Master Plan
Outline planning permission was granted for the whole site for employment, housing & improved health facilities (planning decision notice 16/507689/OUT). The concern is that other components granted in the outline planning permission will not be delivered, in particular the employment zone and the improved health services. Planning conditions should be set to connect the delivery of all the sub-phase developments.
Doctors Surgery
Policy MU4 required improvements to health facilities in the village.
There are currently no GP facilities in the village.
It's unacceptable for existing and c1000 new residents to travel to Sittingbourne or Faversham for their doctors.
The concern is that the improved health services will not be delivered. Planning conditions are required to ensure the new houses should not be occupied until medical/GP facilities have been built and operational within the village.
Employment Zone
26,840 sq m of 'B' use class employment was a condition of the original policy (MU4) in the local plan.
Community concerns are that the employment zone will not be built and additional houses will be built instead.
Planning conditions are required to create a master plan which delivers all components of the scheme, not just the housing.
Construction Phase
The construction phase may impact existing residents over an extended period of time.
Planning conditions are required to (a) provide a 24/7 response line to manage issues (b) host monthly resident meetings (c) restrict construction operating times and not permit 24 hour operation (d) maintain clear access to key roads, including Lower Road, Station Road, London Road and Frognal Lane (d) monitor noise, vibration and light pollution.
Cumulative Impact
When combined with other local building/infrastructure projects there will be significant cumulative effect on the local community.
Planning conditions are required to (a) promote coordination across projects (b) provide a 24/7 response line to manage issues (c) coordinate with KCC highway enforcement officers (d) maintain walking routes.
Parking & traffic access
Parking is likely to be at a premium in the local area.
Planning conditions are required to (a) restrict access to construction traffic on residential roads including Frognal Place, Frognal Gardens and Honeyball Walk (b) provide parking facilities for the construction crew, visitors, deliveries etc on the construction site (c) prohibit parking for construction crew, visitors, deliveries etc on key roads, including Lower Road and Station Road
Wastewater
The current wastewater pipe network and treatment plant in Teynham is unable to cope with the additional requirement from 300 dwellings. Wastewater tankers are currently in use. On 8 Nov 2023, Southern Water replied to planning application 23/503145/SUB: 'Southern Water cannot recommend discharge of Condition 33 related to foul drainage. Current foul sewerage capacity will allow 50 initial dwellings to connect without reinforcement. Southern Water will review the rest of the units and advise on a development programme and the extent of network reinforcement required'.
Planning conditions are required to ensure (a) Condition 33 is achieved.
Completion of projects
Learning from recent projects, it's essential to ensure all the community components of the project are completed at an early stage. Planning conditions are required to ensure key community components (including street lights, roads, pavements, access paths, parking and road markings) are in place before occupancy of the first house.
Air Pollution
There is significant concern
over air quality and the local AQMA.
Planning conditions are required to (a) ensure real time air quality monitoring station on the roundabout (on access road to site) and run the service from commencement of the construction phase and continue for 3 years after the housing and the commercial areas are delivered (b) review traffic modelling based on reduced local train and bus services plus impact of local GP surgery closure in Teynham.
Community Ownership
The community facilities including football pitches, pavilion and car parking are welcomed.
The developer is proposing a leasehold for 25 years at peppercorn rent. Details are not clear after 25 years. Freehold required for the community for current and future generations.
Open Spaces
The open community spaces of the allotments and the orchard are a welcomed addition to the development.
Specific information required on long term community ownership and maintenance. Details are not clear after year 25.
Pond (soakaway)
Specific information required on long term ownership, maintenance and funding for the pond (water soakaway).
Wildlife
There are concerns about local wildlife and habitats during the construction phase.
Historic artefacts
Further Roman artefacts may be located under the proposed development site.
Planning conditions are required to protect any other artefacts on the development site.
Consider a Triton themed name for access roundabout from the A2.
Integration
Recent property developments feel isolated from the village.
Make development feel an integral part of the village. No high fences. Easy access to the train station, school, public transport and services.
Design
At this stage we have not seen the proposed design and are unable to comment.
Further information will be added shortly.
Active Travel
Promote active travel and reduce reliance on private cars. Ensure clear walkways to/from the school, The Meadow (children’s play area) and services/doctors. Review travel plan information as bus numbers have been reduced and train frequency halved. Consider 3km walk/run loop to promote health and fitness.
Cost of housing
Community concerns are that local residents are unable to purchase housing due to the high costs.
Clearly define what is affordable housing.
Street Names
New road names should follow the Cherry theme that has been adopted in Teynham for some time.
Communication
There are multiple planning applications and project phases linked to this development.
To reduce community anxiety, publish and update a high level timeline of planning applications and key phases
Light pollution
Construction site lighting should be adjusted not to cause light pollution off site.
Permanent lighting should not impact the night sky or neighbouring residents.
To enhance well being, street lights should create a warm glow with a colour temperature of c2700K.
Developers contribution
S106 funding requires developers to contribute to local infrastructure, benefiting communities affected by new developments.
The S106 agreement, created in 2016, is out of date and should be updated.