BOUNDARY OF THE DEVELOPMENT SITE;(4) THE MAXIMISING OF NATURE CONSERVATION OPPORTUNITIES WHEREDEVELOPMENT IS PROPOSED IN PROXIMITY TO EXISTING OPEN SPACE ORWILDLIFE HABITATS, IN LINE WITH POLICY NC6; AND(5) WHERE APPROPRIATE, THE PROVISION OF LANDSCAPING IN ADVANCE OF NEWDEVELOPMENT.THE DISTRICT COUNCIL WILL REQUIRE TO BE SATISFIED THAT THE DEVELOPER HASMADE ADEQUATE ARRANGEMENTS TO ENSURE CONTINUED MAINTENANCE OFLANDSCAPING, AND MAY SEEK TO SECURE ARRANGEMENTS FOR THIS PURPOSE BYENTERING INTO A PLANNING AGREEMENT.ISLE OF THANET LOCAL PLANCOUNTRYSIDE AND LANDSCAPEAPRIL 1998 PAGE 128

Explanations:9.81 The District Council will make Tree Preservation Orders to protect trees which haveamenity value, or which the Council considers to be under threat.9.82 The District Council also wishes to persuade other landowners (primarily farmers, but alsocommercial and private landowners) not only to conserve as many existing trees as possible,but also to include new tree planting as part of the management of their land. Grant aid isavailable from the District Council, Kent County Council and other sources for this purpose.9.83 In considering new development, the District Council will wish as many trees as possibleto be retained on the site, as part of the Council's wider strategy to restore trees in largenumbers to the Thanet landscape. Thus proposals which include the retention of existing treesand the planting of additional landscaping will be given more favourable consideration. BritishStandard BS5837:1991 (Guide for Trees in Relation to Construction) gives guidance regardingthe best approach to new site development in relation to existing trees.9.84 As a result of their size at maturity, the planting of additional native trees within thedeveloped part of the site could have undesirable consequences. There is likely to be pressurefor their removal in the medium term for a number of reasons; physical presence, loss of lightto residential properties, and possible damage to building services and infrastructure.9.85 The District Council therefore believes that, in the interests of the long-term survival oflandscaping, a different approach is required. Thus, on development sites of 1ha or more, theDistrict Council will usually require the setting aside of one-tenth of the site solely for native treeplanting. This may be at the boundary of the site (as at the urban fringe) or elsewhere withinthe site.9.86 The retention of trees referred to in the Policy not only relates to short term retentionduring construction work, but also to longer term protection from pressure for removal of treesonce buildings are occupied.9.87 Further policy advice relating to landscaping of new residential development is containedin the Housing Chapter of this Plan (Policy H19).ISLE OF THANET LOCAL PLANCOUNTRYSIDE AND LANDSCAPEAPRIL 1998 PAGE 129

10. RURAL SETTLEMENTSScope Of ChapterThis Chapter contains the District Council's planning policies as they relate to the villages in thedistrict, including general levels of new development, local needs housing, and other issues.Some topics which affect the villages are dealt with in more detail in other Chapters; forexample, public open space (Sport & Recreation), employment sites (Business & Commerce),and Conservation Areas (Conservation & Built Environment).OBJECTIVES(1)TO PROTECT THE CHARACTER, QUALITY AND FUNCTIONING OF THANET'SRURAL SETTLEMENTS; AND(2)TO MAKE PROVISION, WHERE APPROPRIATE, FOR NECESSARY NEWDEVELOPMENT WHICH WILL CONTRIBUTE TO THE CHARACTER,QUALITY AND FUNCTIONING OF THE VILLAGE.Strategic Background10.1 Central Government advice as it relates to rural settlements is mainly contained in PPG7,although other PPGs also have relevance to rural areas. It indicates that the general planningapproach in the countryside should be to support diversification of the rural economy, and toconserve the full and varied countryside for its own sake, and for the benefit and enjoyment ofresidents and visitors.10.2 It goes on to say that maintaining a healthy rural economy is one of the best ways ofprotecting and improving the countryside.10.3 One of the main aims of SERPLAN's "A New Strategy For the South East" is to encourageeconomic growth across the whole of the region, including the rural areas and settlements. Thisshould not, however, conflict with another, and equally important objective; that of conservingand enhancing the countryside of the South East, and improving the appearance and perceptionof its towns and villages.10.4 SERPLAN argues that land use policies should be responsive to local circumstances,including job requirements, affordable housing provision, availability of services, and theindividual character of each settlement.10.5 One of the aims of the Kent Structure Plan and the Kent Countryside Strategy is toenhance the character, quality and functioning of rural settlements in Kent, with the objectiveof securing a viable multi-purpose rural economy and balanced rural community, consistent withconserving the attractiveness and character of the countryside.10.6 The Kent Structure Plan therefore gives flexibility to district planning authorities toformulate policies in respect of rural settlements, and to take account of local needs andcircumstances in formulating settlement policies relating to housing provision, employmentopportunities, services, recreational facilities, and tourism.ISLE OF THANET LOCAL PLANCOUNTRYSIDE AND LANDSCAPEAPRIL 1998 PAGE 130

10.7 The District Council considers that new development should help to enhance the ruralsettlements of Thanet, not only in terms of quality of design, but also meeting the needs of thevillage, whether housing, employment opportunities, recreational facilities or other amenities.Thanet Context10.8 One of the factors which has been considered in the development of Local Plan policiesis the proximity of the rural settlements to Thanet's urban areas, and the reliance of the ruralpopulation on the towns for employment and services. A considerable proportion of ruraldwellers both work and use services in the Thanet towns, and Canterbury and Dover. The levelof car ownership in the villages also tends to be higher than in the towns.10.9 The seven villages of Acol, Cliffs End, Manston, Minster, Monkton, St Nicholas and Sarrevary in a number of ways; scale, function, historic character, pattern of development, locationrelative to the towns, and so on. Each contributes something distinctive to the character ofThanet's rural area, and each has its own problems and future potential.10.10 The District Council will, therefore, examine opportunities for improving the character,quality and functioning of those settlements.General Levels of Development10.11 The flexibility of the Structure Plan's Rural Settlement policies allows district planningauthorities to designate certain villages for future growth under Policy RS3(a). Other villageswould remain subject to Policy RS2 where restraint considerations apply, or even the stronglyconservationist approach advocated by Policy RS3(b). This principle applies to housing,employment and all other forms of development subject to planning control.10.12 The Village Appraisals carried out by Parish Councils during late 1989 and early 1990indicate that modest growth is preferred by residents in most Parishes, with an emphasis onmeeting locally-generated needs. For example, there is general support for the provision ofaffordable housing and limited employment uses, to allow young people to stay in the village,and to enhance the living and working environment of Thanet's rural settlements.10.13 The District Council is able to meet its housing land requirement for the Plan periodwithin the urban areas. This means that it is not necessary to allocate land in the villages forgeneral demand housing. Thus in housing terms the Council is able to restrict most newhousing development in the villages to meeting identified local needs.POLICY R1NEW RESIDENTIAL DEVELOPMENT AT RURAL SETTLEMENTS WILL BE SUBJECT TOTHE PROVISIONS OF STRUCTURE PLAN POLICY RS2, UNLESS SPECIFICALLYPERMITTED BY POLICIES IN THIS PLAN.Explanation:10.14 The policy of the District Council is to concentrate new development in the Thanet towns,and to prevent levels of development in its rural settlements which might damage theircharacter, amenity or functioning.10.15 There is sufficient land within the urban areas of Thanet to accommodate the majorityISLE OF THANET LOCAL PLANRURAL SETTLEMENTSAPRIL 1998 PAGE 131

of the development requirements of the District. The Council wishes to maintain this pattern ofdevelopment, in line with Kent County Council's rural settlement and conservation policies.10.16 The District Council does not consider that any of the Thanet villages are suitable fordesignation under Structure Plan Policy RS3.10.17 The village confines, as defined on the Village Insets accompanying the Proposals Map,therefore indicate the limits to new development in the various settlements. The only exceptionto this general approach would be where a local housing need is identified in line with Policy R4(It should be noted that the villages confines are designed to perform a purely land use planningfunction, and are not intended to define parishes, or have any other social implications).10.18 The District Council has also given consideration to a possible role for new free-standingnew settlements in meeting the housing requirement within the District.10.19 Government guidance contained in Planning Policy Guidance Note 3 indicates that newsettlements should only be considered where the environmental and other benefits from sucha settlement would outweigh those of the current practice of expanding existing towns andvillages, and where such a settlement would not be in conflict with policies of restraint.10.20 The District Council takes the view that the density of existing rural settlement, and theconsiderations in current Government advice, constitute major planning objections to theestablishment of new settlements in Thanet. The proximity of Thanet's urban settlementsstrengthens this objection. The District Council will, however, keep this position under reviewin future local plans, in the light of the changing housing land supply situation.Development in Villages10.21 Structure Plan Policies RS1 and ENV15 establish the principle that, with newdevelopment in rural settlements and in the countryside, the emphasis will be on attaining a highquality of development, taking account of the necessity to conserve the countryside or villagesetting. This is the purpose of Policy R2.POLICY R2DEVELOPMENT PERMITTED IN THE RURAL SETTLEMENTS AND, WHEREAPPROPRIATE, IN THE OPEN COUNTRYSIDE SHOULD:(1) BE SYMPATHETIC TO ITS SETTING, THE ESTABLISHED CHARACTER OF THESETTLEMENT, AND ITS PATTERN OF OPEN SPACES;(2) BE APPROPRIATE IN LOCATION, SCALE, MASSING, MATERIALS AND DETAILEDDESIGN, AND HIGHWAYS CONSIDERATIONS; AND(3) WHERE POSSIBLE, CONTRIBUTE TO THE ENHANCEMENT OF THE RURALSETTLEMENTS AND THE SURROUNDING COUNTRYSIDE.IN ADDITION, DEVELOPMENT WHICH IS PERMITTED AT THE VILLAGE EDGES SHOULDINCLUDE A LANDSCAPED BUFFER WITHIN THE DEVELOPMENT SITE, AT THEBOUNDARY WITH AGRICULTURAL LAND.Explanation:10.22 Some earlier development in the Thanet villages has not been as sympathetic to theirISLE OF THANET LOCAL PLANRURAL SETTLEMENTSAPRIL 1998 PAGE 132

historic form, and rural character and quality, as it might have been.10.23 The District Council believes that it is in the long term interests of the rural areas that allnew development should be of the highest design quality. This is the case in bothenvironmental and economic terms. The new emphasis on a comprehensive Kent tourismstrategy which includes the rural settlements affirms this policy.10.24 It is often the relationship between buildings and the open spaces around them, publiclyaccessible or not, that makes an important contribution to the character of rural settlements, andthis is particularly true of Conservation Areas. It is important that such open spaces aremaintained, if character is to be preserved.Village Gaps10.25 There are a number of road frontage sites in the villages which provide outlook into theopen countryside or onto other open spaces, or form an important break in the built environmentof those villages.10.26 The Council considers that such gaps are an important part of the built character of thevillages, and should be protected as such. The following Policy will therefore apply in thesesituations.POLICY R3THE FOLLOWING SITES SHOWN ON THE PROPOSALS MAP ARE IMPORTANT GAPS INTHE BUILT AREAS OF VILLAGES WHICH CONTRIBUTE TO THE CHARACTER ANDAMENITY OF THOSE VILLAGES, AND WILL NOT NORMALLY BE CONSIDEREDSUITABLE FOR DEVELOPMENT:(1) THE STREET, ACOL;(2) SPRATLING STREET, MANSTON;(3) GREENHILL GARDENS, MINSTER;(4) THE STREET, MONKTON;(5) A28/A253, SARRE; AND(6) THE LENGTH, ST NICHOLAS.Local Needs Housing10.27 The Village Appraisals carried out by the Parish Councils have shown that there is amodest shortage of affordable and suitable housing in the rural settlements to meet locallygeneratedneeds. This shortfall is most notable in respect of first-time buyers, young familiesand elderly residents within those settlements.10.28 The problem is not simply one of housing. The lack of housing to meet locally-generatedneeds can have an adverse effect on the character, amenity and functioning of ruralsettlements. This tends to be most graphically illustrated when first-time buyers are effectivelyforced out of the villages because of the relatively high prices created within a restricted housingmarket.10.29 This has far wider economic and social consequences than might initially be realised.Such outward movement often deprives villages of young families with children, putting villageschools (an important point of social contact) at risk. In the long term, this has furtherimplications for the provision of village services, and public transport and employmentISLE OF THANET LOCAL PLANRURAL SETTLEMENTSAPRIL 1998 PAGE 133

opportunities.10.30 The Department of the Environment has recognised that such needs exist in rural areasin Planning Policy Guidance Note 3 (Housing), and the Kent Structure Plan also containspolicies relating to rural housing development. For example, Policy RS2 allows exceptions togeneral policy considerations in respect of housing, where there is a special local justification.10.31 In November 1989, the Kent Planning and Housing Officers Groups issued an AdvisoryNote on affordable local needs housing in rural areas, for use in the preparation of Local Planpolicies. Its purpose was to establish a consistent County-wide policy in respect of local needshousing. This Policy is based substantially on the model policy contained in the Advisory Note,with some adaptation to meet local conditions and circumstances.10.32 The Policy reflects the District Council's commitment to the provision of local needshousing, which is also demonstrated by the District Council's continuing involvement in theDoE's Rural Housing Special Programme.POLICY R4EXCEPTIONALLY, PROPOSALS FOR HOUSING DEVELOPMENT TO MEET LOCAL NEEDSIN RURAL AREAS ON SITES OUTSIDE THE CONFINES OF THE RURAL SETTLEMENTSWILL BE PERMITTED, PROVIDED THAT ALL THE FOLLOWING CONDITIONS CAN BEMET:(1) A DETAILED PARISH SURVEY, SUBMITTED WITH THE PLANNING APPLICATION,CLEARLY IDENTIFIES SUCH A NEED TO THE SATISFACTION OF THE DISTRICTPLANNING AUTHORITY, WHO WILL, IF NECESSARY, SEEK AN INDEPENDENTASSESSMENT;(2) THE LOCATION AND FORM OF DEVELOPMENT IS ACCEPTABLE IN TERMS OFACCESS, PROXIMITY TO LOCAL SERVICES, ITS RELATIONSHIP TO THE RURALSETTLEMENT, INFRASTRUCTURE PROVISION AND IMPACT ON ITS BUILTENVIRONMENT AND ON THE ADJOINING COUNTRYSIDE, AND OTHERDEVELOPMENT CONTROL CONSIDERATIONS;(3) THE SUBMITTED PROPOSALS CONTAIN HOUSING OF A TYPE, MIX AND SCALEWHICH DIRECTLY MEET THE IDENTIFIED NEED;(4) THE FIRST AND ALL SUBSEQUENT OCCUPIERS ARE RESTRICTED TO THEGROUPS SET OUT IN THE EXPLANATION BELOW;(5) THE APPROPRIATE FINANCIAL AND TENURE ARRANGEMENTS, DETAILED IN THEPLANNING APPLICATION, HAVE BEEN MADE TO COMPLY WITH THEREQUIREMENTS OF PARTS 3 AND 4 OF THIS POLICY, TO BE INCORPORATED INA LEGAL AGREEMENT WITH THE COUNCIL;(6) THE DISTRICT COUNCIL IS SATISFIED THAT THE REQUIREMENTS OF PARTS 3, 4,AND 5 ARE BOTH ATTAINABLE, AND ENFORCEABLE IN THE LONG TERM (ie FORBOTH INITIAL AND ALL SUBSEQUENT OCCUPIERS);(7) THE PROPOSAL HAS THE SUPPORT OF THE RELEVANT PARISH COUNCIL;ANDISLE OF THANET LOCAL PLANRURAL SETTLEMENTSAPRIL 1998 PAGE 134

(8) THERE IS NO REASONABLE ALTERNATIVE MEANS OF MEETING THE IDENTIFIEDNEED.THE DISTRICT COUNCIL WILL NOT NORMALLY SUPPORT PROPOSALS WHICHINCLUDE:(a) MARKET HOUSING AS PART OF A CROSS-SUBSIDY SCHEME; OR(b) LOW-COST HOUSING WHICH ONLY GIVES AN INITIAL ONE-TIME PURCHASESUBSIDY.Explanation:10.33 For the purposes of this policy, local needs groups for whom such housing is consideredappropriate are:(a) First-time buyers who are already village residents or children of village residents;(b) Village residents living in unsuitable accommodation;(c) Dependents of village residents;(d) People whose work is based in the village;(e) People, normally the children of a household with local connections, who have been forcedto move away from the village due to a lack of affordable or suitable housing.10.34 For these purposes, a residential qualification is interpreted as 3 years continuousresidence in the parish, or alternatively any 5 years out of the last 10. A household with localconnections is defined as one having immediate family resident within the parish for a minimumof 10 years.10.35 It is important that the client group and their particular design, financial and managementrequirements are clearly identified, since the District Council will expect the proposals to reflectthese requirements.10.36 The measures contained in this policy constitute a "control package" designed to ensurelocal needs housing is available to meet local needs in the long term. It is therefore essentialthat all the requirements set out in the Policy are met and detailed in the planning application,and that the applicant is willing to enter into a legal agreement to ensure these controls areestablished on a permanent basis.Village Services10.37 Village services are also under threat. This includes shops, schools, pubs, bus and otherservices. The Council wishes to support the continuation of as many village services aspossible. For example, with the continued population growth at Minster, it is expected that anextension to the existing School will be required in the future, which would be supported by theCouncil.10.38 The proximity of the villages to the urban areas and the high levels of car ownershipmean that the continuation of such services is vulnerable to the operation of market forces. Itmay be that alternative voluntary methods of maintaining village services will need to beconsidered by the Parish Councils, in conjunction with Kent Rural Community Council.ISLE OF THANET LOCAL PLANRURAL SETTLEMENTSAPRIL 1998 PAGE 135

POLICY R5PROPOSALS FOR THE USE OF EXISTING RESIDENTIAL PROPERTIES IN THE VILLAGESTO PROVIDE SHOPS OR OTHER APPROPRIATE COMMERCIAL ACTIVITIES ORSERVICES WILL BE PERMITTED, SUBJECT TO ENVIRONMENTAL AND TRAFFICCONSIDERATIONS, AND MINIMUM IMPACT ON RESIDENTIAL AMENITY.PROPOSALS FOR THE USE OF AGRICULTURAL BUILDINGS IN THE VILLAGES FORSUCH PURPOSES WILL ALSO BE SUBJECT TO POLICIES AG5 AND AG6.Explanation:10.39 One of the concerns expressed in the Village Appraisals is the continued loss of villageservices. While the District Council is not in a position to provide such services directly, itbelieves that it should play a facilitating role as Local Planning Authority for the private andvoluntary sectors in terms of a positive planning approach to new retail and commercialopportunities of a suitable scale.Village Employment10.40 Generally, the level of employment uses in the villages is quite low, with the exceptionof Manston Green, Drake & Fletcher, The Drove, and other similar sites. The Council believesthat it is important to give protection to existing employment sites for the longer term, to assistin the enhancement of the character, amenity and functioning of the villages by maintaining arural employment base.10.41 However, the Village Appraisals also identified a need for the sympathetic considerationof proposals for the extension of existing sites to meet the needs of existing local companieswishing to expand in situ.10.42 The protection of existing employment sites, and their possible expansion, are addressedin the Business & Commerce Chapter of this Plan.10.43 Five of the Thanet villages fall within the Kent Rural Development Area (RDA). In RDAs,the Rural Development Commission seeks to encourage the maintenance of balanced ruralcommunities by assisting in the provision of adequate workspace and social facilities.10.44 The policies contained in this Plan are supportive of these aims for the villages. Furtherinformation about RDA status is contained in the Business & Commerce Chapter of the Plan.Rural Tourism10.45 It is considered essential, in the interests of the wider tourism strategy of the District andthe County, that rural tourist facilities can be provided in rural settlements as well as in the urbanareas. Minster Abbey and the Rural Life Museum, Sarre Mill, the Norman Church atSt.Nicholas, and Foxhunter Park at Monkton are a few of the existing tourism attractions inThanet.10.46 In planning terms, this could include the re-use of rural buildings, particularly those whichare listed, or possibly the conversion or part use of large existing residential properties. Thefollowing Policy will apply to such proposals.ISLE OF THANET LOCAL PLANRURAL SETTLEMENTSAPRIL 1998 PAGE 136

POLICY R6PROPOSALS FOR THE CONVERSION OF BUILDINGS IN RURAL SETTLEMENTS TOTOURISM-RELATED USES WILL BE PERMITTED, SUBJECT TO ENVIRONMENTAL ANDTRAFFIC CONSIDERATIONS. THE CONVERSION OF FARM BUILDINGS WILL ALSO BESUBJECT TO POLICIES AG5 AND AG6.Recreational Land10.47 There has been a consistent shortfall of land available for recreational purposesthroughout the District. Some of the villages do have sufficient recreation land. However,Minster, Sarre and Cliffs End in particular suffer from a shortfall of such land, and the Local Planseeks to address this situation.10.48 Policies relating to village recreation land are contained in the Sport and RecreationChapter of this Plan (Paragraph 8.54 et seq).Conservation and Enhancement10.49 The enhancement of the built environment of the villages is clearly an important aspectof the overall rural economic and environmental strategy. The Policies contained in this Chapterseek to provide a basis on which to protect the built character of the villages.10.50 In terms of positive enhancement, the Conservation and Built Environment Chaptergives policy and other guidance in respect of the enhancement of Conservation Areas in theDistrict. The Kent Landscape and Nature Guidelines also provide a foundation for landscapeand related improvement to key village sites.10.51 For example, the Manston War Memorial is one of a number of village greens in Kentwhich have been identified in the Commons Registration Act 1965. Although a relatively smallpiece of land, it is still common land of unique character, the only such land in Thanet, whichmerits long-term protection.Traffic In the Villages10.52 The Village Appraisals have indicated a high degree of concern in respect of traffic andpedestrian safety in the villages. The recognition of this concern is reflected by the completionof the Sarre Highway Environmental Management Initiative (HEMI) or "traffic-calming" scheme.POLICY R7THE DISTRICT COUNCIL WILL SUPPORT THE INTRODUCTION OF NEW TRAFFIC-CALMING MEASURES IN THE THANET VILLAGES. ACOL AND MINSTER ARECONSIDERED TO BE PRIORITY SETTLEMENTS FOR SUCH MEASURES.Explanation:10.53 The District Council believes that traffic-calming plays a crucial role in improving theenvironment of villages, both for residents and to encourage their tourism role.10.54 The District Council believes that traffic-calming should form an integral part ofenvironmental improvements in all the Thanet villages. However, two Thanet villages areISLE OF THANET LOCAL PLANRURAL SETTLEMENTSAPRIL 1998 PAGE 137

particularly subject to considerable traffic pressures.10.55 Acol and Minster experience high vehicle speeds on the approaches to, and through,their built-up areas, and the Council believes that on both safety and local environmentalgrounds consideration should be given to the extension of such schemes to these villages. Inthe meantime, the Council would support traffic schemes which moderate the effects of trafficin the villages.ISLE OF THANET LOCAL PLANRURAL SETTLEMENTSAPRIL 1998 PAGE 138

11. AGRICULTUREScope Of ChapterThis Chapter contains the District Council's planning policies relating to the protection ofagricultural land, the provision of new agricultural buildings, farm diversification, and otherassociated issues.Previously, Thanet District Council had consistently given land use policy support to agriculturein the District by resisting the loss of any high-grade agricultural land to other uses. The DistrictCouncil wishes to reaffirm its commitment to the protection of the best and most versatileagricultural land in the district.However, it is also clear that, because of the sweeping changes affecting agriculture in the UK,Europe and elsewhere, this continued support for agriculture needs to be expressed in new andinnovative ways.OBJECTIVES(1) TO PROTECT THE BEST AND MOST VERSATILE AGRICULTURAL LAND FROMIRREVERSIBLE DEVELOPMENT, IN THE INTERESTS OF LONG TERMCONTINUED AGRICULTURAL PRODUCTION;(2) TO SUPPORT APPROPRIATE FARM DIVERSIFICATION MEASURES TO BROADENFARM INCOME, AND ENABLE FARMING OPERATIONS TO BE CONTINUED;AND(3) TO ENSURE THAT FARM-RELATED DEVELOPMENTS DO NOT PREJUDICE THELANDSCAPE AND OTHER OBJECTIVES OF THIS PLAN.Strategic Background11.1 Agriculture has historically played a significant role in the economic development of Thanetand will continue to do so in the future. The agricultural policies of the UK established after theSecond World War were designed to provide the nation with a reliable supply of food at areasonable price and with a reasonable return to the farmer. These policies were strengthenedwhen the UK joined the European Community, and have resulted in increased output.11.2 Measures are now being taken in the European Union to reduce the overall cost of supportto the agricultural industry by increasing the role of market forces and curtailing support andprotection. This trend is set to continue. In addition, environmental objectives are beingintegrated further into agricultural support policies. The result is that, for the first time thiscentury, land is being taken out of production. Landowners will need to look at a range ofalternative economic uses for their land, including expanded woodland planting, recreation andleisure, and the restoration and management of landscapes and habitats.11.3 The agricultural industry in Thanet will need to continue to adapt to changing economic,technological and market changes in order to compete in the national and European contexts.ISLE OF THANET LOCAL PLANAGRICULTUREAPRIL 1998 PAGE 139

While some agricultural development enjoys exemption from land use planning control, theCouncil will, in the interests of agriculture and the wider rural economy, take a sympatheticapproach to the development needs of agriculture and horticulture.11.4 The Agriculture Act 1986 set out multi-purpose objectives for agriculture in addition to theproduction and marketing of agricultural produce; nature conservation, the conservation andenhancement of the natural beauty and amenity of the countryside, improvement of access andrecreation in the countryside, and diversification of the rural economy.11.5 National planning policy guidance on agriculture and agricultural land is provided byPlanning Policy Guidance Note 7 (PPG7). The central message of this Guidance is that, whileagriculture is losing its primacy in countryside land use planning, agriculture will remain a majoruser of land in the countryside. The best and most versatile land should continue to be retainedfor agriculture, and the countryside protected for its own sake.11.6 PPG7 states that the need now is to foster the diversification of the rural economy to openwider and more varied employment opportunities, and to balance that need against protectionof the environment without giving agricultural production a special priority.11.7 Regional guidance is given in SERPLAN's Rural Issues Group Report and "A NewStrategy for the South East". The RIG Report stated that there was unlikely to be a significantamount of land coming out of production in the South East as a result of agricultural producesurpluses in the EU. The Report qualifies this statement, however, by drawing attention to theuncertainty surrounding agriculture, and the pressure for development at the urban fringe.11.8 The New Strategy for the South East states that one of the fundamental aims of land usestrategy in rural areas should be to contain pressures on the countryside, avoiding or strictlylimiting irreversible agricultural land-use change.11.9 The Kent Structure Plan, partly in response to the guidance in PPG7, places a newstrategic emphasis on the long term protection of the best and most versatile agricultural land(MAFF Grades 1, 2 and 3a), regardless of its location. It also seeks to protect the long-termpotential of other agricultural land. Areas of Special Significance for Agriculture have beendiscontinued, including the North East Kent ASSA, which covered large areas of Thanet.Thanet Context11.10 Agriculture is significantly more important to the Kent economy than it is nationally. Theunique quality of the land has long been recognised in planning policy, which has given longterm protection to agricultural land, and continues to do so in the Third Review of the KentStructure Plan.11.11 Agricultural land concerns have been dominant in determining planning policies anddecisions in Thanet for many years. Thanet's farmland ranks as some of the best and mostversatile productive land in Kent and in the South East, by virtue of both the high soil quality,and the extensive and continuous nature of the land in production. As a national food resourcein the terms of PPG7, it therefore merits long term protection from irreversible development.11.12 Agriculture enjoys very favourable conditions in respect of general climatic conditions,reliability of rainfall, topography and drainage. Furthermore, the farming sector in Thanet hasa long track record of good productivity, efficiency, technical innovation and businessinvestment.11.13 Current global, European and national trends in agricultural production and practice lookset to continue, with continuing pressure to reduce production within the EU. A recent ReportISLE OF THANET LOCAL PLANAGRICULTUREAPRIL 1998 PAGE 140

from Wye College suggests that, in this case, Thanet would be an area of considerablelandscape and nature conservation enhancement potential, through grant aid and changes inmanagement practice.Long Term Agricultural Strategy11.14 The District Council believes that the policies contained in this Plan will assist therequired diversification in the rural economy, whilst protecting the character and landscape ofthe countryside.11.15 However, the international factors mentioned above provide a somewhat uncertain basisfrom which to assess what the future of agriculture in Thanet is to be beyond the Plan period.This is particularly significant in Thanet, where there is a concentration of high gradeagricultural land comprising a large proportion of the District land area.11.16 The District Council therefore wishes to give as full consideration as possible to thisissue, in order to provide some degree of certainty in land use terms for the agricultural industry.11.17 The District Council will therefore undertake a long term agricultural strategy studyfor Thanet, in discussion with other interested parties.11.18 It is intended to set up a working group, with various different interests represented, toexamine the possible long term effects of national and international factors on the future ofagriculture in Thanet, and to assess ways in which to address those issues through the planningsystem. MAFF and the NFU have already expressed an interest in being involved with thestudy.11.19 The study may also provide the opportunity for lobbying central Government onagriculture and planning related issues.Best and most Versatile Agricultural Land11.20 Despite current agricultural surpluses within the European Community, it is stillnecessary for the District Council's protective policies for the best and most versatile agriculturalland to be maintained in some form to contribute to long term national food requirements.11.21 Policy AG1 is intended to provide this long term protection. It represents a completereappraisal of the previous ASSA policy in the light of PPG7. PPG7 indicates that about onethirdof agricultural land in England and Wales is of grades 1, 2 and 3a. This is the best andmost versatile land, and is a national resource for the future. By comparison, approximately86% of agricultural land in Thanet is denoted as Grade 1 or 2.POLICY AG1LONG TERM PROTECTION WILL BE GIVEN TO THE BEST AND MOST VERSATILEAGRICULTURAL LAND. NO IRREVERSIBLE DEVELOPMENT WILL BE ALLOWED ONSUCH LAND, UNLESS:(1) IT FORMS PART OF A DIVERSIFICATION PROPOSAL ACCEPTABLE IN TERMS OFPOLICY AG4; OR(2) IT CAN BE CLEARLY DEMONSTRATED THAT THERE ARE COMPELLING ANDISLE OF THANET LOCAL PLANAGRICULTUREAPRIL 1998 PAGE 141

OVERRIDING REASONS FOR THE DEVELOPMENT TO BE LOCATED ON HIGHQUALITY AGRICULTURAL LAND.Explanation:11.22 This Policy applies to almost all the agricultural land in Thanet. The Policy is intendedto protect Thanet's high quality agricultural land from development indefinitely, and to encouragefarmers and other landowners to make the long term investment required in a changingagricultural environment. This should provide the necessary strong degree of certaintyregarding the future use of existing agricultural land.11.23 Only in very exceptional circumstances, as set out in this Policy, will new developmentproposals which affect Thanet's high quality agricultural land be considered favourably.Prevention of Casual Access to Farmland11.24 As mentioned previously, agricultural land is farmed right up to the edges of Thanet'surban areas. The intensive nature of agricultural production has precluded the introduction ofbuffer zones to prevent casual access onto farmland. This has resulted in a measure oftrespass and vandalism to crops.11.25 The following Policy will therefore apply to any otherwise acceptable proposal for newdevelopment which abuts productive farmland. New landscaping would form an integral partof this requirement.POLICY AG2WHERE NEW DEVELOPMENT ADJOINING FARMLAND IS CONSIDERED ACCEPTABLEIN ALL OTHER RESPECTS, THE DETAILED DESIGN SHOULD TAKE INTO ACCOUNT THENEED TO PREVENT CASUAL ACCESS TO LAND IN AGRICULTURAL USE.New Agricultural Buildings11.26 New agricultural buildings are now subject to a prior notification procedure, whichrequires the farmer to notify the District Council of an intention to erect new agriculturalbuildings. The District Council then needs to respond to that notification within 28 days if itwishes to comment on the siting, design or external appearance of the proposed building.11.27 The principle of generally allowing such development is established by the GeneralDevelopment Order. However, as stated in the Countryside and Landscape Chapter, locallandscape and rural character issues also need to be given full weight in the consideration ofdevelopment proposals. It is often the details of a proposal; location and siting, materials,colours and so on; that can make a proposal acceptable or not.POLICY AG3PLANNING APPLICATIONS FOR NEW AGRICULTURAL BUILDINGS WILL BECONSIDERED AGAINST THE FOLLOWING CRITERIA:(1) THE SITING, SCALE, MATERIALS, AND COLOUR OF NEW BUILDINGS SHOULD BEDESIGNED SO AS TO MINIMISE THEIR VISUAL IMPACT IN THE LANDSCAPE,AND,WHERE POSSIBLE, THE NEW BUILDING SHOULD BE LOCATED SO AS TOTAKE ADVANTAGE OF NATURAL SCREENING OR LOCAL TOPOGRAPHY;ISLE OF THANET LOCAL PLANAGRICULTUREAPRIL 1998 PAGE 142

(2) WHERE NECESSARY NEW LANDSCAPING SHOULD BE PROVIDED TO FURTHERREDUCE THE VISUAL IMPACT OF THE NEW BUILDING; AND(3) WHERE MORE THAN ONE PREFABRICATED BUILDING IS INVOLVED, THERESULTING GROUP OF BUILDINGS SHOULD POSSESS A COMPLEMENTARYAPPEARANCE AND CHARACTER IN KEEPING WITH THEIR SURROUNDINGS ANDTHE LANDSCAPE.PROPOSALS FOR SUCH DEVELOPMENT WILL ALSO BE JUDGED IN RELATION TOOTHER LOCAL PLAN POLICIES.Explanation:11.28 The Thanet landscape is gently undulating, with relatively little natural vegetation cover.New large farm buildings are therefore likely to have a significant impact on the rural landscape.11.29 The District Council believes it is necessary to exercise careful control over the scale,location, materials, colour, relationship to other buildings, landscaping and other aspects of thedevelopment, to reduce its impact in the rural landscape. However, the size of a proposal willnot in itself prevent sympathetic consideration of it.11.30 The Council considers that this is in the interests of both the farm environment itself, andthe wider landscape considerations of this Plan.Rural Diversification11.31 Planning Policy Guidance Note 7 states that it is important to encourage thediversification of the rural economy and to accommodate change, while conserving the full andvaried countryside for the benefit and enjoyment of residents and visitors alike. A healthy ruraleconomy helps to protect and improve the countryside.11.32 The guidance recognises that such diversification will often be based around farmbusinesses.POLICY AG4PROPOSALS FOR FARM DIVERSIFICATION WILL BE SUPPORTED WHERE:(1) THE DIVERSIFICATION PROPOSAL FORMS PART OF A FARM PLAN WHICH WOULDASSIST CONTINUING FARM PRODUCTION;(2) THE PROPOSAL IS ACCEPTABLE IN TERMS OF LOCATION, DESIGN, LAYOUT,ACCESS, AND OTHER IMPACT CONSIDERATIONS; AND(3) THE PROPOSED DEVELOPMENT WOULD NOT HARM THE RURAL CHARACTER ANDLANDSCAPE OF THE AREA IN WHICH IT IS LOCATED.IN THE CASE OF AN ACCEPTABLE PROPOSAL WHICH INVOLVES THE LOSS OFAGRICULTURAL LAND, A LEGAL AGREEMENT WILL NORMALLY BE SOUGHT,PREVENTING THE SEVERANCE OF THE DIVERSIFIED ACTIVITY FROM THE OVERALLFARM BUSINESS.Explanation:ISLE OF THANET LOCAL PLANAGRICULTUREAPRIL 1998 PAGE 143

11.33 The District Council wishes to support proposals for diversification which will strengthenand protect the productive base of the farm unit; that is, allow the farmer to continue to farm.11.34 Thus the District Council will expect an outline farm plan to be submitted with anyplanning application, indicating where new diversification schemes fit into the overall farmprogramme, as part of that assessment. By granting planning consent for acceptablediversification projects, the District Council is indicating its long-term support for a continuingviable agricultural community in Thanet.11.35 Farm diversification projects have a number of issues associated with them; for example,traffic and landscape impacts, and the depletion of financial and land resources. Applicants willtherefore need to carefully assess the implications of new proposals, both for their own benefit,and to enable the Local Planning Authority to give support to acceptable and viable schemes.Conversion of Rural Buildings11.36 Another aspect of rural diversification is the re-use of rural buildings. In recent years,many farm buildings have become redundant, in most cases because the buildings are oftraditional construction and thus not suitable for modern farm machinery. Redundancy may alsooccur as a result of operational changes, farm rationalisation, or EU Common AgriculturalPolicy.11.37 Central Government advice, as expressed in PPG7, is to support proposals for theconversion and re-use of such buildings wherever possible, to aid diversification of ruraleconomy. The District Council has already given planning permission for a number of proposalsof this kind, notably for residential or light industrial purposes. With parts of Thanet nowincluded in the Rural Development Commission's Redundant Building Grant Scheme for theEast Kent Coalfield, grant aid may now be available for the conversion of such buildings to newworkspace.11.38 Such conversions might be particularly desirable where buildings are listed, or have otherlandscape value, and their long term retention may be sought for these reasons.11.39 However, it is in the interest of the character of the Thanet landscape not to permit theconversion of buildings which are not sympathetic to their landscape setting by reason of size,design or built form. The District Council will not normally support the conversion or adaptionof such buildings.11.40 Disused rural buildings may hold species protected by the Wildlife and Conservation Act1981 and other legislation; for example, bats or Barn Owls. The conversion of such buildingsshould make provision for their continued use by protected species which are present. If thisis not possible, an alternative roosting site should be provided nearby. This applies to PoliciesAG5 and AG6.POLICY AG5THE CONVERSION OF RURAL BUILDINGS TO OTHER USES WILL BE PERMITTEDWHERE:(1) THEIR FORM, BULK AND GENERAL DESIGN ARE IN KEEPING WITH THECHARACTER OF THE SURROUNDING COUNTRYSIDE; AND(2) THE PROPOSED USE IS ACCEPTABLE IN TERMS OF ITS IMPACT ON THEIMMEDIATE LOCALITY AND THE LOCAL HIGHWAY NETWORK.ISLE OF THANET LOCAL PLANAGRICULTUREAPRIL 1998 PAGE 144

WHERE THE BUILDING CURRENTLY HOLDS PROTECTED SPECIES, THE CONVERSIONSHOULD ENSURE THE CONTINUED USE OF THE BUILDING FOR THAT PURPOSE, ORA SUITABLE ALTERNATIVE SITE SHOULD BE PROVIDED IN THE IMMEDIATE LOCALITY.Conversion of Listed Rural Buildings11.41 English Heritage have published a report showing how listed rural buildings which havebeen converted to other uses have later been de-listed because of the effect of the newdevelopment on the character of the buildings. This tends mainly to occur with residentialconversions, though not exclusively so.11.42 One of the Report's recommendations is that if proposals are likely to lead to the loss ofessential features of the building, then conversion should not be permitted. In this respect, italso advises that residential conversions should only be considered as a last resort.Consideration should first be given to other uses, for example, commercial workshop orcommunity uses, especially where Grade I or II* (star) buildings are involved.11.43 The District Council will therefore seek to encourage the implementation of uses whichprovide the best possible chance of preserving the essential features of a building.11.44 The Kent Conservation Officers' Group (KCOG) have drawn up a series of guidelinesagainst which conversions should be judged, including the maintenance of essential features,extensions and other new features and so on. The Policy incorporates both the KCOG andEnglish Heritage advice. In this respect, the Council will normally expect a detailed structuralsurvey to be submitted with the application, to permit the full consideration of the proposals,particularly in relation to part (1) of the Policy.POLICY AG6IN ADDITION TO THE REQUIREMENTS OF POLICY AG5, PROPOSALS FOR THECONVERSION AND RE-USE OF LISTED RURAL BUILDINGS SHOULD CONSTITUTE THEBEST REASONABLE MEANS OF GIVING LONG TERM PROTECTION TO THE BUILDINGS'ESSENTIAL FEATURES AND ARCHITECTURAL INTEGRITY.PROPOSALS WHICH WOULD NOT DETRACT FROM THE CHARACTER OF A LISTEDBUILDING, OR POTENTIALLY RESULT IN ITS FUTURE DE-LISTING WILL BE PERMITTED;THUS:(1) PROPOSALS WHICH WOULD REQUIRE MAJOR STRUCTURAL ALTERATIONS, ORDISMANTLING AND RECONSTRUCTION WILL NOT NORMALLY BE PERMITTED;(2) PROPOSALS WHICH INCLUDE NEW BUILD ELEMENTS TO THE DETRIMENT OF THECHARACTER OF THE BUILDING OR ITS SETTING WILL NOT NORMALLY BEPERMITTED;(3) PROPOSALS WHICH INVOLVE THE CREATION OF INTRUSIVE SUBURBANFEATURES SUCH AS FENCING, INAPPROPRIATE PAVING, NON-NATIVE TREES ORSHRUBS, KERBING, COLUMN LIGHTING, ETC, WILL NOT NORMALLY BEPERMITTED;(4) IF THE PROPERTY IS TO BE SEVERED FROM AN AGRICULTURAL UNIT, THE LOCALPLANNING AUTHORITY WILL REQUIRE THAT ONLY THE MINIMUM NECESSARYISLE OF THANET LOCAL PLANAGRICULTUREAPRIL 1998 PAGE 145

CURTILAGE IS SEVERED WITH THE BUILDING; AND(5) THE LOCAL PLANNING AUTHORITY WILL CONSIDER THE REMOVAL OF PERMITTEDDEVELOPMENT RIGHTS AT THE TIME OF GRANTING PLANNING PERMISSION,EITHER BY CONDITION OR LEGAL AGREEMENT.WHERE THE BUILDING CURRENTLY HOLDS PROTECTED SPECIES, THECONVERSION SHOULD ENSURE THE CONTINUED USE OF THE BUILDING FOR THATPURPOSE, OR A SUITABLE ALTERNATIVE SITE SHOULD BE PROVIDED IN THEIMMEDIATE LOCALITY.Explanation:11.45 The District Council believes that the future use of listed rural buildings is a different caseto that of non-listed buildings. This is recognised in PPG7, where it is acknowledged that theform, bulk and general design of such proposals should be in keeping with their surroundings.As well as the agricultural, landscape and other planning factors, the architectural and historicaspects of listed farm building must also be taken into account.11.46 Where planning permission is granted for a conversion or change of use, the DistrictCouncil will consider the removal of permitted development rights to preserve converted farmbuildings and their surroundings from alterations, extensions and other development whichmight adversely affect the character and setting of the listed building, and the immediate rurallandscape.Agriculture-Related Development11.47 The Kent Structure Plan seeks to control the location of agriculture-related businesseswhich are not part of a farm business, such as produce processing and packaging operations.11.48 Such uses are relatively unusual in the Thanet area, the principal exception being thepotato pack-house at St Nicholas Court Farm, near the Thanet Way.11.49 These value-adding operations would not be inappropriate within the Plan area as awhole, but their scale and location will be closely regulated by the application of the followingPolicy.POLICY AG7DEVELOPMENT RELATED TO THE AGRICULTURAL INDUSTRY MAY BE LOCATED ONSUITABLE SITES ON AGRICULTURAL LAND, SUBJECT TO LANDSCAPE, TRAFFIC ANDOTHER PLANNING CONSIDERATIONS, AND THE SCALE OF THE DEVELOPMENT BEINGACCEPTABLE.New Agricultural Dwellings11.50 Annexe E of PPG7 sets out the criteria by which proposals for new agricultural dwellingsshould be appraised. All such proposals should be subject to a "functional" test (whether anoperational need for the dwelling exists). A "financial" test may also be applied in appropriatesituations (whether the farmholding is sustainable in the long term as a productive agriculturalunit).11.51 Kent Structure Plan Policies aim to minimise the rate of new residential development inrural areas, relating it to locally generated needs, be they agricultural, forestry or social housingneeds.ISLE OF THANET LOCAL PLANAGRICULTUREAPRIL 1998 PAGE 146

11.52 Planning permission will therefore normally only be granted for a farm dwelling where anagricultural need has been demonstrated. In this context, need means the need of the particularfarm business, rather than the owner or occupier of the farm or holding.POLICY AG8THE PROVISION OF NEW AGRICULTURAL DWELLINGS IN THE DISTRICT WILL ONLYBE PERMITTED, WHERE IT IS DEMONSTRATED THAT:(1) THERE IS A GENUINE SECURITY CONCERN WHICH NECESSITATES THATPROVISION; OR(2) A NEW VIABLE AGRICULTURAL UNIT REQUIRES ON-SITE ACCOMMODATION FOROPERATIONAL PURPOSES;AND WHERE THE PROPOSAL IS ACCEPTABLE IN TERMS OF ACCESS, DESIGN ANDLOCATION.WHERE PLANNING PERMISSION FOR A NEW DWELLING IS GRANTED ON THE BASISOF AGRICULTURAL REQUIREMENTS, A CONDITION OR LEGAL AGREEMENT WILL BEREQUIRED TO RESTRICT OCCUPATION OF THE DWELLING TO AGRICULTURALWORKERS AND THEIR DEPENDENTS, OR PERSONS LAST EMPLOYED INAGRICULTURE.Explanation:11.53 The District Council takes the view that, in Thanet, agricultural need is directly relatedto the security of certain types of livestock, and horticultural produce. Thanet's agricultural landis almost exclusively in arable production which, by its nature, is not as susceptible to damageas other forms of agriculture.11.54 The pattern of agricultural holdings in Thanet is well-established and stable, and theagricultural area is generally in close proximity to the urban areas. In view of this, the Councilbelieves that there is, generally speaking, little justification for new agricultural dwellings.Farm Shops11.55 A Policy (Policy S6), relating to the establishment and extension of farm shops, iscontained in the Shopping Chapter of this Plan.ISLE OF THANET LOCAL PLANAGRICULTUREAPRIL 1998 PAGE 147

12. COASTAL AND WATER RESOURCESScope Of ChapterThe Isle of Thanet has nearly 19 miles of coastline, which are characterised by a distinctive andrare combination of chalk cliffs and extensive sandy beaches. The coast forms one of theDistrict's most valuable resources, in terms of tourism, formal and informal recreation, landscapeand nature conservation.The District also contains large areas of low lying land, mostly comprising the former flood plainof the River Wantsum, which is subject to some risk of coastal flooding, which is likely toincrease with rising sea levels.This Chapter therefore addresses such issues as co-ordinated management of the coastalzone, coastal protection, clifftop development and the undeveloped coast, flood risk area andaquifer protection zones.OBJECTIVES(1)TO PROTECT AND, WHERE POSSIBLE, ENHANCE THE LANDSCAPE ANDNATURE CONSERVATION VALUE OF THE THANET COAST;(2)TO MAKE PROVISION FOR TOURISM-RELATED USES, INFORMAL ANDFORMAL RECREATION, AND THE PUBLIC ENJOYMENT OF THETHANET COAST;(3)TO MAKE PROVISION FOR DEVELOPMENT WHICH SPECIFICALLYREQUIRES A COASTAL LOCATION, WHERE THERE IS NO OVERRIDINGCONFLICT WITH OTHER LOCAL PLAN POLICIES; AND(4)TO CONSIDER ALL NEW DEVELOPMENT PROPOSALS IN THEOF THE THANET COAST AS A WHOLE.CONTEXTRelevant Policies in Other Chapters12.1 Planning policies which relate to the coastal zone are not confined to this Chapter.12.2 With the exception of the areas around Ramsgate and Broadstairs Harbours, the entireThanet coastline is recognised, both nationally and internationally, for its nature conservationand scientific value, and it therefore requires particularly strong protection in this regard (seeNature Conservation Chapter).12.3 Additionally, the Thanet coastline and beaches historically represent a very considerablerecreation and tourism resource, which in the future needs to be further explored and developedfor the enjoyment of residents and visitors alike (see Sport & Recreation Chapter).12.4 The recreational and educational value which the District Council places on the coast canbe illustrated by its current scheme to waymark the coastal footpath from Reculver toRichborough, and to interpret the nature conservation and geological interest of the coast forISLE OF THANET LOCAL PLANCOASTAL AND WATER RESOURCESAPRIL 1998 PAGE 148

users of the footpath (see Policy SP22).12.5 The Thanet coastline and the sea also considerably enhance the value of the District'slandscape, and this enhanced value is recognised by its partial designation as part of theWantsum Valley Special Landscape Area (see Countryside and Landscape Chapter).12.6 Thus this Chapter draws together the various strands of policy in more generalstatements, but which refer specifically to Thanet's coastal areas.Strategic Background12.7 Central Government advice is provided in Planning Policy Guidance Note (PPG) 20 onCoastal Planning. The guidance strongly advocates the protection of undeveloped coastalareas from new development, unless no other suitable sites exist (Policy CW1). It also warnsof the potentially detrimental impact of inappropriate development to the coastal skyline.12.8 The advice recognises that coastal and estuary development can have an impact on theenvironment well beyond the immediate vicinity, and, conversely, that development away fromcoasts and estuaries can have a similar impact on those areas (See Nature ConservationChapter).12.9 It also advises against permitting new development in areas which are at risk fromflooding, including coastal flooding (Policies CW5 and CW6).12.10 The Kent Structure Plan contains policies which relate to the undeveloped coast andnature conservation aspects of coastal policy. The Plan also recognises the importance of coordinatingcoastal planning policy, and contains new policies relating to the recreational use ofthe coastal zone.12.11 The District Council recognises that the coastline is one of the district's greatest assets.The Council considers that it is important to maintain the diverse character of the Thanet coastfor its value for tourism, recreation, landscape and wildlife.12.12 Thus the District Council needs to manage and balance the various needs and demandswhich affect the Thanet coastline.Planning Policies12.13 As mentioned above, PPG20 stresses that coastal planning is a strategic issue, and thatthere is a need for greater cooperation and coordination between coastal local authorities.12.14 The Kent Coast Strategy, currently in preparation, is intended to address in detail thestrategic coastal problems and issues of Kent.12.15 The District Council will, therefore, participate in, and support, a Strategy for theKent Coast, both in its preparation and implementation.12.16 The Council also recognises the importance of balancing the environmental, recreationaland development needs of the coastal zone. Policy CW1 therefore outlines the widerconsiderations within which decisions relating to various forms of development at the coast mustbe assessed. These are addressed in more detail in other Chapters of this Plan.12.17 The Council will also, in considering new development proposals at the coast, take intoaccount the character of the whole Thanet coast, and whether a particular development mightISLE OF THANET LOCAL PLANCOASTAL AND WATER RESOURCESAPRIL 1998 PAGE 149

e better located elsewhere in the coastal zone. This carries forward the Council's commitmentto enhance the differences in the character of the Thanet coast.12.18 The Thanet coast is a sensitive area for wildlife and for its landscape value. Dependingon the location, nature and scale of new development, an Environmental Impact Statement maybe required under the European Union Environmental Assessment Directive and Departmentof the Environment Circular 15/88 on Environmental Assessment.12.19 Thus the following Policy will apply.POLICY CW1DEVELOPMENT WHICH SPECIFICALLY REQUIRES A COASTAL LOCATION WILLNORMALLY BE PERMITTED, WHERE THERE IS NO OVERRIDING CONFLICT WITHOTHER LOCAL PLAN POLICIES, AND IF NO MORE APPROPRIATE SITE EXISTS.NEW DEVELOPMENT AT THE COAST WILL BE EXPECTED TO PROTECT AND ENHANCETHE LANDSCAPE, NATURE CONSERVATION AND RECREATIONAL VALUE, ANDDIVERSE CHARACTER OF THOSE AREAS.Coastal Defence Works12.20 Thanet's chalk coastline is particularly vulnerable to sea and wind action, being locatedwhere the North Sea meets the English Channel. The District Council therefore regards it asvery important for these areas to be protected from erosion and subsequent damage.12.21 Most of the Thanet coastline is now designated as a Site of Special Scientific Interest,and as a Special Protection Area and Ramsar Site, and is therefore protected by Policies NC2and NC3 of this Plan.12.22 This Policy acknowledges the potential for conflict between the construction of seadefence works, the scientific and nature conservation interests and the public amenity value ofthe Thanet coastline. It thus also recognises the necessity to reach agreement with EnglishNature, as far as possible, concerning the most suitable form of sea defence measures. In thisrespect, the District Council will seek to encourage the use, where appropriate, of "soft"engineering options for coastal defences.12.23 Under the Coast Protection Act 1949, an English Nature objection to new defence worksautomatically results in a Public Inquiry, and this would involve considerable delays in theimplementation of new coastal protection works.12.24 The District Council already consults English Nature as a matter of course whendesigning new coastal defence works with a view to conserving the known nature conservationand scientific aspects, and intends to continue that practice. The following Policy will thereforeapply.POLICY CW2WHERE NEW COASTAL PROTECTION PROPOSALS WOULD AFFECT A DESIGNATEDSSSI, SPECIAL PROTECTION AREA, OR RAMSAR SITE, OR INCLUDE A SIGNIFICANTLOCAL SCIENTIFIC OR LANDSCAPE FEATURE, NEW PROTECTION MEASURESSHOULD, AS FAR AS POSSIBLE, BE DESIGNED IN SUCH A WAY THAT THE SCIENTIFICISLE OF THANET LOCAL PLANCOASTAL AND WATER RESOURCESAPRIL 1998 PAGE 150

OR LANDSCAPE INTEREST IS NOT DETRIMENTALLY AFFECTED OR PUBLIC ACCESSTO THESE FEATURES UNREASONABLY RESTRICTED.Undeveloped Coast12.25 The unspoilt scenic quality of much of the undeveloped coast of Kent, and thecountryside adjoining the coast, is of County-wide or national significance.12.26 Although none of the Thanet coastline is designated as "Heritage Coast", there are threelengths of coast which have remained substantially undeveloped. These are recognised byKent Structure Plan Policy ENV10, and are located at Pegwell Bay, North Foreland/Palm Bayand Minnis Bay/Plum Pudding Island.12.27 The scenic and scientific value of these areas varies. At Pegwell Bay, for example, thescenic value is affected by the former Hoverport, but the scientific value of this coast in termsof fauna, flora and geology is of international significance.12.28 The North Foreland/Palm Bay stretch contains one of the most important local landscapearea, known as the Green Wedge, and the chalk cliffs have a measure of botanical interest.Minnis Bay/Plum Pudding Island includes part of the Channel of the former River Wantsum. Itis consequently a flat landscape of alluvial deposits, which is mainly in agricultural use. Inparticular, Plum Pudding Island has considerable ornithological, botanical and entomological(insect-related) interest. These areas, like Pegwell Bay, are of international importance forwildlife and geology.12.29 The following Policy will therefore apply to those areas which are designated asUndeveloped Coast by Kent Structure Plan Policy ENV10.POLICY CW3IN CONSIDERING DEVELOPMENT PROPOSALS AT OR ADJACENT TO THEUNDEVELOPED COAST, THE DISTRICT COUNCIL WILL TAKE INTO ACCOUNT THEUNSPOILT LANDSCAPE, SCIENTIFIC VALUE AND CHARACTER OF THE COASTLINE,AND PROPOSALS WHICH ARE INAPPROPRIATE TO THE AREA BY REASON OF THENATURE, SCALE, LOCATION AND LIKELY IMPACT OF THE USE WILL NOT NORMALLYBE PERMITTED.Development of Clifftop Sites12.30 Within the built-up areas of Thanet, less than 10% of the coast remains undeveloped.In view of the conflict of interests addressed by Policy CW3, the District Council also considersthat it is also important to prevent development on clifftops in urban areas which might damagethe landscape and nature conservation interests of the coastline.12.31 The Department of the Environment has recognised in PPG20 that the development ofunprotected clifftops encourages the provision of new coastal protection, and is thus a materialconsideration in dealing with applications for new development.12.32 Since almost the entire Thanet Coast is designated as a SSSI/SPA/Ramsar site(including those sections which abut urban areas) and is of considerable landscape value, itwould not be appropriate to permit development which might lead to the degradation of suchsites, either in the short or long term.ISLE OF THANET LOCAL PLANCOASTAL AND WATER RESOURCESAPRIL 1998 PAGE 151

12.33 Thus the following Policy will apply, whether a site is covered by Policy CW3 or not.POLICY CW4ON UNDEVELOPED CLIFFTOP SITES, NEW DEVELOPMENT WILL ONLY BE PERMITTEDWHERE IT WOULD NOT:(1) BE DETRIMENTAL TO THE VIEWS OR SEASCAPE VALUE PROVIDED BY SUCH SITESOR THE NATURAL HABITAT INTERESTS OF IMMEDIATELY ADJOINING AREAS;(2) UNDERMINE THE STABILITY OF A CLIFF-FACE NOT PROTECTED FROM MARINEWEATHERING;(3) CREATE A DEMAND FOR NEW COASTAL PROTECTION WORKS; OR(4) CONTRIBUTE TO THE COALESCENCE OF URBAN DEVELOPMENT ALONG THETHANET COASTLINE, OR ADVERSELY AFFECT THE CHARACTER OF THE COASTALSKYLINE.Flood Risk Areas12.34 Current forecasts seem to suggest that depletion of the ozone layer and the resultantglobal warming are likely to have significant effects on some of the coastal areas of Britain,particularly in terms of rising sea levels, and also in increased surge storm risks.12.35 This concern is reflected in a recent (1991) DoE Report on "The Potential Effects OfClimate Change In The UK". The Report indicates that coastal areas are under threat fromrising sea levels, and confirms that there is likely to be an increase in extreme storm surgepatterns.12.36 Thus some areas of Thanet's low-lying coast and countryside are potentially veryvulnerable to rising sea levels and more severe storms. This is particularly true in the Marshareas, on the rare occasions when this combination of tidal and weather conditions occurs.12.37 Department of the Environment Circular 30/92 requires that Local Planning Authoritiestake into account areas at risk to flooding in development planning. It states that theGovernment looks to local authorities to use their planning powers to guide development awayfrom areas that may be affected by flooding, and to restrict development that would itselfincrease the risk of flooding or would interfere in the ability of the Environment Agency or otherbodies to carry out flood control works and maintenance.POLICY CW5IN THE WANTSUM CHANNEL FLOOD RISK AREA AS DEFINED ON THE PROPOSALSMAP, THE DISTRICT COUNCIL WILL CONSULT THE ENVIRONMENT AGENCY INRESPECT OF NEW DEVELOPMENT PROPOSALS.NEW RESIDENTIAL DEVELOPMENT WILL NOT NORMALLY BE PERMITTED IN THISAREA, AND OTHER DEVELOPMENT WILL ONLY BE PERMITTED WHERE THEENVIRONMENT AGENCY CONSIDERS THAT THE MEASURES DESIGNED TO OVERCOMETHE INHERENT RISK OF FLOODING ARE SATISFACTORY.ISLE OF THANET LOCAL PLANCOASTAL AND WATER RESOURCESAPRIL 1998 PAGE 152

FURTHERMORE, DEVELOPMENT PROPOSALS WHICH WOULD INCREASE THEOVERALL RISK OF FLOODING, OR WOULD BE DETRIMENTAL TO THE INTEGRITY OFFLUVIAL, TIDAL AND SEA DEFENCES, WILL BE RESISTED.POLICY CW6IN THE CENTRAL MARGATE FLOOD RISK AREA, AS DEFINED ON THE PROPOSALSMAP, DEVELOPMENT WHICH IS LIKELY TO INCREASE THE OVERALL RISK OFFLOODING, INCLUDING THE CONSEQUENCES OF SURFACE WATER RUN-OFF, ORWHICH WOULD BE DETRIMENTAL TO THE INTEGRITY OF FLUVIAL, TIDAL AND SEADEFENCES WILL NOT NORMALLY BE PERMITTED.DEVELOPMENT WILL ONLY BE PERMITTED WHICH INCLUDES APPROPRIATEMITIGATING MEASURES TO OVERCOME THIS INHERENT RISK OF FLOODING ASDEFINED BY THE DISTRICT COUNCIL AND FUNDED BY THE DEVELOPER.NEW RESIDENTIAL DEVELOPMENT SHOULD BE OF AT LEAST TWO STOREYCONSTRUCTION. IN THE CASE OF RESIDENTIAL CONVERSIONS THIS SHOULD NOTNORMALLY RESULT IN THE PROVISION OF SLEEPING ACCOMMODATION AT EITHERBASEMENT OR GROUND FLOOR LEVEL.Explanations:12.38 The District Council has considered information from various bodies, including theMinistry of Agriculture, Fisheries and Food, the Institute of Terrestrial Ecology and theEnvironment Agency, in respect of the risks of 1000-year tides, and global warming and itseffects on sea levels and the frequency and strength of storm surges.12.39 The Environment Agency has commissioned research into development in flood plainsand flood risk areas, and land use planning policy, which will provide further useful information.12.40 In the meantime, the Council believes that it is both prudent and reasonable to designateareas, based on the available information, where certain forms of development will not bepermitted, and where it will consult the Environment Agency on new development proposals.12.41 These policies will obviously need to be regularly reviewed, as the evidence on theeffects of global warming on future sea levels is refined and better established.Water Supply and Protection12.42 There is increasing public interest in the quality of drinking water. Thanet has, for manyyears, been an area having high nitrate levels in its local ground water sources. Acceptablelevels for drinking water have been achieved by blending local supplies with low nitrate watersfrom outside the Thanet area. A nitrate reduction plant has now been installed at Lord of theManor to aid the delivery of satisfactory water quality.12.43 The District Council also supports the proposed new measures designed to ensure thesecurity of a long term reliable water supply to East Kent. The Council would support theprovision of a new reservoir at Broad Oak Water near Canterbury in the future, if this wasrequired in the long term.ISLE OF THANET LOCAL PLANCOASTAL AND WATER RESOURCESAPRIL 1998 PAGE 153

12.44 However, other measures, including demand management, leakage control and interregionaltransfer should be considered prior to proceeding with the development of Broad OakWater. Any such development at Broad Oak would require an Environmental Statement.12.45 Damage to water resources may occur due to the physical disturbance of aquifers andgroundwater flows by quarrying, new mineral workings, infill of old mineral workings, roadconstruction, etc; or through contamination by waste disposal on land, industrial processes,disturbance of existing contaminated land, etc. It is therefore essential that adequate measuresare undertaken to protect surface and groundwater resources.12.46 There is also concern that, with declining underground water source reserves, this supplyis more susceptible to pollution, whether from agricultural chemicals, industrial waste, or othercontaminants. It is therefore all the more important that preventable water source pollutionthrough necessary development does not occur.POLICY CW7DEVELOPMENT WHICH WOULD REPRESENT AN UNACCEPTABLE RISK TO THEQUALITY OF SURFACE AND GROUNDWATER RESOURCES WILL NOT NORMALLY BEPERMITTED, UNLESS APPROPRIATE MEASURES ARE IMPLEMENTED, AT THEDEVELOPER'S EXPENSE, TO ADEQUATELY PROTECT THOSE RESOURCES.Explanation:12.47 The Environment Agency has developed a "Policy and Practice for the Protection ofGroundwater". This seeks to ensure that new development does not present an unacceptablerisk to groundwater resources or lead to a deterioration in the quality or potential yield ofgroundwater, and recommends appropriate protection measures for different classes ofpotentially polluting development.12.48 The Environment Agency has identified the areas most at risk from such development,which lie within the Primary Source Protection Zone shown on the Proposals Map. Within thisarea, detailed advice on the potential impact of the new development on water sourcesshould be sought from the Environment Agency at West Malling, Kent, prior to thesubmission of any planning application.12.49 The District Council will therefore normally expect new development to meet therequirements of the Environment Agency so as to ensure that such development will not leadto a material deterioration in the quality of surface or ground water.12.50 For example, there are a number of proposals in this Plan which lie within the PrimarySource Protection Zone. These will have to meet the requirements of the Environment Agencyin this respect.12.51 The Environment Agency's Guidance Notes on "Protecting the Water Environmentthrough Development Plans" (originally produced by the NRA) is available from the EnvironmentAgency Southern Region Office in Worthing, West Sussex.Wastewater Treatment Facilities12.52 The treatment of wastewater in Thanet is carried out by Southern Water Services. TheWeatherlees Hill Wastewater Treatment Works at Ebbsfleet is now in operation, and shouldbring considerable improvements to the quality of bathing water and to wildlife habitats.Southern Water are continuing to invest in new plant to provide better treatment facilities forISLE OF THANET LOCAL PLANNATURE CONSERVATION ANDEARTH SCIENCEAPRIL 1998 PAGE 154

wastewater and to improve bathing water quality.12.53 It is anticipated that further works will be needed in the future to meet the requirementsof the EU Urban Wastewater Treatment. In view of the landscape and nature conservationconstraints at the coast, identified in this Plan, it may be necessary for Southern Water to seeknew sites for new treatment plants, probably inland from existing outfalls. The District Councilwill assist Southern Water in identifying appropriate new sites, and will support such facilities,where there is no significant detrimental impact on other aspects of the Thanet environment,as reflected in the policies of this Plan.POLICY CW8THE PROVISION OF IMPROVED WASTEWATER TREATMENT FACILITIES WILL BESUPPORTED SUBJECT TO THE ENVIRONMENTAL POLICY CONSIDERATIONS OF THISPLAN.ISLE OF THANET LOCAL PLANNATURE CONSERVATION ANDEARTH SCIENCEAPRIL 1998 PAGE 155

13. NATURE CONSERVATION & EARTH SCIENCEScope Of ChapterThis Chapter contains the District Council's planning policies relating to nature conservation,habitat protection and creation, and the protection of areas of geological importance, in thedistrict.Natural habitats, wildlife and geology are important aspects of Thanet's environment. Theseissues are reflected in the existence of a Special Protection Area - Ramsar Site (SPA - RamsarSite), and numerous other designations such as statutory Sites of Special Scientific Interest(SSSIs), Sites of Nature Conservation Interest (SNCIs), and RIGS Sites (Regionally ImportantGeological/Geomorphological Sites).These are all areas of great value because of their undeveloped condition and natureconservation or geological interest, and have therefore been designated either under CentralGovernment legislation or by County or District Council planning policy. They are, by theirnature, environmentally sensitive and deserve long term protection from non-essentialdevelopment.OBJECTIVES(1)TO MAINTAIN THE FULL RANGE OF NATURAL HABITATS ANDGEOLOGICAL SITES IN THE DISTRICT, INCLUDING THOSE IDENTIFIED INTHE "PHASE 1" THANET WILDLIFE HABITAT SURVEY, AND ANY OTHERKNOWN SCIENTIFIC OR WILDLIFE INTERESTS;(2)TO RESIST DEVELOPMENT WHICH WOULD BE LIKELY, EITHER DIRECTLYOR INDIRECTLY, TO DAMAGE OR DESTROY THOSE SITES ANDINTERESTS, UNLESS THERE ARE COMPELLING AND OVER-RIDINGREASONS OF PUBLIC INTEREST WHY THE DEVELOPMENT SHOULDTAKE PLACE ON A PARTICULAR SITE;(3)WHEREVER POSSIBLE, TO ENHANCE THE NATURE CONSERVATION ANDHABITAT RESOURCE OF THE DISTRICT; AND(4)TO ENCOURAGE AND PROMOTE THE EDUCATIONAL VALUE, AND PUBLICENJOYMENT, OF THE WILDLIFE HABITATS AND GEOLOGY OF THEDISTRICT THROUGH THE DECLARATION OF LOCAL NATURE RESERVESAND OTHER SIMILAR MEASURES.Strategic Background13.1 The Bio-Diversity Convention signed by the United Kingdom at the UN Earth Summitemphasises the value of nature conservation to the protection of the planet's finite resources.13.2 Within this context, Department of Environment Planning Policy Guidance Note 9 onISLE OF THANET LOCAL PLANNATURE CONSERVATION ANDEARTH SCIENCEAPRIL 1998 PAGE 156

"Nature Conservation" gives advice in respect of the protection of sites of nature conservationvalue from local sites of nature conservation interest to important sites designated under theinternationally recognised Ramsar Convention.13.3 The best national examples of natural habitat and physical features are notified by EnglishNature as Sites of Special Scientific Interest (SSSIs). Under the Wildlife and Countryside Act1981, English Nature must be consulted in respect of any proposal which is likely to damagethe interests of those sites. SSSIs may also be designated as Special Protection Areas underthe EC Wild Birds Directive, and as Wetlands of International Importance under the RamsarConvention.13.4 The EU Habitats Directive also provides for the designation of Special Areas ofConservation (SACs), as part of a European network of habitats, to be known as "Natura 2000".There are two candidate SACs in Thanet, which cover most of the coastline of the district.13.5 However these statutory designations cannot protect the full diversity of wildlife on theirown. If wildlife is to continue to be seen and enjoyed throughout Britain, nature conservationmust be an integral part of the processes which are shaping our modern environment - instilledinto the planning, management and use of land as a whole.13.6 PPG9 states that it is essential to make adequate provision for development and economicgrowth while ensuring effective conservation of wildlife and natural features as an importantelement of a clean and healthy natural environment, as attractive environments (includingwildlife habitats) are essential to social and economic well-being.13.7 Government advice recognises in addition to the statutory areas designated under theWildlife and Countryside Act, that wildlife conservation can only be achieved through widermanagement of the nation's land resources as a whole. PPG9 states that nature conservationmust be taken into account in all activities which affect rural land use, and in the planningprocess.13.8 Along with other government departments and other public bodies, local authorities arerequired to have regard to the desirability of conserving the natural beauty and amenity of thecountryside. This duty embraces the conservation of flora, fauna, geological and otherphysiographical features, and extends to urban as well as rural areas.13.9 PPG 9 states that the Government looks to local authorities to take account of natureconservation interests, wherever relevant to local decisions. It also advises local authorities toconsider a wide range of positive measures to protect and enhance natural habitat areas.13.10 Ecological conservation and enhancement constitute one of the main aims of the KentCountryside Strategy. The Strategy, which provides a framework for partnership between theCounty and District Councils and other bodies, seeks to achieve conservation and enhancementof landscape and ecology through the following objectives:(1) Countryside management with farmers, landowners, local businesses and voluntary groups;(2) Compilation of a database of nature conservation and landscape resources as a basis forfuture decision making and management measures; and(3) Production of guidelines for the protection and enhancement of landscape and natureconservation sites.Thanet ContextISLE OF THANET LOCAL PLANNATURE CONSERVATION ANDEARTH SCIENCEAPRIL 1998 PAGE 157

13.11 It is important to recognise the unusual ecological context of the Isle of Thanet. Most ofthe Thanet Coast (with the exception of Viking Bay, Broadstairs and some areas aroundRamsgate Harbour) is covered by statutory nature conservation designations. These includetwo Sites of Special Scientific Interest and the Thanet Coast Special Protection Area-RamsarSite.13.12 The Thanet Coast has also been identified by English Nature as one of the 27 mostsensitive marine areas in England. The District Council recognises that these sites require longterm protection from damaging development.13.13 However, the District Council also recognises that Thanet's coastline is a major tourismand economic asset, in an area suffering from long term decline in tourism and economicperformance. Thus there may be exceptional circumstances in which the economicdevelopment interest overrides the ecological interest. This unique situation is acknowledgedin each of the relevant policy statements.13.14 The District Council considers that such situations are likely to be very rare, and therelated policy statements should not in any way be regarded as providing justification fordevelopment which do not fall into this exceptional category.13.15 There are very few, if any, other areas in the district which enjoy statutory protection fromdevelopment likely to adversely affect their nature conservation interest.13.16 Thanet's agricultural landscape is largely treeless, and generally cultivated right up to theedges of the built-up confines. As a result of strategic policy, the provision of infrastructure andother factors, considerable pressure for new development will be focused within the existingbuilt-up areas. Consequently, those areas of natural habitat which do exist assume particularimportance in the local context.13.17 Accordingly, when considering applications for development likely to affect any sitehaving nature conservation value, the District Council intends to give sensitive consideration tothe need for their preservation as such and to safeguard them from harmful development.Thanet "Phase 1" Habitat Survey13.18 The detailed Thanet "Phase 1" Survey Interim Report, co-ordinated jointly by the KentWildlife Trust and Kent County Council, has recently been completed. In addition to thestatutory designations, this identifies more than 250 sites of local or county importance.13.19 However, leaving aside intertidal habitats and amenity grassland (parks, public openspace, etc), only some 4% of the district land area is comprised of semi-natural habitats. Thisdoes not compare well with other districts in Kent, where there is also a greater variety ofhabitats. Thus non-statutory habitat sites and features assume a particularly high level ofimportance in the Thanet context. They also contribute significantly to the local landscape (seeChapter 9). The following Policy will therefore apply to habitat sites and features (includingthose identified in the Thanet "Phase 1" Habitat Survey)" not covered by the other natureconservation policies in this Plan.POLICY NC1DEVELOPMENT PROPOSALS WHICH WOULD RESULT IN THE LOSS ORFRAGMENTATION OF SEMI-NATURAL HABITATS OR FEATURES, WILL NOT BEPERMITTED.ISLE OF THANET LOCAL PLANNATURE CONSERVATION ANDEARTH SCIENCEAPRIL 1998 PAGE 158

EXCEPTIONALLY, WHERE A SPECIFIC LOCAL NEED HAS BEEN IDENTIFIED WHICHOVERRIDES THE NECESSITY OF RETAINING THE SITE AND FOR WHICH NO SUITABLEALTERNATIVE SITE EXISTS, AT LEAST AN EQUIVALENT AREA OF CORRESPONDINGHABITAT WILL BE EXPECTED TO BE CREATED, AT THE DEVELOPERS EXPENSE, ATA SUITABLE LOCATION WITHIN THE DISTRICT, AND WELL RELATED TO OTHEREXISTING HABITATS.WHERE APPROPRIATE, THE EFFECTIVE LONG-TERM MANAGEMENT OF HABITATSITES AND FEATURES WILL BE PURSUED THROUGH THE USE OF PLANNINGCONDITIONS, LEGAL AGREEMENTS OR OTHER SUITABLE MECHANISMS.Explanation:13.20 In view of the fact that the wildlife resources of Thanet are extremely limited and thereis a scarcity of mature habitats, the "Phase 1" Report recommends that efforts should be madeto safeguard all the semi-natural habitats represented in the study. The Report also states thatthe retention of even small features of value for nature conservation should be a high priorityin development control.13.21 Thus development proposals which would damage or destroy habitats or sites identifiedfor protection in this Plan will not normally be permitted. This preclusion also relates to off-sitedevelopment proposals which would damage habitats indirectly, either in the short term orcumulatively in the long term.13.22 Thanet's agricultural land is generally lacking in trees, hedges and other natural cover.It is for the most part farmed right up to the edges of the built-up confines which will, as a resultof strategic policies, be the focus for future development pressures.13.23 Therefore, where sites of known habitat value do exist, these assume a particularimportance and warrant every effort to protect them. However, the Council believes that it isalso important to enhance existing habitats and create new habitats for wildlife, and increasetheir educational value for the wider public.13.24 The Policy also makes provision for exceptional circumstances where the need fordevelopment overrides the desirability of retaining the site, and where no other suitable site canbe found. The Council would normally expect development of the site to include mitigatingmeasures to minimise the impact of the development on the habitat value of the site. In suchsituations, the Council will also expect the developer to provide for the replacement of thathabitat in another location which would complement the existing pattern of habitats in thedistrict.A Nature Conservation Strategy13.25 The District Council is committed to the protection of an attractive countryside includingnature conservation and all its attendant benefits. The development of a nature conservationstrategy will be based on the information provided by the Habitat Survey and other relevantsources. It is recognised that the positive aspects of nature conservation aims are largelydependent upon the goodwill of farmers and other landowners.13.26 The District Council aims to adopt nature conservation friendly practice in its ownoperations, and also to encourage owners and users of land to adopt such practice.13.27 It is therefore the intention of the District Council to prepare a local natureISLE OF THANET LOCAL PLANNATURE CONSERVATION ANDEARTH SCIENCEAPRIL 1998 PAGE 159

conservation strategy, in consultation with other interested groups, which will beimplemented as officer time and finances allow.13.28 The purpose of the Strategy will be to provide a context for positive measures, includingmanagement agreements and other initiatives, for protecting and enhancing habitat areas, andcreating new and varied habitats within the District.13.29 One of the particular areas that the Strategy will focus on is the Lower Stour Valley, agenerally neglected part of the district, but with great potential for habitat enhancement. Thisis addressed in more detail by Policy NC7.Sites Of National And International Nature Conservation Significance13.30 The Thanet Coast and Sandwich Bay-Hacklinge Marshes (which includes Pegwell Bay)SSSIs cover most of the Thanet coastline, with the exception of Viking Bay, Broadstairs andsome of the beach areas around Ramsgate, and are ranked Grade 1 in the Nature ConservationReview. This importance is underlined by the existence of a Kent Wildlife Trust Nature Reserveon the site.13.31 Proposals which might have an impact on the Thanet SSSIs, either directly or indirectly,would need to be subject to the most rigorous examination.POLICY NC2DEVELOPMENT WHICH WOULD MATERIALLY HARM OR DETRACT FROM THESCIENTIFIC OR NATURE CONSERVATION INTEREST OF THE THANET SSSIs, EITHERDIRECTLY OR INDIRECTLY, WILL NOT BE PERMITTED.EXCEPTIONALLY, WHERE IT CAN BE DEMONSTRATED THAT THE NEED FOR THEPROPOSED DEVELOPMENT IS COMPELLING AND OVER-RIDES THE NATIONALIMPORTANCE OF THE SSSIs, AND NO SUITABLE ALTERNATIVE SITE EXISTS,MITIGATING MEASURES SHOULD BE INCORPORATED INTO THE DEVELOPMENT, TOMINIMISE THE IMPACT OF THOSE PROPOSALS ON THE SCIENTIFIC OR NATURECONSERVATION INTEREST OF THE AREA.Explanation:13.32 The Thanet coastal SSSIs are also Special Protection Areas (SPAs) under the EuropeanCommunity Wild Birds Directive. Whilst SPAs must also be SSSI, not all the Thanet SSSIs areincluded in the SPA. Most notably, some land at Pegwell Bay is not included in the SPA.13.33 Department of Environment Circulars 15/88 (Environmental Assessment) and 1/92 (Sitesof Special Scientific Interest) advise that the environmental effects of any proposeddevelopment either in or close to a declared or potential SPA or Ramsar site should be subjectto the most rigorous examination.13.34 The Wild Birds Directive requires member states to take appropriate steps to avoid thepollution or deterioration of habitats, or any disturbance affecting birdlife within an SPA. Currentcase-law indications are that Special Protection Area status means that only development whichis of over-riding public interest should be permitted.13.35 A large proportion of the Thanet coast is identified within two candidate Special Areas ofConservation (cSACs) - the Sandwich Bay SAC and the Thanet Coast Marine SAC.Government guidance in PPG9 states that candidate SACs should be treated for planningISLE OF THANET LOCAL PLANNATURE CONSERVATION ANDEARTH SCIENCEAPRIL 1998 PAGE 160

purposes in the same way as designated SACs.13.36 The Thanet Coast Marine SAC extends beyond mean low water mark for the purpose ofproducing a Scheme of Management. However, for planning purposes the Policy is onlyapplicable as far as mean low water mark. The level of protection to be applied to SACs iscomparable to that applied to SPAs. In Thanet, the primary interests protected by the SACs arechalk reefs and sea-caves (Thanet Coast) and mud/sandflats contributing to the formation ofrare and valuable dune habitats (Sandwich Bay).POLICY NC3DEVELOPMENT WHICH WOULD RESULT IN THE POLLUTION, DETERIORATION ORDISTURBANCE OF THE NATURE CONSERVATION INTEREST OF AREAS DESIGNATEDOR PROPOSED AS A SPECIAL PROTECTION AREA, SPECIAL AREA OF CONSERVATIONOR RAMSAR CONVENTION SITE, EITHER DIRECTLY OR INDIRECTLY, WILL NOT BEPERMITTED.EXCEPTIONALLY, WHERE IT CAN BE DEMONSTRATED THAT THE PROPOSEDDEVELOPMENT IS ESSENTIAL FOR THE MAINTENANCE OF PUBLIC SAFETY, AND NOADEQUATE ALTERNATIVE EXISTS, MITIGATING MEASURES SHOULD BEINCORPORATED INTO THE DEVELOPMENT, TO MINIMISE THE IMPACT OF THOSEPROPOSALS ON THE NATURE CONSERVATION INTEREST OF THE AREA.Explanation:13.37 The Thanet coast, including Pegwell Bay, is also designated as a Wetland ofInternational Importance under the Ramsar Convention, which requires the Government, as asignatory, to promote the conservation of wetlands generally, and sites designated under theRamsar Convention in particular.13.38 All Ramsar sites in the UK are designated SSSIs. English Nature advise that, in theapplication of planning policies to Ramsar sites, district councils should have regard to theUnited Kingdom's international responsibilities under the Ramsar Convention.13.39 Under Article 3 of the Convention, Central and Local Government and other public bodieshave a legal responsibility to formulate and implement their planning so as to promote theconservation of the wetlands included in the List.13.40 Article 4 of the Convention requires the signatories to promote the conservation ofwetlands and waterfowl by the establishing of nature reserves on wetlands, provide adequatelyfor their wardening, and co-ordinate and support present and future policies and regulationsconcerning the conservation of wetlands.Pegwell Bay13.41 Pegwell Bay is an exceptional nature conservation site of international importance. Thisis reflected in the designation of the area as a Site of Special Scientific Interest and CandidateSpecial Protection Area under the European Community Wild Birds Directive, and a RamsarSite. It has also been declared as a Local Nature Reserve under the National Parks & Accessto the Countryside Act 1949.13.42 The Sandwich Bay-Hacklinge Marshes area (which includes Pegwell Bay) contains thefinest sand dune system and sandy coastal grassland in South East England, and also includesa wide range of other rare and highly valuable habitats such as mudflats, saltmarsh, freshwaterISLE OF THANET LOCAL PLANNATURE CONSERVATION ANDEARTH SCIENCEAPRIL 1998 PAGE 161

marsh, scrub and woodland, and the rare geological features in the Pegwell Bay cliff formations.It is among the richest for plants in the country, renowned for invertebrate fauna.13.43 The mudflats and saltmarsh support large wintering populations of waders, particularlygrey plover and sanderling which regularly reach levels of international importance. It is alsovery important for wintering and breeding birds and as a landfall for migrant birds.13.44 It should be noted that Pegwell Bay is an area of considerable landscape value andsignificance, being designated a Special Landscape Area (Policy CL3) and as an area ofUndeveloped Coast (Policy CW3).Sites Of County And Local Nature Conservation Significance13.45 In addition to statutorily protected sites, there are a number of other sites known to havesubstantial nature conservation interest within the Kent context. These have been identified bythe Kent Wildlife Trust as Sites of Nature Conservation Interest (SNCIs) and are reviewed ona regular basis. The SNCI Schedules are attached to the Plan at Appendix G.POLICY NC4DEVELOPMENT WHICH WOULD BE DAMAGING TO THE FOLLOWING SITES OF NATURECONSERVATION INTEREST AS DEFINED ON THE PROPOSALS MAP, OR ANY SITES SODESIGNATED IN THE FUTURE, EITHER IN THE LONG TERM OR THE SHORT TERM, WILLNOT BE PERMITTED:(1) MONKTON CHALK PIT;(2) MONKTON MARSHES;(3) CHISLET MARSHES-SARRE PENINSULA(part);(4) ST.PETER'S CHURCHYARD;(5) NORTH FORELAND AND GOLF COURSEROUGHS;(6) ST.AUGUSTINE'S GOLF COURSE;(7) MINSTER STATION ENVIRONS; AND(8) ASH LEVELS (part).EXCEPTIONALLY, WHERE A STRATEGIC NEED IS IDENTIFIED, AT LEAST ANEQUIVALENT AREA OF CORRESPONDING HABITAT WILL BE EXPECTED TO BECREATED, AT THE DEVELOPERS EXPENSE, AT A SUITABLE LOCATION IN THEDISTRICT, AND WELL RELATED TO OTHER EXISTING HABITATS.Explanation:13.46 Planning Policy Guidance Note 9 on Nature Conservation highlights the importance ofnature conservation outside statutorily designated sites, and states that development plansshould address these areas as well.13.47 The Council considers that SNCIs are crucial elements of the habitat network in Thanetand that they therefore require formal protection if the habitat interest is to be maintained.13.48 The Kent Trust make a distinction between Grade 1 sites, which have widespread wildlifevalue, and which would decline in value if management was significantly altered; and Grade 2sites, which have particular features of value, and could accommodate certain managementISLE OF THANET LOCAL PLANNATURE CONSERVATION ANDEARTH SCIENCEAPRIL 1998 PAGE 162

changes without detriment. Grade 2 sites could also, however, be improved to Grade 1 withsympathetic management, and the District Council will seek to promote the latter course ofaction. Thus, for the purposes of this Policy, no such distinction will be made between Grade1 and Grade 2 sites.13.49 The Kent Wildlife Trust and KCC have recently co-ordinated a detailed "Phase 1" WildlifeHabitat Survey of Thanet, as part of the Kent Countryside Strategy action programme. The listof SNCIs has been updated as a result of the information collected during the Survey.13.50 It should be noted that a number of former SNCIs now form part of the Thanet coastalSSSIs, and will therefore be given the appropriate level of protection from developmentproposals by Policy NC2.13.51 The Policy does make provision for circumstances where development might, inexceptional circumstances, be acceptable on an SNCI. However, SNCIs are scarce within thedistrict, and take up a very small area of land. Thus the District Council would regard this asbeing an extremely rare occurrence, for which substantial justification would have to be putforward. The Council would normally expect development of the site to include mitigatingmeasures to minimise the impact of the development on the habitat value of the site.13.52 In such situations, the Council will also expect the developer to provide for thereplacement of that habitat in another location which would complement the existing pattern ofhabitats in the district.Habitat Management and Creation13.53 Development proposals sometimes give occasion to open areas of land where there isscope for wildlife habitat creation.POLICY NC5IN CONSIDERING APPLICATIONS AFFECTING SITES HAVING A NATURECONSERVATION INTEREST BUT NOT NECESSITATING DESTRUCTION OF THATINTEREST, THE DISTRICT COUNCIL WILL TAKE INTO ACCOUNT THE IMPACT ON THENATURE CONSERVATION INTEREST OF THE SITE AND POTENTIAL FOR ITS LONGTERM MANAGEMENT AS SUCH.Explanation:13.54 The Nature Conservation objectives of this Plan seek to prevent development whichwould be harmful to habitats or features of nature conservation importance. However, theDistrict Council recognises that in certain instances development may satisfactorily co-existwithout any loss of the nature conservation interest, and may actually perpetuate its protectionor bring about more satisfactory management.13.55 The District Council considers that any potential advantages to nature conservationwhich may arise in connection with development proposals, should be explored fully whendealing with such applications.13.56 Certain existing habitats have taken hundreds of years to evolve and support the existingrange of wildlife. Relocation or re-creation of the existing habitats will not normally validate aproposal which would result in a loss of habitat where that loss itself constitutes an objection tothe development.ISLE OF THANET LOCAL PLANNATURE CONSERVATION ANDEARTH SCIENCEAPRIL 1998 PAGE 163

13.57 However, the District Council will generally support developer initiatives which wouldresult in the creation of suitably sited new habitats. Long term management is a consideration,but this may actually mean less maintenance or management than if, for example, the land wasgiven over to formal open space. The District Council may seek the advice of the Kent WildlifeTrust in respect of particular proposals and opportunities.POLICY NC6WHERE APPROPRIATE, NEW DEVELOPMENT PROPOSALS SHOULD INCORPORATETHE CREATION OF NEW WILDLIFE HABITATS AND INITIATIVES FOR THEIR LONG TERMMANAGEMENT.Explanation:13.58 Present land use and management characteristics of the district are such as to suggestthat it is not widely conducive to the requirements of natural wildlife habitat. Policy CL10therefore proposes measures to retain existing features and habitat important to natureconservation, and Policy NC6 contains positive measures to encourage further habitat creation.13.59 The District Council will therefore encourage the use of legal agreements, such asSection 106 of the Town & Country Planning Act, or Section 39 of the Wildlife & CountrysideAct, to safeguard habitats and wildlife, and improve the management of landholdings for natureconservation purposes.Lower Stour Valley13.60 One of the potential areas for habitat enhancement is the Lower Stour Valley, and thiswas recognised in the Stour Valley Countryside Plan in 1982. The low-lying ground either sideof the River Stour between Sarre and Pegwell Bay forms a natural topographical and ecologicalunit related to the river. It constitutes a linear zone of high habitat interest linked to the Stourestuary and hinterland to Pegwell Bay and Sandwich Bay, discussed above.13.61 The interest of the Lower Stour Valley is principally a consequence of the high watertable in the proximity of the Stour, giving rise to damp pastures drained by open dyke systems.This has created an area remarkably valuable for plants, birds and insects containing specieswhich are significant in national and regional terms. The habitat types represented here are,in County terms, rare and sensitive to change.POLICY NC7WITHIN THE LOWER STOUR VALLEY, THE PRIMARY PLANNING AIMS ARE THECONSERVATION AND ENHANCEMENT OF THE RIVER CORRIDOR ENVIRONMENT,INCLUDING THE LANDSCAPE, WATER ENVIRONMENT AND WILDLIFE HABITATS.DEVELOPMENT WHICH WOULD CONFLICT WITH THESE AIMS WILL NOT NORMALLYBE PERMITTED.Explanation:13.62 The area is one of considerable potential for habitat creation and enhancement,particularly land currently in arable production. The District Council supports a partnershipapproach for the management and enhancement of the habitat base of the Lower Stour Valley.It is likely that in the near future the Kentish Stour Countryside Management Project will beextended to the Lower Stour Valley. It currently covers the Stour Valley to just east ofISLE OF THANET LOCAL PLANNATURE CONSERVATION ANDEARTH SCIENCEAPRIL 1998 PAGE 164

Canterbury.13.63 The area covered by this policy has been extended beyond that in the 1982 CountrysidePlan to include two stretches which link into the three existing SNCIs at Ash Levels, MinsterStation Environs and the Chislet Marshes & Sarre Peninsula.Species Protected by Other Legislation13.64 It is possible that, although a site may not have a recognised habitat interest, some ofthe many species which are protected by the Wildlife & Countryside Act or the Badgers Act maybe present. In this respect, the District Council would advise developers to exercise caution inthe preparation of development proposals, and also in their implementation, if planningpermission is granted.13.65 Of particular interest in the Thanet context are the numerous high tide roost areas whichare associated with the Thanet coastal SPA-Ramsar Sites, but not located within them. Thesesites obviously do not benefit from protection as SPA-Ramsar Sites or under the Wildlife &Countryside Act. Thus the following Policy will also be applied to these areas.POLICY NC8WHERE DEVELOPMENT PROPOSALS ARE BEING PREPARED FOR A SITE NOT HAVINGA RECOGNISED HABITAT INTEREST, CARE SHOULD BE TAKEN TO ENSURE THEPROTECTION OF SPECIES FULLY PROTECTED UNDER THE WILDLIFE & COUNTRYSIDEACT OR THE BADGERS ACT.THE DISTRICT COUNCIL WILL ALSO SEEK TO ENSURE THE LONG TERM PROTECTIONOF HIGH TIDE ROOST AREAS ASSOCIATED WITH THE THANET COAST SSSI-SPA-RAMSAR SITE, BUT WHICH ARE LOCATED OUTSIDE IT.Local Nature Reserves13.66 Nature conservation and habitat areas are often of great value for public enjoyment, andresearch and education. These areas can be designated as Local Nature Reserves, under theNational Parks & Access to the Countryside Act 1949.13.67 English Nature advises that Local Nature Reserves should be either:[1] of high natural interest in the local context; or[2] of reasonable natural interest and of high educational or research value; or[3] of reasonable natural interest and of high value for informal enjoyment of nature by thepublic;and capable of being managed with the conservation of nature, and the maintenance ofopportunities for study or research as the priority concern.POLICY NC9NEW DEVELOPMENT WHICH WOULD BE POTENTIALLY DAMAGING TO THE NATURECONSERVATION OR EDUCATIONAL INTERESTS OF DECLARED OR PROPOSED LOCALNATURE RESERVES, EITHER IN THE LONG TERM OR THE SHORT TERM, WILL NOT BEISLE OF THANET LOCAL PLANNATURE CONSERVATION ANDEARTH SCIENCEAPRIL 1998 PAGE 165

PERMITTED.Explanation:13.68 There is one statutory LNR in Thanet at present. This is the Pegwell Bay-Sandwich BayLNR which extends into Dover district, and has been jointly declared by this Council, DoverDistrict Council and Kent County Council. At 610ha (1500 acres), it is the second largest LNRin England, and the largest outside the National Parks. A Reserve Management Committee hasbeen established, including English Nature, the declaring authorities and the other landowners- the Kent Wildlife Trust, RSPB, and the National Trust. A full-time Warden/Manager has beenemployed to prepare and implement a management plan for the site. The post is funded by thedeclaring authorities, the conservation organisations and commercial sponsors PowerGen andPfizer.13.69 The District Council will, in discussion with English Nature and various landowners,consider other sites for possible designation as statutory Local Nature Reserves.13.70 In order for this to be possible, it is necessary for the District Council to either own thesites, or have an agreement with the owners in respect of their management for habitat andwildlife purposes. The Council will consult owners of potential LNR sites, and pursuemanagement agreements where necessary.District Council Initiatives13.71 To demonstrate its commitment to, and furthering the aims of, nature conservation, theDistrict Council intends to have particular regard to land within its own ownership or control, andwill consider whether pilot management schemes or other initiatives are appropriate instimulating interest, developing educational awareness and commitment to nature conservation.13.72 It intends to consider initiatives aimed at furthering the aims of nature conservationincluding community woodlands (See Sport & Recreation Chapter), land management schemes,designation of local nature reserves and securing habitat creation through the use of planningagreements and design briefs. The following Policies will therefore apply.POLICY NC10THE DISTRICT COUNCIL WILL, IN THE MANAGEMENT OF ITS OWN LANDHOLDINGS,PARTICULARLY PARKS, CEMETERIES AND PUBLIC OPEN SPACE, INCORPORATE THECREATION AND MAINTENANCE OF NATURAL HABITATS, AND WILDLIFE AREAS.POLICY NC11THE VICTORIA ROAD CEMETERY MARGATE WILL BE MANAGED BY THE DISTRICTCOUNCIL AS AN URBAN HABITAT RESOURCE.Nature Conservation and Farming13.73 Natural elements which are often regarded as obstacles to efficient farming are actuallyimportant in perpetuating the viability of the land for cultivation. For example, trees andhedgerows can maintain soil quality by preventing erosion, retaining water and sheltering cropsfrom wind damage and subsequent rot, and can provide a habitat for wildlife which prey onpests which attack crops. It is actually in the farmer's interests to nurture the appropriate naturalISLE OF THANET LOCAL PLANNATURE CONSERVATION ANDEARTH SCIENCEAPRIL 1998 PAGE 166

conditions which will assist his type of farming.13.74 With the exception of those sites having statutory protection, nature conservation in thecountryside is largely dependent on the benevolence of the farming community. Thediversification of the rural economy and uncertainty over future farming methods and landrequirements mean that the impact on, or potential for, nature conservation is imponderable.13.75 While it is often attractive to work all available land as intensely as possible, it will oftenbe possible to attain significant conservation benefits with little or no loss of potential return.13.76 Grants are available from a number of sources including the Countryside Commission,the Forestry Authority, English Nature, Ministry of Agriculture Fisheries and Food, Kent CountyCouncil and Thanet District Council. Projects eligible for grant aid and which may have natureconservation benefits include:(1) planting for shelter, shade, amenity, woodland planting, hedgerow planting; and(2) maintenance and management of sites and species of nature conservation importance.13.77 The District Council is committed to habitat and wildlife conservation. While its statutorypowers may be limited in respect of agricultural practice and operations in the countryside, theDistrict Council wishes to encourage nature friendly use of the countryside through any practicalmeans available. In this regard it also wishes to bring to the attention of farmers andlandowners the range of advice and grants available.Sites of Geological Importance13.78 The Isle of Thanet possesses a wealth of areas of geological and geomorphologicalinterest which are of importance for study and research purposes. Many of these areas areprotected by virtue of their location within the Thanet SSSIs, which are geological as well asbiological.13.79 However, there are other areas which do not benefit from statutory protection, but whichcan be designated as Regionally Important Geomorphological/Geological Sites (RIGS Sites).RIGS Sites are regarded as being broadly analogous to SNCIs (Policy NC4) in terms of theirstatus within the planning context.13.80 Thus far, one site in Thanet has been formally proposed by the Kent RIGS Group; theMonkton Chalkpit Nature Reserve. At RIGS Sites, the following Policy will apply.POLICY NC12AT RIGS SITES, DEVELOPMENT WHICH WOULD RESULT IN THE LOSS OROBSTRUCTION OF GEOLOGICAL FEATURES OF IMPORTANCE FOR STUDY ANDRESEARCH PURPOSES WILL NOT NORMALLY BE PERMITTED.ISLE OF THANET LOCAL PLANNATURE CONSERVATION ANDEARTH SCIENCEAPRIL 1998 PAGE 167

14. ANCIENT MONUMENTS AND ARCHAEOLOGYIntroductionThis Chapter describes the importance of Thanet's archaeological heritage and expresses theDistrict Council's commitment to its protection and promotion as a significant resource inimproving perceptions of Thanet as a place to live, visit and invest in. It also sets out the policyapproach in dealing with development applications affecting sites of known or suspectedarchaeological interest.OBJECTIVES(1)TO SAFEGUARD SITES OF ARCHAEOLOGICAL IMPORTANCE FROM DAMAGEOR DESTRUCTION;(2)TO ENSURE SATISFACTORY INVESTIGATION AND RECORDING OFARCHAEOLOGICAL REMAINS IN CASES WHERE PERMANENTPRESERVATION OF ARCHAEOLOGICAL INTEREST IS NOT WARRANTED;AND(3)TO EXPRESS THE DISTRICT COUNCIL'S COMMITMENT TOPROMOTING THE EDUCATIONAL AND RECREATIONAL POTENTIAL OFTHANET'S ARCHAEOLOGICAL RESOURCE.Thanet's Archaeological Heritage14.1 This part of England, and Thanet in particular, has been the traditional point of entry intothe country for centuries. It is consequently replete with remains left by migrating prehistoricpeoples and our Roman, Saxon and Medieval ancestors. Thanet is very rich in archaeologicalsites of all periods from the Mesolithic to the late Medieval. These sites, surviving both belowand above ground level as earthworks, structures and other remains serve as important recordsof Thanet's history and heritage.14.2 However, archaeological remains tend generally to be perceived as little more than ofminority interest and as an obstacle to development. Also, because much of Thanet'sarchaeological resource lies below ground level and is not visually prominent, it mightmistakenly be regarded as insignificant and only worthy of limited attention in the Local Plan.Its invisible nature, however, belies its importance in the national context. The District Councilis committed to its protection and promotion as an important resource."Beneath Thanet's fields and streets are some of the Nation's most scientificallyimportant remains. It is doubtful whether such a concentration can be found elsewherein the country."("The Gateway Island - Archaeological Discovery in the Island of Thanet 1630-1979" D Birch,P Boakes, S Elworthy, C Hollins and D Perkins)Government Policy GuidanceISLE OF THANET LOCAL PLANANCIENT MONUMENTS AND ARCHAEOLOGYAPRIL 1998 PAGE 168

14.3 Planning Policy Guidance Note 16 (PPG 16), which sets out current government guidanceon archaeology and planning, states that archaeological remains are "part of our sense ofnational identity and are valuable both for their own sake and for their role in education, leisureand tourism."14.4 PPG 16 recognises archaeological remains as a finite, non-renewable and often highlyfragile resource. It advocates appropriate management to ensure their survival in goodcondition and care to ensure that they are not needlessly or thoughtlessly destroyed.Kent Structure Plan14.5 The Kent Structure Plan points out that the rich heritage of archaeological sites andancient monuments in the county contribute greatly to the character of the county and are animportant education and tourism resource. It is strategic policy to preserve such resources.Structure Plan policy states that in control of development and through policies and proposalsin local plans, important archaeological sites and scheduled ancient monuments and theirsettings will be protected.Sites and Monuments Records14.6 The main source of information regarding Kent's archaeological resource is the Kent Sitesand Monuments Record. This consists of a computerised database, together with map-basedinformation covering all known sites. It also includes definition of areas of archaeologicalpotential.14.7 The local Thanet Sites and Monuments Record provides detailed information relating tosuch sites. The number of records contained in these documents confirms the abundance ofThanet's archaeological resource.The Importance of Thanet's Archaeological Resource14.8 Thanet's significant archaeological resource has so far gone generally unrecognised. TheTrust for Thanet Archaeology, which is partly funded by the District Council, has done much topromote public awareness and stimulate interest in the local archaeological heritage. However,its efforts have been offset by the lack of any single facility to exhibit all local finds andinformation. The extent and importance of the remains within Thanet need to be brought to thepublic's notice. This will help to generate a sense of responsibility and foster goodcustodianship of a resource which could significantly enhance perceptions of the district as aplace to live, visit, work and invest in. A local exhibition facility would help to realise therecreational and educational value of Thanet's archaeological heritage and to animate itsexploitation as a resource.14.9 The District Council will seek to achieve wider recognition of the importance of Thanet'sarchaeological heritage in national terms. The Council intends to investigate how additionalfunding for rescue archaeology, maintenance and management can be obtained, and how itcould facilitate the establishment of an adequate local exhibition facility.14.10 The District Council is very anxious that the current lack of public awareness should notresult in lack of commitment to protection of this important element of Thanet's heritage. Itspolicy approach is therefore to preserve all important archaeological sites, and to seek toprotect, wherever possible, other archaeological sites. In cases where preservation in situ isnot warranted, the District Council intends to ensure that adequate arrangements will be madeISLE OF THANET LOCAL PLANANCIENT MONUMENTS AND ARCHAEOLOGYAPRIL 1998 PAGE 169

for investigation and recording.POLICY AM1THE DISTRICT COUNCIL WILL PROMOTE THE IDENTIFICATION, RECORDING,PROTECTION AND ENHANCEMENT OF ARCHAEOLOGICAL SITES, ANCIENTMONUMENTS AND HISTORIC LANDSCAPE FEATURES, AND WILL SEEK TOENCOURAGE AND DEVELOP THEIR EDUCATIONAL, RECREATIONAL AND TOURISTPOTENTIAL THROUGH MANAGEMENT AND INTERPRETATION.Scheduled Ancient Monuments and The Need for Scheduled Monument Consent14.11 Scheduled Ancient Monuments are, by definition, sites of national importance, and areincluded on a schedule compiled by the Secretary of State for the Department Of NationalHeritage. The Secretary of State has a responsibility to maintain a schedule of sites andmonuments of national importance, and to ensure that the management and maintenance ofscheduled Ancient Monuments are compatible with their preservation.14.12 Anyone wishing to undertake works, including farming operations, which would have theeffect of demolishing, destroying, damaging, removing, repairing, altering, or adding to aScheduled Ancient Monument or for flooding or tipping operations on land where there is ascheduled monument, must first obtain Scheduled Monument Consent from the Secretary OfState. It is an offence to carry out or cause such works to be carried out unless consent has firstbeen obtained, and there are penalties on summary conviction and on indictment. Planting andlandscaping works can damage or destroy a Scheduled Ancient Monument. This will be takeninto account in applying the following Policy.POLICY AM2PROTECTION OF SCHEDULED ANCIENT MONUMENTSDEVELOPMENT WILL NOT BE PERMITTED ON THE SITE OF A SCHEDULED ANCIENTMONUMENT AND/OR WHICH WOULD DAMAGE OR DESTROY THE SETTING OF ASCHEDULED ANCIENT MONUMENT.Explanation:14.13 The District Council considers that Thanet's rich archaeological and historic heritage isworthy of the strongest protection both for its own sake, and for its potential significance totourism, leisure and education. Therefore, in line with Government advice and strategic policy,the District Council intends to resist loss of, or damage to, all important archaeological sites.14.14 Only Scheduled Ancient Monuments are shown on the Proposals Map. These are alsospecified in Appendix D. English Heritage has recently embarked on a survey expected toresult in significant additional numbers of sites being given statutory protection as "scheduled"ancient monuments. Many of the district's known archaeological sites are considered to be ofnational importance, and there is every reason to believe that many more sites may exist whichcould also prove to be of similar importance. The District Council will actively seek designationof such sites as Scheduled Ancient Monuments to reflect the abundance of nationally importantremains in Thanet. Therefore Scheduled Monument status and protection may be afforded toadditional sites within the Local Plan period.Other Important Archaeological SitesISLE OF THANET LOCAL PLANANCIENT MONUMENTS AND ARCHAEOLOGYAPRIL 1998 PAGE 170

14.15 Current Government advice states:"Where nationally important archaeological remains, whether scheduled or not, and theirsettings, are affected by proposed development there should be a presumption in favour of theirphysical preservation."14.16 In line with Government advice, strategic policy, and the need to protect this importantelement of the district's heritage, the District Council wishes to conserve and safeguard allimportant archaeological sites whether scheduled or not, and whether of national, regional orlocal importance. Preservation of archaeological remains in situ is always desirable; not leastbecause developing archaeological science will reveal more than current techniques.14.17 Most of Thanet's many important sites do not have the statutory protection enjoyed byScheduled Ancient Monuments. The District Council will use its planning powers to protectimportant remains whether scheduled or not.POLICY AM3PROTECTION OF IMPORTANT ARCHAEOLOGICAL SITESDEVELOPMENT WILL NOT BE PERMITTED ON IMPORTANT ARCHAEOLOGICAL SITES,OR ON LAND WHICH WOULD AFFECT THEIR SETTINGS, WHETHER THE SITE ISIMPORTANT IN NATIONAL, REGIONAL OR LOCAL TERMS.Explanation:14.18 The District Council considers that Thanet's rich archaeological and historic heritage isworthy of the strongest protection both for its own sake, and for its potential significance totourism, leisure and education. Therefore, in line with Government advice and strategic policy,the Council intends to resist loss of, or damage to, all important archaeological sites.Development Proposals Affecting Archaeological Sites14.19 It may be possible for some development proposals to take place on archaeological siteswhilst still preserving the remains undisturbed in situ. Designs which secure preservation in situand minimise archaeological disturbance will usually be encouraged. In some instances, siteevaluation/ investigation may reveal that there is insufficient case for resisting developmentwhich would damage or destroy the archaeological remains. Where physical preservation in situis not justified, excavation for "preservation by record" may be appropriate. In some cases itmay be necessary to refuse planning permission, where development would adversely affectimportant remains.14.20 The District Council is anxious to ensure that the archaeological aspects of all sitesaffected by development proposals are considered at the earliest possible stage in the planningprocess. The density of archaeological remains in the district is such that developers would bewell advised to include in their research into site development potential, ie. before thesubmission of a planning application, an initial assessment of whether it is known or likely tocontain archaeological remains. It is also in the developer's interest to consider fully the needsof archaeology, because early discussion can help avoid unnecessary expense, eg: abortivedesign work. Allocation of sites for particular purposes in this Local Plan should not betaken to imply that no archaeological remains are present. In such cases the proceduresof consultation, desk-top assessment and field evaluation described below should stillbe followed in the earliest stages of preparing development proposals.ISLE OF THANET LOCAL PLANANCIENT MONUMENTS AND ARCHAEOLOGYAPRIL 1998 PAGE 171

14.21 Because developers may be required to arrange field evaluation, excavation and orarchaeological investigation and recording, they would be well advised to bear in mind therelative importance attached to particular types of archaeological sites and the relative strengthin presumption against their damage or destruction (expressed in Policies AM2, 3 & 5) whenconsidering development potential.14.22 Early consultation with the District Council and the County Archaeologist is essential.The Kent and Thanet Sites and Monuments Records and maps of Areas of ArchaeologicalPotential should always be consulted as a prime source of reference at the outset. Where theproposed development impinges on any such archaeological hazard area, the developer isstrongly advised to consult the County Archaeologist.14.23 Because Areas of Archaeological Potential are based on existing knowledge, there areclearly other sites waiting to be discovered. Accordingly where major land disturbance isproposed, provision should normally be made at least for a watching brief, and, dependent onthe circumstances of the case, more formal investigation may be appropriate. The DistrictCouncil will normally refer all applications affecting sites falling within areas of archaeologicalpotential or elsewhere, where an area of one acre or more is involved, to the CountyArchaeologist for comment.14.24 Where remains are suspected to exist, developers may wish to have as much advancewarning of the archaeological sensitivity of the site by commissioning a qualified archaeologicalorganisation/consultant to carry out an initial site assessment. This need not involve field work,but should involve desk-based evaluation in the light of information already available.Archaeological Field Evaluation14.25 Where assessment or discussion with the District Council indicates that importantarchaeological remains do or may exist, the council will usually require the developer to arrangefor an archaeological field evaluation to a standard and specification approved by the Council,and by a professionally qualified archaeologist, to take place before determining a planningapplication. Such evaluation is quite distinct from a full archaeological excavation, and mayinclude ground survey or small scale trenching.14.26 The evaluation will help to define the true importance of the site, and how developmentmight best be carried out so as to protect the remains in situ or least affect them. It will alsoallow an informed and reasonable planning decision to be reached.14.27 In some cases, the District Council may consider that sufficient information already existsto determine the application without the need for an evaluation. It will otherwise normally expectsuch evaluation to accompany any planning application where there is reason to suspect thatthe development might affect a site of archaeological importance. Where the developer is notvoluntarily prepared to arrange for this to be carried out, the district council will consider use ofits powers to direct that such information be provided, and exceptionally will consider refusingthe application where such information is not subsequently supplied.14.28 In considering all applications affecting sites of archaeological importance the districtcouncil will seek the views of the County Archaeologist and the Trust for Thanet Archaeology.It will consult English Heritage in respect of applications affecting Scheduled AncientMonuments and may do so in respect of other non-scheduled sites given the potential in Thanetto add to the number of Scheduled Sites.POLICY AM4ISLE OF THANET LOCAL PLANANCIENT MONUMENTS AND ARCHAEOLOGYAPRIL 1998 PAGE 172

ARCHAEOLOGICAL ASSESSMENTIN ORDER TO DETERMINE PLANNING APPLICATIONS, THE DISTRICT COUNCIL MAYREQUIRE THE DEVELOPER/APPLICANT TO PROVIDE ADDITIONAL INFORMATION, INTHE FORM OF AN ASSESSMENT OF THE ARCHAEOLOGICAL OR HISTORICIMPORTANCE OF THE SITE IN QUESTION AND THE LIKELY IMPACT OF DEVELOPMENT.IN CERTAIN CASES SUCH ASSESSMENT MAY INVOLVE FIELDWORK OR ANEVALUATION EXCAVATION.WHERE THE DEVELOPER/APPLICANT IS NOT PREPARED TO ARRANGE SUCH ANASSESSMENT VOLUNTARILY, THE DISTRICT COUNCIL WILL CONSIDER USING ITSPOWERS TO DIRECT THAT SUCH INFORMATION BE SUPPLIED. PLANNINGPERMISSION MAY BE REFUSED WITHOUT ADEQUATE ASSESSMENT OF THEARCHAEOLOGICAL IMPLICATIONS.Explanation:14.29 The District Council wishes to ensure it is fully informed about the archaeologicalimplications of all proposals before determining any planning application for development likelyto result in damage or destruction of archaeological remains.Excavation and Recording14.30 In accordance with paragraph 12 of PPG16, the District Council does and will continueto make every effort to preserve archaeological remains in situ where appropriate. In caseswhere the need for development which is likely to destroy or damage an archaeological site isjudged by the District Council to be overriding, or where the importance of the site is notsufficient to warrant continued preservation, or the destruction of the site cannot be avoided, theCouncil intends to ensure adequate provision is made for proper investigation and recording.14.31 Where the District Council proposes to grant planning consent for a development likelyto destroy or damage remains of archaeological importance, it will usually require to be satisfiedthat the developer has made appropriate and satisfactory provision for prior excavation andrecording of the archaeological remains, and publication of the results. Such excavation willnormally be expected to take place prior to development commencing and in accordance witha brief prepared by the council and in the light of advice from the County Archaeologist. Anyplanning consent will normally therefore be subject to conditions that no works may commenceuntil the applicant has secured implementation of a programme of archaeological work inaccordance with a written scheme of investigation which has been submitted to and approvedby the District Council as local planning authority. Alternatively, these matters may be thesubject of a voluntary agreement (eg: section 106 Agreement) with the developer andarchaeologist concerned.14.32 Where the District Council is of the opinion that consent can be granted without the needfor excavation and recording, it may impose a condition requiring that reasonable access begiven to a nominated archaeologist to enter the land to keep a watching brief during constructionor to carry out archaeological investigation and recording during the course of constructionworks.POLICY AM5OTHER ARCHAEOLOGICAL SITES & PRESERVATION BY RECORDISLE OF THANET LOCAL PLANANCIENT MONUMENTS AND ARCHAEOLOGYAPRIL 1998 PAGE 173

THE DISTRICT COUNCIL AS LOCAL PLANNING AUTHORITY WILL SEEK TO PRESERVEAND PROTECT OTHER ARCHAEOLOGICAL SITES NOT WITHIN THE SCOPE OFPOLICIES AM2 AND AM3. ON THOSE ARCHAEOLOGICAL SITES WHERE PERMANENTPRESERVATION IS NOT WARRANTED, APPLICATIONS WILL ONLY BE GRANTED IFARRANGEMENTS HAVE BEEN MADE BY THE DEVELOPER TO ENSURE THAT TIME ANDRESOURCES ARE AVAILABLE TO ALLOW SATISFACTORY ARCHAEOLOGICALINVESTIGATION AND RECORDING BY AN APPROVED ARCHAEOLOGICAL BODY TOTAKE PLACE IN ADVANCE OF OR DURING DEVELOPMENT.THE SPECIFICATION AND PROGRAMME OF WORK FOR THE ARCHAEOLOGICALINVESTIGATION, INCLUDING ITS RELATIONSHIP TO THE PROGRAMME OFDEVELOPMENT, ARE TO BE SUBMITTED TO AND APPROVED BY THE DISTRICTCOUNCIL AS LOCAL PLANNING AUTHORITY.Explanation:14.33 Other archaeological sites will normally be protected from damage and destruction asthey contribute to the integrity and diversity of the archaeological heritage. Where refusal ofplanning consent is not warranted, the District Council intends to ensure "preservation byrecord".Remains Encountered Unexpectedly14.34 It is hoped that the above procedures will avoid the situation where archaeologicalremains are unexpectedly encountered during construction. Developers may be able to insureparticular projects against this eventuality. However, should this situation occur, the DistrictCouncil hopes that it can be resolved through discussion.14.35 The District Council is empowered to, and may exceptionally revoke planning consent.Similarly, English Heritage is empowered to Schedule a site even after planning consent hasbeen granted, if considered sufficiently important. While such circumstances may never occur,they serve to emphasise the importance of early discussion.Public Utilities/Contractor's Works14.36 Chance finds often occur during the course of contractors' works relating, for exampleto public utilities, over which there may be no planning control eg pipe laying. In view of theimportance attached to the Thanet archaeological heritage it is essential that all such finds arereported to the District Council so that they can be adequately recorded.ISLE OF THANET LOCAL PLANANCIENT MONUMENTS AND ARCHAEOLOGYAPRIL 1998 PAGE 174

15. COMMUNITY FACILITIES, SAFEGUARDING & SITE SPECIFICCONSIDERATIONSIntroductionThis Chapter sets out the District Council's policies and proposals relating to:(1) social,cultural and community facilities(2) physical and other circumstances which may affect development potential (including landfillgas, instability, contamination and impact of aircraft noise on noise-sensitive development); and(3) specific sites where development is anticipated.OBJECTIVES(1)TO SAFEGUARD EXISTING FACILITIES FOR THE SPIRITUAL, CULTURAL ANDSOCIAL NEEDS OF THE THANET COMMUNITY.(2)TO ENSURE THAT DEVELOPMENT IS ONLY PERMITTED WHERE THEDISTRICT COUNCIL IS SATISFIED THAT ADVERSE PHYSICAL ANDOTHER CONDITIONS LIKELY TO AFFECT HEALTH OR SAFETY ARE NOTPRESENT OR CAN BE SATISFACTORILY OVERCOME;(3)TO SAFEGUARD NOISE SENSITIVE DEVELOPMENT FROM THE EFFECT OFAIRCRAFT NOISE; AND(4)TO SET OUT THE DISTRICT COUNCIL'S EXPECTATIONS REGARDING THEFUTURE DEVELOPMENT OF SPECIFIC SITES.Community Facilities15.1 The District Council recognises the importance that the spiritual, social and cultural needsof the community are met as far as possible, and that such facilities, which are often difficult toreplace, are not lost to more financially profitable use (Policy CF1 applies). It is recognised thatproposals for new community facilities including emergency services, educational services,social services and places of worship are likely to arise within the Local Plan period. It isconsidered that existing policies within the Local Plan provide adequate general guidance inrelation to any such proposals which may arise within the Plan period.POLICY CF1(A) PROPOSALS FOR NEW COMMUNITY FACILITIES WILL BE SUPPORTED ANDPERMISSION GIVEN IF THE PROPOSALS ARE NOT CONTRARY TO OTHER LOCAL PLANPOLICIES AND THE COMMUNITY USE AND LOCATION ARE DEMONSTRATED ASAPPROPRIATE.(B) PROPOSALS FOR THE RE-USE OF EXISTING COMMUNITY FACILITIES FORISLE OF THANET LOCAL PLAN COMMUNITY FACILITIES, SAFEGUARDINGAND SITE SPECIFIC CONSIDERATIONSAPRIL 1998 PAGE 175

ALTERNATIVE (COMMUNITY) USES WILL BE SUPPORTED AND PERMISSION GIVEN IFTHE ALTERNATIVE USES ARE NOT CONTRARY TO OTHER LOCAL PLAN POLICIES ANDTHE ALTERNATIVE USE AND LOCATION ARE DEMONSTRATED AS APPROPRIATE.(C) PROPOSALS FOR THE CHANGE OF USE OR THE RE-USE OF EXISTING COMMUNITYFACILITIES FOR NON-COMMUNITY USES WILL BE SUPPORTED AND PERMISSIONGIVEN ONLY IF:(1) IT IS DEMONSTRATED THAT THERE IS NO LONGER A SUFFICIENT NEED FORTHE FACILITIES TO WARRANT RETENTION FOR COMMUNITY USE.OR(2) IT CAN BE DEMONSTRATED THAT ADEQUATE ALTERNATIVE ACCOMMODATIONAPPROPRIATE TO COMMUNITY USE, AND SUITABLY LOCATED, WILL BEPROVIDED.Developer Contributions15.2 In the consideration of development proposals it is essential to ensure that adequateprovision of community and social facilities, including education and health, is made to meet thefuture needs for the District. The Council expects service providers and particularly the CountyCouncil and Health Authorities to ensure adequate provision through their planned investmentprogrammes. However, controls over public expenditure have significant impact on the abilityof the County Council and other public sector agencies to provide the necessary services.Circular 1/97 relating to planning obligations allows Local Authorities to seek a developer toprovide or contribute towards educational, social or other community provision where thosefacilities are required as a direct result of the development proposed. The Council will bedependent upon service providers to demonstrate the genuine need for any such new extendedor expanded community facilities.15.3 Structure Plan Policy S9 sets out the need to provide necessary community facilities andservices. Residential development proposals can often place additional demands on existinglocal community facilities and services. Therefore, where a development proposal is in all otherrespects acceptable, the Council will, where appropriate, seek planning obligations to requirea developer to directly provide the necessary facilities or to ensure a contribution towards thatprovision.Potentially Polluting Development15.4 The detailed characteristics of activities with potential to pollute are controlled by wideranging powers under pollution control legislation. However, the effect of potentially pollutingdevelopment on use of land can be a material planning consideration in exercising planningcontrols. The District Council as local planning authority will require any application to containsufficient information to enable the risk of pollution to be assessed. In considering applicationsfor development with potential to pollute or for housing/other development sensitive to pollutionfrom existing sources, the District Council will consult the relevant pollution control authorities.15.5 The following policy does not apply to land use planning matters relating to wastemanagement; for which relevant policies and proposals are set out in the Waste Local Planprepared by the County Council. With the exception of possible waste management proposals,the District Council is not aware of a need to identify sites to meet specific requirements forpotentially polluting development within the local plan period. Accordingly, the following criteria-ISLE OF THANET LOCAL PLAN COMMUNITY FACILITIES, SAFEGUARDINGAND SITE SPECIFIC CONSIDERATIONSAPRIL 1998 PAGE 176

ased policy will apply in respect of any such proposals which may arise.POLICY SG1DEVELOPMENT WITH POTENTIAL TO POLLUTE WILL BE PERMITTED ONLY WHERE:1. APPLICABLE STATUTORY POLLUTION CONTROLS AND SITING WILL EFFECTIVELYAND ADEQUATELY MINIMISE IMPACT UPON LAND USE AND ENVIRONMENTINCLUDING THE EFFECTS ON HEALTH, THE NATURAL ENVIRONMENT ORGENERAL AMENITY RESULTING FROM RELEASE OF POLLUTANTS TO WATER,LAND OR AIR, OR FROM NOISE, DUST, VIBRATION, LIGHT OR HEAT; AND2. ACCEPTABLE AND ADEQUATE RESTORATION PROPOSALS WILL BE SECURED SOTHAT LAND IS CAPABLE OF AN APPROPRIATE AFTER-USEIN DETERMINING INDIVIDUAL PROPOSALS, REGARD WILL BE PAID TO;3. THE ECONOMIC AND WIDER SOCIAL NEED FOR THE DEVELOPMENT4. THE VISUAL IMPACT OF MEASURES NEEDED TO COMPLY WITH ANY STATUTORYENVIRONMENTAL QUALITY STANDARDS OR OBJECTIVES.PERMISSION FOR DEVELOPMENT WHICH IS SENSITIVE TO POLLUTION WILL BEPERMITTED ONLY WHERE THE DISTRICT COUNCIL IS SATISFIED THAT IT ISSUFFICIENTLY WELL SEPARATED FROM ANY EXISTING OR POTENTIAL SOURCE OFPOLLUTION AS TO REDUCE POLLUTION IMPACT UPON HEALTH, THE NATURALENVIRONMENT OR GENERAL AMENITY TO AN ACCEPTABLE LEVEL.Landfill Gas15.6 Sites which have been used for the deposit of refuse or waste may generate explosive orotherwise harmful gases. The District Council intends to ensure as far as practical that wheredevelopment may be proposed at or near sites which have been so used, effective measureswill be secured to prevent any hazard during construction and subsequent occupation of thedevelopment.15.7 The Environment Agency, as waste regulation authority, holds a Landfill Atlas whichidentifies all known landfill sites. These are not featured on the Local Plan Proposals Map* (seeoperational note at paragraph 15.27). The District Council is required to consult theEnvironment Agency as Waste Regulation Authority before granting consent for developmentwithin 250m of land which is or has within 30 years of the relevant planning application, beenused for the deposit of refuse or waste (the local environmental health division will also beconsulted).15.8 If an application for new development/ redevelopment or major change of use on oradjacent to a site included in the Atlas is received, then the district council will usually requiresuch application to be accompanied by a full site investigation report including gas monitoring.15.9 Where presence of gas is discovered or it is suspected that it may be present during sitedevelopment, the District Council will require the applicant to arrange for an investigation to becarried out to determine its source and for satisfactory and effective remedial measures toprevent hazards from migrating gas (including accumulation into property or other confinedspaces) during the course of development and during subsequent use of the site. SpecialistISLE OF THANET LOCAL PLAN COMMUNITY FACILITIES, SAFEGUARDINGAND SITE SPECIFIC CONSIDERATIONSAPRIL 1998 PAGE 177

design and construction advice will usually have to be sought by the developer in this regard.POLICY SG2ON OR NEAR LANDFILL SITES OR WHERE THERE IS OTHERWISE REASON TOSUSPECT THAT POTENTIAL DANGER FROM EVOLVING OR MIGRATING GAS MAY BEPRESENT, DEVELOPMENT OR REDEVELOPMENT, INCLUDING CHANGE OF USE, WILLONLY BE PERMITTED WHERE:(1) THE APPLICANT/DEVELOPER HAS DEMONSTRATED EITHER THAT THERE IS NODANGER FROM EVOLVING OR MIGRATING GAS OR THAT RELIABLEARRANGEMENTS CAN BE MADE TO OVERCOME SUCH DANGER; AND(2) ANY NECESSARY REMEDIAL MEASURES CAN BE ACHIEVED WITHOUTUNACCEPTABLE ENVIRONMENTAL IMPACT.THE DISTRICT COUNCIL WILL SEEK BY AGREEMENT OR BY IMPOSITION OFCONDITIONS ON ANY CONSENT FOR DEVELOPMENT, TO ENSURE MANAGEMENT OFGAS FROM CLOSED LANDFILL, AND THAT SUITABLE PRECAUTIONS ARE TAKEN INCONSTRUCTION METHODS TOGETHER WITH ANY OTHER ARRANGEMENTSCONSIDERED NECESSARY TO SAFEGUARD AGAINST HAZARDS ASSOCIATED WITHLANDFILL GAS.Unstable Land15.10 Ground stability hazards and their effect on proposed development or a neighbouringarea is an important issue which the District Council will take into account in determiningplanning applications.15.11 It is in the developer's own interests to investigate whether proposed development landis stable* (see operational note at paragraph 15.27). In addition to the obvious dangers ofdamage to buildings and structures and possible injury associated with unstable ground, groundmovement increases the possibility of danger caused by migrating gas, the source of whichneed not be in the immediate vicinity of the site.15.12 The marshes (including the general area of Minster Marshes, Monkton Marshes, SarreMarshes and Wade Marshes) are an area known to the District Council where problems ofground instability are likely to be present.15.13 Other sites which might comprise unstable ground include coastal strips; particularlywhere serious erosion is evident, land overlying the extensive Ramsgate caves and the Margatecaves near Zion Place, and land overlying the disused railway tunnel (indicated on theOrdnance Survey Map) and extending between Ramsgate Main Sands and the railway line atBroadstairs near its junction with Salisbury Avenue.15.14 Stability problems are also known to affect land (indicated on the Proposals Map) atDane Valley Road, Margate** (see operational note at paragraph 15.27). Sites featured in theLandfill Atlas (see para 15.7) would also require particular consideration of the likelihood ofinstability. However, this is only one source of reference, and instability may affect other sitesnot known to the District Council** (see operational note at paragraph 15.27).15.15 In considering applications for development on land where known or suspected instabilitymight render it unsuitable for development or could adversely affect it or neighbouring land, theDistrict Council may require a specialist investigation and assessment arranged by thedeveloper to determine stability and to identify any remedial measures required to deal withISLE OF THANET LOCAL PLAN COMMUNITY FACILITIES, SAFEGUARDINGAND SITE SPECIFIC CONSIDERATIONSAPRIL 1998 PAGE 178

instability in order to determine the application.15.16 Before requesting specialist information, the District Council will normally endeavour toprovide some informal indication as to the relative importance of land stability in relation to otherplanning considerations to the likely outcome of the application.POLICY SG3IN CONSIDERING PLANNING APPLICATIONS FOR DEVELOPMENT ON LAND WHICHKNOWN OR SUSPECTED INSTABILITY MIGHT RENDER UNSUITABLE FORDEVELOPMENT, THE DISTRICT COUNCIL MAY REQUIRE A SPECIALIST INVESTIGATIONAND ASSESSMENT BY THE DEVELOPER TO DETERMINE STABILITY AND TO IDENTIFYANY REMEDIAL MEASURES REQUIRED TO DEAL WITH IT BEFORE DETERMINING SUCHPLANNING APPLICATIONS.DEVELOPMENT WILL BE RESISTED WHERE:(1) INSTABILITY IS JUDGED BY THE DISTRICT COUNCIL TO BE SUCH THAT THEGROUND IS CONSIDERED UNSUITABLE TO ACCOMMODATE THE DEVELOPMENTPROPOSED;(2) THE DEVELOPMENT WOULD, BY REASON OF GROUND INSTABILITY, ADVERSELYAFFECT NEIGHBOURING LAND; OR(3) WHERE NECESSARY REMEDIAL MEASURES CANNOT BE CARRIED OUT WITHOUTUNACCEPTABLE ENVIRONMENTAL IMPACT.WHERE THE DISTRICT COUNCIL IS SATISFIED THAT GROUND INSTABILITY CAN BEOVERCOME, PLANNING CONSENT MAY BE GRANTED SUBJECT TO CONDITIONS ORA LEGAL AGREEMENT SPECIFYING THE NECESSARY MEASURES TO BE CARRIEDOUT.Derelict and Contaminated Land15.17 Contamination of land can arise from previous use such as sewage works, industrialpurposes and use for domestic or industrial landfill. Contamination can cause health and safetyhazards to persons working on land and to occupiers and users of land or buildings, thebuildings themselves and water services. Contamination is subject to controls under pollutioncontrol legislation. However, contamination or potential for it can be a material planningconsideration where proposed use/development might pose unacceptable risks to health or theenvironment. The District Council wishes to encourage recycling of "brown field" sites,including, where practical, to bring derelict/contaminated sites back to beneficial use.15.18 Where contamination is known or suspected, the developer will usually want to arrangefor an investigation to assess site conditions, the nature of any hazards and to establish howthe development might be designed to minimise risk. Sites featured in the Landfill Atlas (seepara 15.7) would also require specific consideration of the likelihood of contamination.However, this is only one source of reference, and contamination may affect other sites notknown to the District Council* (see operational note at paragraph 15.27).15.19 In determining planning applications relating to sites likely to be affected bycontamination, the District Council will take into account the suitability of the site for theparticular purpose proposed, and whether proper account is taken of known or potentialISLE OF THANET LOCAL PLAN COMMUNITY FACILITIES, SAFEGUARDINGAND SITE SPECIFIC CONSIDERATIONSAPRIL 1998 PAGE 179

contamination. In assessing remediation and restoration proposals, the District Council will takeinto account the need to protect the value of natural habitats present within subjectcontamination sites.15.20 In cases where contamination is known or strongly suspected to affect a proposeddevelopment site, an investigation, arranged by the developer, to identify any remedialmeasures required to deal with the hazards, will normally be needed before the District Councilcan determine the application in an informed and balanced manner. The District Council willconsult any department/body it considers appropriate to establish the significance ofcontamination and the suitability and adequacy of any safeguarding measures proposed.15.21 Where measures are necessary to safeguard against contamination hazards, planningpermission may be granted subject to conditions that such measures will be carried out.POLICY SG4A. THE DISTRICT COUNCIL WILL NORMALLY PERMIT PROPOSALS ENABLINGDERELICT/CONTAMINATED SITES TO BE BROUGHT BACK INTO BENEFICIAL USEAND/OR WHICH WOULD REMEDIATE ANY ADVERSE EFFECTS TO HEALTH, SAFETY ORTHE ENVIRONMENT ARISING FROM CONTAMINATION.B. DEVELOPMENT ON LAND KNOWN OR SUSPECTED TO BE CONTAMINATED ORLIKELY TO BE ADVERSELY AFFECTED BY SUCH LAND IN ITS VICINITY WILL BEPERMITTED ONLY WHERE:(1) A SITE INVESTIGATION AND ASSESSMENT HAS BEEN CARRIED OUT TOESTABLISH WHETHER CONTAMINATION IS PRESENT, ITS NATURE AND ANYMEASURES NECESSARY TO SAFEGUARD FUTURE USERS OF THE PROPOSEDDEVELOPMENT; AND(2) SUCH PROPOSED MEASURES ARE CONSIDERED TO BE ACCEPTABLE INPLANNING TERMS AND ADEQUATE TO EFFECTIVELY SAFEGUARD AGAINSTCONTAMINATION HAZARDS DURING DEVELOPMENT/CONSTRUCTION ANDSUBSEQUENT OCCUPATION/USE OF THE SITE. SUCH CONSENT WILL BESUBJECT TO A CONDITION THAT THE MEASURES WILL BE FULLY IMPLEMENTED.Explanations SG1-SG4:15.22 Subject to compliance with other planning policies, the District Council wishes toencourage full and effective use of land in an environmentally acceptable manner. Inconsidering applications for development or redevelopment, difficulties from landfill gas, groundinstability and contamination are material planning considerations.15.23 The District Council wishes to ensure that such hazards can and will be satisfactorilyovercome before granting consent, and that adequate consideration is given to theenvironmental impact of any measures necessary to remedy them.Hazardous Substances15.24 The siting of installations handling hazardous substances will be the subject of planningcontrols aimed at keeping these separate from housing and other land uses with which suchinstallations might be incompatible in terms of safety. The area covered by this Local Planalready contains a number of installations handling hazardous substances, including highISLE OF THANET LOCAL PLAN COMMUNITY FACILITIES, SAFEGUARDINGAND SITE SPECIFIC CONSIDERATIONSAPRIL 1998 PAGE 180

pressure, natural gas transmission pipelines. Whilst these are subject to stringent controlsunder existing health and safety legislation, it is considered prudent to control the kinds ofdevelopment permitted in the vicinity of these installations.15.25 The District Council as local planning authority will seek the advice of the Health andSafety Executive about off-site risks to the public arising from any proposed development whichwould introduce one or more hazardous substances.15.26 In determining applications for development on land which is in the vicinity of one or moreinstallations handling hazardous substances, the District Council as local planning authority willtake account of advice from the Health and Safety Executive about risks to the proposeddevelopment from the installation/s*.15.27 Under the present system of control over hazardous development and over developmentwithin the vicinity of hazardous installations, the activities, substances and quantities to whichthe above applies are defined by the Planning (Hazardous Substances) Regulations 1992, andDepartment Of The Environment Circular 11/92.Operational Notes* Allocation of sites for particular purposes on the Proposals Map should not be taken as anindication that they are free of physical/hazard constraints or that they are not in the vicinity ofgas transmission pipelines/other installations handling hazardous substances.** Information regarding sites known or suspected to have problems of ground instability isincluded on the basis of the best information available to the District Council. It is notnecessarily exhaustive, and responsibility for determining the extent and effect of suchconstraints remains that of the developer.Aircraft Noise15.28 Manston Airport is in both military and civilian use. It has a good weather record andis capable of 24 hour operation. Following the agreement of a long term lease with the Ministryof Defence for civilian flights there has been substantial investment in passenger and freighthandling facilities at Manston by Kent International Airport. Its passenger terminal has capacityfor one million passengers per annum, enabling aircraft such as the Boeing 737, 757 or 767 tobe handled. The runway is capable of accommodating all types of passenger aircraft.15.29 The Kent International Business Park, freight handling operations at Port Ramsgate,dualling of Thanet Way, proposed improvements to the A253 and "overheating" in other regionalairports are expected to further boost the attraction of Kent International Airport to operators andcustomers.15.30 In July 1993, the Department of Transport published a report on airport runway capacityto serve the South East of England [RUCATSE]. While it was accepted that Manston was notsuitable as being able to provide a high capacity runway for the South East, its role as a regionalairport with the potential to increase its market was clearly acknowledged.15.31 The impact of noise can be a material consideration in determining planning applications.Planning Policy Guidance Note 24 (PPG24) states that the planning system should ensure thatwherever practicable, noise sensitive developments are separated from major sources of noise,including air transport.15.32 Policy SG5 seeks to limit the effect of aircraft noise upon sensitive development such ashousing, schools and hospitals, by restricting locations where such development may be sited.PPG24 introduces the concept of Noise Exposure Categories (NECs) in respect of residentialISLE OF THANET LOCAL PLAN COMMUNITY FACILITIES, SAFEGUARDINGAND SITE SPECIFIC CONSIDERATIONSAPRIL 1998 PAGE 181

development and encourages their use in control of noise sensitive development. The fourNECs range from circumstances where noise need not be a determining factor, to those wherenoise levels are such that permission should normally be refused.15.33 In 1995, the District Council commissioned production of contours showing predictednoise levels and based on a study of air traffic forecasts by an Air Transport PlanningConsultant. (Manston Airport Traffic Forecasts (Alan Stratford & Associates Ltd, March 1995)).The forecasts considered a range of high, medium and low traffic scenarios, including thepossibility of increased aviation associated with the prospective major economic regenerationrole of Central Thanet, and possible runway extension. PPG24 indicates that in exercisingplanning control, regard should be paid not only to existing noise exposure but also anyincrease that may reasonably be expected in the foreseeable future. Noise predictions wereprepared for the years 1996, 2000 and 2010. Presence of fast military aircraft has a significantimpact on the noise contour "footprint". Without such flights, the predicted contours contractsignificantly.15.34 For the purposes of Policy SG5, the District Council will apply the year 2000 contourpredictions which assume presence of military jets. The District Council will keep under reviewthe need to consider adoption of alternative contour scenarios, for example in the event of anysignificant announcements of intention regarding commitment by MOD to maintaining apresence at Manston. Accordingly, because the contours may be subject to change within thePlan period, they are not featured on the Proposals Map but reproduced separately at AppendixE.Residential Development15.35 PPG24 recommends particular noise ranges for each NEC, but indicates that localplanning authorities may justify a range of NEC's of up to 3dB(A) (decibel incorporatingfrequency weighting) above or below those recommended. Because the air noise contours arebased on a scenario assuming low growth, no runway extension and no night flights, the DistrictCouncil has adopted a cautious approach to safeguarding sensitive development from theeffects of aircraft noise. Therefore, while the NECs in Policy SG5 are essentially calibrated asrecommended in PPG24, the upper limit of category "B" has been reduced to 63dB(A). For themost part this contour lies outside the built up parts of the Thanet towns and villages.Restriction on residential development within this contour would not affect the ability to meethousing land provisions within the Local Plan period.Other Noise Sensitive Development (see Operational Note *)15.36 Noise sensitive non-residential development such as schools and hospitals may occupylarge sites and include elements of varying sensitivity. The NEC principle cannot therefore besensibly applied, and it is appropriate in such circumstances to refer to specific guidance oninternal noise standards. In respect of aircraft noise, PPG24 advises that 60dB(A) should beregarded as a desirable upper limit for major new noise sensitive development."POLICY SG5APPLICATIONS FOR NOISE SENSITIVE DEVELOPMENT OR REDEVELOPMENT ON SITESLIKELY TO BE AFFECTED BY AIRCRAFT NOISE WILL BE DETERMINED IN RELATIONTO THE LATEST ACCEPTED PREDICTION OF EXISTING AND FORESEEABLE GROUNDNOISE MEASUREMENT OF AIRCRAFT NOISE.ISLE OF THANET LOCAL PLAN COMMUNITY FACILITIES, SAFEGUARDINGAND SITE SPECIFIC CONSIDERATIONSAPRIL 1998 PAGE 182

RESIDENTIAL DEVELOPMENTAPPLICATIONS FOR RESIDENTIAL DEVELOPMENT WILL BE DETERMINED INACCORDANCE WITH THE FOLLOWING NOISE EXPOSURE CATEGORIES.NECPredicted AircraftNoise Levels(dB(A)A 72 Residential development will not normally be permitted.NON RESIDENTIAL DEVELOPMENTAPPLICATIONS FOR NON-RESIDENTIAL DEVELOPMENT INCLUDING SCHOOLS,HOSPITALS AND OTHER USES CONSIDERED SENSITIVE TO NOISE WILL NOT BEPERMITTED IN AREAS EXPECTED TO BE SUBJECT TO AIRCRAFT NOISE LEVELSEXCEEDING 60 dB(A) UNLESS THE APPLICANT IS ABLE TO DEMONSTRATE THAT NOALTERNATIVE SITE IS AVAILABLE. PROPOSALS WILL BE EXPECTED TODEMONSTRATE ADEQUATE LEVELS OF SOUND INSULATION WHERE APPROPRIATEIN RELATION TO THE PARTICULAR USE.POLICY SG6WHEN PLANNING CONSENT IS GRANTED FOR RESIDENTIAL DEVELOPMENT ON ANYLAND EXPECTED TO BE SUBJECT TO A LEVEL OF AIRCRAFT NOISE OF ABOVE57dB(A)**, SUCH CONSENT WILL BE SUBJECT TO PROVISION OF A SPECIFIED LEVELOF INSULATION TO ACHIEVE A MINIMUM LEVEL OF SOUND ATTENUATION INACCORDANCE WITH THE FOLLOWING CRITERIA:NEC Predicted Aircraft MinimumNoise Levels Attenuation Required(dB(A) (frequencyrange 100-3150 Hz)A

Operational notes* For the purposes of Policy SG5, noise sensitive development/redevelopment includesresidential, schools, hospitals, and any other use the function or enjoyment of which could, inthe District Council's opinion, be materially and adversely affected by noise.The provisions of Policy SG6 will not apply to permissions relating to small extensions toexisting houses provided:(1) Permission for the construction of the house itself was not granted subject to theprovisions the subject of this Policy; or(2) The extension is not intended to form a separate unit of living accommodation.In such instances the sound insulation standards referred to in this Policy are brought to theattention of all applicants, but it is left to them whether they implement the standards within thenew extension or not.A guidance note which sets out brief specifications of works required to meet specific levels ofsound attenuation (adapted from Building Research Establishment Digest 338) is available fromthe District Council. Alternative schemes can be considered where problems are likely to beencountered, eg: rooflights.General information in respect of internal noise standards can be found in BS 8233: 1987.(Sound insulation and noise reduction for buildings). Information for guidance about health andhospital buildings is available from NHS Estates; an executive agency of the Department OfHealth. The Department for Education publishes guidance for schools (Dept of EducationDesign Note 17: Guidelines for Environmental Design in Educational Buildings).Renewable Energy and Recycling15.37 Government policy is to stimulate the exploitation of renewable energy technology, inorder to help reduce emissions harmful to the environment and to husband finite energyresources. The location and geographical characteristics of Thanet are potentially conduciveto the technological development and exploitation of many known sources of renewable energy.15.38 The District Council generally supports the harnessing of renewable energy sources andefficient energy production technology including recycling to produce energy from waste andre-use of waste*. The Council also recognises the potential for energy saving measures in thelocation and design of new development. However, the benefits of efficient and renewableenergy production need to be balanced against their environmental impacts. In many instances,environmentally sensitive sites may also be the most efficient location for renewable energytechnology. The level of impact will vary according to location (for example, much of the Thanetcoast is a designated SPA/Ramsar site, candidate Special Area of Conservation and Site OfSpecial Scientific Interest, in which extremely sensitive control is required). Level of impact willalso vary according to the scale and nature of development. (Proposals may range fromindividual household applications for small solar heating panels, new developmentdesigned/orientated so as to exploit passive solar energy, to large scale projects capable ofcontributing to energy requirements of the wider community through established networks).POLICY SG7PROPOSALS FOR DEVELOPMENT NECESSARY FOR THE EXPLOITATION OFRENEWABLE ENERGY SOURCES OR ENERGY-SAVING TECHNOLOGY INCLUDINGISLE OF THANET LOCAL PLAN COMMUNITY FACILITIES, SAFEGUARDINGAND SITE SPECIFIC CONSIDERATIONSAPRIL 1998 PAGE 184

RECYCLING AND ENERGY FROM WASTE* WILL BE CONSIDERED IN RELATION TO THEFOLLOWING CRITERIA:- THE POTENTIAL CONTRIBUTION OF THE DEVELOPMENT TO NATIONAL, REGIONALAND LOCAL REQUIREMENTS FOR RENEWABLE/ENERGY EFFICIENT ENERGYPRODUCTION.- GENERAL IMPACT OF PROPOSED DEVELOPMENT IN TERMS OF LOCATION,APPEARANCE, SIZE, NOISE AND VIBRATION.- SENSITIVITY OF PROPOSED LOCATION INCLUDING IN TERMS OF LANDSCAPEQUALITY, CULTURAL HERITAGE, FLORA, FAUNA AND WATER RESOURCES.*(The County Council is the responsible planning authority for deciding "County matter" wasteapplications [ie proposals for waste management, including deposit of refuse or waste materialsor erection of buildings, plant or machinery designed to be used for treating, storing, processingor disposal of refuse or waste]. Specific policies relating to recycling of waste and energyproduction from waste are to be found in the Kent Waste Local Plan).Richborough Power Station15.39 Richborough Power Station which is situated at the boundary with Dover District is asubstantial complex of buildings in an environmentally sensitive area (Area of High LandscapeValue) and adjacent to a Site of Special Scientific Interest. The Power Station is allocated inthe Kent Waste Local Plan as a location suitable in principle for- preparation of category A (inert) wastes (eg builder's waste) for re-use.-separation and transfer of category B & C (degradable and putrescible wastes) as a steptowards reduction in their use, re-use and recycling.-waste to energy plant15.40 The District Council supports such allocation in principle, provided that such developmentwould not have an unacceptable impact (including on landscape, wildlife, water resources,archaeology and traffic generation). Appropriate safeguarding policies are included in theWaste Local Plan and these were formulated in consultation with the District Council. PolicySG7 indicates that the District Council generally supports proposals associated withrenewable/efficient energy production. The policy is considered to provide sufficient guidancein relation to this particular site which may be particularly conducive to such proposals.15.41 It is recognised that certain proposals may arise which do not fall within the scope ofpolicy SG7, nor fall to be determined by the County Council as Waste Local Planning Authority.The Power Station complex lies within an environmentally sensitive area (Area Of HighLandscape Value) adjacent to a Site Of Special Scientific Interest and SPA/Ramsar site. Thesite also lies adjacent to the River Stour, and proposals will also need to be weighed againstpolicies for protection of the river corridor, water quality protection and flood risk area. It isconsidered that existing Policies contained within this Plan provide adequate guidance inrespect of other proposals which might arise within the Plan period.(See also paragraph 15.42 and Policy SG8).Safeguarding Of Land for Channel Tunnel Rail Link Route Corridor15.42 The Secretary Of State for Transport has issued directions under the Town and CountryISLE OF THANET LOCAL PLAN COMMUNITY FACILITIES, SAFEGUARDINGAND SITE SPECIFIC CONSIDERATIONSAPRIL 1998 PAGE 185

Planning (General Development Procedure) Order 1995 to safeguard the route corridor of theChannel Tunnel Rail Link Project. This includes additional land that may be required forassociated works/development. (Such direction and works are not proposals of the DistrictCouncil, and the routes in question will not be determined through the development planprocess but through other statutory procedures which will provide appropriate opportunities forany objections by those directly affected by the project).POLICY SG8SAFEGUARDING DIRECTIONS FOR DEVELOPMENT AFFECTING THE ROUTE CORRIDORFOR THE CHANNEL TUNNEL RAIL LINK PROJECT APPLY TO LAND AT RICHBOROUGH.IN ACCORDANCE WITH THE DIRECTION, THE DISTRICT COUNCIL WILL CONSULTUNION RAILWAYS LIMITED BEFORE GRANTING PLANNING PERMISSION ORRESOLVING TO CARRY OUT/AUTHORISE DEVELOPMENT WITHIN THE LIMIT OF LANDSUBJECT TO CONSULTATION, FEATURED ON THE PROPOSALS MAP.Site Specific PoliciesRoyal Sea Bathing Hospital15.43 Founded in 1791 this was the first hospital in England to treat patients with sea air. Theprincipal feature of this listed building is the impressive Doric portico overlooking CanterburyRoad. There have been many unfortunate additions and alterations carried out over the years.The decision to centralise hospital services on the Margate General Hospital site at St. Peter'sRoad has meant that the Royal Sea Bathing Hospital site is now surplus to requirements. Thesite is approximately 6.80 acres in extent and includes undeveloped land with a large frontageto the sea. The open space to the north west part of the site is a high tide roost associated withthe Thanet Coast SPA-Ramsar Site (see Policy NC3).15.44 The main issues in the future use of this site relate to the need to protect the setting ofthe listed building and to ensure, as far as possible, that the more easily developed parts of thesite are not undertaken leaving the listed building to deteriorate and remain unused. The DistrictCouncil will therefore expect re-use and restoration of the listed building to form part of anoverall scheme for development of the site, and will prepare a specific brief amplifying suchconsiderations.POLICY SS1THE DISTRICT COUNCIL WILL PERMIT PROPOSALS FOR THE RE-USE OF THE ROYALSEA BATHING HOSPITAL AND THE REDEVELOPMENT OF THE UNDEVELOPED PARTSOF THE SITE PROVIDED THAT:(1) NEW BUILD DEVELOPMENT ON THE SITE PROTECTS OR ENHANCES THESETTING OF THE LISTED BUILDING AND IS ITSELF INTRINSICALLY WELLDESIGNED.(2) PROPOSALS FOR THE RE-USE OF THE LISTED BUILDING CONSERVE ITSCHARACTER, APPEARANCE, FABRIC AND INTEGRITY.(3) THE IMPACT OF ANY DEVELOPMENT ON THE HIGH TIDE ROOST ASSOCIATEDWITH THE THANET COAST SPA RAMSAR SITE AND THE ROYAL SEA BATHINGHOSPITAL WILL BE EVALUATED AND THE RESULTS TAKEN INTO ACCOUNT INTHE PROPOSALS FOR THE DEVELOPMENT OF THE HOSPITAL SITE.ISLE OF THANET LOCAL PLAN COMMUNITY FACILITIES, SAFEGUARDINGAND SITE SPECIFIC CONSIDERATIONSAPRIL 1998 PAGE 186

Princess Mary's Hospital Site15.45 The remaining part of Princess Mary's Hospital site at Wilderness Hill, Margate, hasclosed and is to be disposed of as surplus to NHS requirements. The site is considered suitablefor redevelopment for both residential, and, in view of its proximity to Northdown Road shoppingarea, for financial/professional services (use class A2 of the Town and Country Planning UseClasses Order 1987). One or a mixture of both of these uses would be appropriate. Theexisting buildings on site may be capable of conversion to such uses. In consideringredevelopment, the District Council will expect comprehensive proposals for development of thewhole site.PROPOSAL SS2PRINCESS MARY'S HOSPITAL HAS BEEN DECLARED SURPLUS TO NHSREQUIREMENTS. DEVELOPMENT FOR RESIDENTIAL OR/ANDFINANCIAL/PROFESSIONAL SERVICES (CLASS A2) WOULD BE APPROPRIATE.Land at Dumpton Park Drive15.46 Land at Dumpton Park Drive, Ramsgate (site of former Montefiore College) waspreviously allocated as a replacement school site. The site is still being considered by theEducation Authority for use for school purposes subject to geotechnical feasibility (includingpresence of underground tunnelling) and other considerations. Although there are no rights ofpublic access, the site provides an open break within an otherwise built-up area. It alsopossesses a number of mature trees which add an attractive natural feature within the urbanenvironment. Feasibility of accommodating any development for school purposes whilesafeguarding the amenity value of the site has yet to be established.15.47 In considering any future use of the site, the District Council would expect to secure theenhancement and continued maintenance of the amenity value provided by the essentiallyundeveloped character, the tree cover and attractive flint wall fronting Dumpton Park Drive, andconsideration of public access.POLICY SS3THE DISTRICT COUNCIL WILL SEEK TO ENSURE THE MAINTENANCE OF THEESSENTIALLY UNDEVELOPED AND NATURAL AMENITY VALUE PROVIDED BYLAND, DEFINED ON THE PROPOSALS MAP, FRONTING DUMPTON PARK DRIVE,RAMSGATE. ANY DEVELOPMENT WHICH MAY BE PERMITTED WILL BE EXPECTEDTO FORM PART OF A COMPREHENSIVE SCHEME WHICH WOULD ENABLE LONGTERM MAINTENANCE AND ENHANCEMENT OF THESE QUALITIES, ANDCONSIDERATION OF PUBLIC ACCESS TO THE SITEISLE OF THANET LOCAL PLAN COMMUNITY FACILITIES, SAFEGUARDINGAND SITE SPECIFIC CONSIDERATIONSAPRIL 1998 PAGE 187

APPENDIX B:PRIMARY SHOPPING FRONTAGES (POLICY S5)RAMSGATEHigh Street1 to 51 (odd)4 to 58 (even)Harbour Street 12 to 8 (even)Queen StreetKing Street1 to 13 (odd)2 to 12 (even)1 to 9 (odd)4 to 8 (even)MARGATEHigh StreetThe Centre31 to 97 (odd)48 to 110 (even)1 to 26 (consecutive)Queen Street 1 to 7BROADSTAIRSHigh StreetAlbion Street1 to 45 (odd)2 to 56 (even)1 to 3 (odd)CLIFTONVILLENorthdown Road95 to 197 (odd)142 to 242 (even)Note:The properties enumerated above may incorporate a return frontage to a side street. Suchfrontages will normally fall within the scope of the Policy.ISLE OF THANET LOCAL PLANAPPENDICESAPRIL 1998 PAGE 188

APPENDIX D:LIST OF SCHEDULED ANCIENT MONUMENTS IN THANETScheduledMonumentNumberDescription259 Ring Ditches and enclosures 450m ESE of College Farm, Acol Parish.365 Settlements one mile East of Acol village.270 Group of ring ditches 360m North West of Great Brooksend Farm,Birchington.261 Double ring ditches and two enclosures 360m North West of DaneCourt, Broadstairs.316 Anglo-Saxon cemetery, Dane Valley Road, St Peter’s.97 Dent-de-Lion Gateway, Margate.367 Quex Park settlements, Birchington.384 Cropmark site of Henge at Northdown, Margate.262 Enclosure and ring ditches 180m ENE of Minster Laundry, Minster.312 Anglo-Saxon cemetery, Monkton.250 Anglo-Saxon cemetery, South of Ozengell Grange, Ramsgate.Note:Attention is drawn to the contents of paragraph 14.14 of the Local Plan text.ISLE OF THANET LOCAL PLANAPPENDICESAPRIL 1998 PAGE 189

APPENDIX F: GLOSSARY OF TERMSAssisted Area StatusAssisted Areas are those in receipt of Central Government assistance for employment andeconomic purposes. In August 1993, the Isle of Thanet was the only area in South EastEngland to be awarded full Development Area Status under the Review of Assisted Areas.Common Agricultural Policy (CAP)The CAP is a European Community mechanism which is intended to stabilise agriculturalmarkets, assure the availability of food supplies and guarantee stable and reasonable pricesfor consumers and producers across the countries of the European Union. The CAP is currentlysubject to substantial and radical change.Conservation AreaThese areas are designated by local planning authorities as areas of special architectural orhistoric interest, the character of which it is desirable to preserve or enhance. Additionalplanning controls exist in such areas.Countryside CommissionThe Commission is the Government’s advisor on all aspects of the countryside, includingplanning policy. It is also a statutory consultee in the preparation of development plans, suchas this Plan.Department of the Environment, Transport & the Regions (DETR)The DETR is the Government Department responsible for, amongst other things, environmentaland land use policy. The Department also advises local planning authorities on planning policythrough Planning Policy Guidance Notes (see below), and is a statutory consultee in thepreparation of development plans.The Planning Inspectorate (an agency of the DETR) also provides an independent Inspectorfor any Local Plan Inquiry following the Deposit Draft of a Plan. This Inspector then makesrecommendations to the local planning authority about the policies and proposals in the Plan.English HeritageEnglish Heritage is the Government’s advisor on urban conservation, including Listed Buildings,Conservation Areas and Archaeology and Ancient Monuments, and related planning policy. Itis also a statutory consultee in the preparation of development plans.English NatureEnglish Nature, formally the Nature Conservancy Council, is the Government’s advisor on allaspects of nature conservation, including planning policy. It is also a statutory consultee in thepreparation of development plans.Environment AgencyThe Environment Agency is the Government Agency responsible for pollution control, wasteregulation, water resources, flood defence, and recreation, conservation and navigation ofinland waterways and is a statutory consultee in the development plan process. The Agencytook over these functions from the National Rivers Authority (NRA); the Waste regulationauthorities, and Her Majesty’s Inspectorate of Pollution (HMIP).Kent Structure PlanApproved by the Sectretary of State for the Environment, the Structure Plan sets out thestrategic planning policies for the whole county. The Plan is prepared by Kent County Council,which is a statutory consultee in the preparation of development plans. The Kent Structure Planwas Adopted in December 1996.ISLE OF THANET LOCAL PLANAPPENDICESAPRIL 1998 PAGE 190

Listed BuildingListed buildings are buildings included in a schedule compiled by the Sectretary of State forNational Heritage of buildings of architectural or historic interest. Special planning powers applyto such buildings.Ministry of Agriculture, Fisheries & Food (MAFF)MAFF is the Government Ministry responsible for the agricultural industry. Within this wide fieldof reference, MAFF is also concerned with the economic and social interests of rural areas, thediversification of the rural economy, the conservation and enhancement of the countryside andthe promotion of the enjoyment of the countryside by the public. The Ministry is also aconsultee in the preparation of development plans.Planning & Compensation Act 1990This Act forms part of the basic legislative framework for the operation of the planning systemof the UK. It contains the statutory basis for the primacy of development plans, such as thisPlan.Planning Policy Guidance Note (PPG)Planning Policy Guidance Notes are issued by the Department of the Environment, and eachrelate to a particular aspect of planning policy (for example; PPG7 relates to The Countrysideand The Rural Economy). They provide the national guidance to which Local Plan policiesshould conform, and thus many of these PPG’s are referred to in this Plan.Ramsar ConventionThe UK is a signatory to the Ramsar Convention (Ramsar, in Iran, was the location for thesigning of the Convention) on Wetlands of International Importance. This commits theGovernment to conserve wetlands generally, and, in particular, sites designated under theConvention.SERPLANSERPLAN is the South East Regional Planning Conference, and is constituted by all the localplanning authorities in the south east. It provides regional planning guidance for the benefit oflocal planning authorities.Shopping: Edge-of-Town CentreA location within reasonable walking distance of the centre, often providing parking facilities thatserve the centre as well as the store, thus enabling one trip to serve several purposes.ISLE OF THANET LOCAL PLANAPPENDICESAPRIL 1998 PAGE 191

Shopping: Out-of-CentreA location that is clearly separate from a town centre but not necessarily outside the urban area.Shopping: Out-of-TownAn out-of-centre location on land not clearly within the urban area.Site of Nature Conservation Interest (SNCI)SNCIs are identified by the Kent Trust for Nature Conservation as sites of nature conservationimportance within Kent. These are not statutory in the same way as SSSIs (see below), butform an integral part of the formulation of planning policy relating to nature conservation issues.Site of Special Scientific Interest (SSSI)SSSIs are designated by English Nature under the Wildlife & Countryside Act 1981, and consistof areas which are important in the national context for their flora, fauna, geological orphysiographical features.Special Protection Areas (SPA)These are designated under the European Community Wild Birds Directive, as areas requiringa particularly high level of protection within the European context. They are actually designatedby the UK Government, following advice from English Nature.Village AppraisalsAn exercise carried out by the various Parish Councils during late 1989 and early 1990, toidentify the issues and needs within the village communities themselves, providing an input tothe formulation of policies contained in this Consultation Draft.ISLE OF THANET LOCAL PLANAPPENDICESAPRIL 1998 PAGE 192