Gypsy, Traveller and Travelling Showpeople Development Plan Document

Strongly disagree

1. Housing The proposal has been submitted for the siting of 20 caravans. It is unclear from the documentation whether this number includes touring caravans or if such caravans would be additional. Each caravan is expected to be accompanied by associated structures and domestic items, such as day rooms. Whether the total is limited to 20 or potentially increases to 40 caravans, the overall scale of the development is regarded as excessive. Ministry of Housing, Communities & Local Government dated December 2024 under Policy C clearly states that, “when assessing the suitability of sites in rural or semi-rural settings, local planning authorities should ensure that the scale of such sites does not dominate the nearest settled community”. The site is located beyond any settlement boundary and is therefore within the countryside as defined in the MBC Local Plan Policy LPRSS1 which seeks to focus any residential development within rural service centres to larger/smaller villages, however this does not include Langley Heath where this site is located and is therefore deemed as not a sustainable location. 2. Transport and Accessibility Transport The proposed site is located to the south of Langley village, lying outside the designated village envelope as specified in the Local Plan 2024. The village itself lacks essential day-to-day amenities, notably having no schools or shops within its boundaries. Employment opportunities in the immediate area are also limited, further highlighting the absence of necessary infrastructure. Regarding educational facilities, the nearest primary school is approximately 1.5 miles away, situated in Leeds. Langley Park Primary Academy is also within reach, though it is located 2.0 miles from the proposed site. Given these distances, it is improbable that parents would choose to walk with their children to school. Instead, it is highly likely that the preferred mode of transport would be by car. Public transport provision in Langley Heath is limited to a modest bus service, specifically the number 13 route connecting Hollingbourne and Maidstone. This service runs only five or six times in each direction on weekdays and does not operate at all on weekends or public holidays, making it an unreliable option for daily commuting. A more frequent bus service, the number 12, serves routes to and from Tenterden and Maidstone. However, accessing this service requires walking 10–15 minutes to bus stops on the A274 Sutton Road. Part of this journey is along unlit roads without pavements, which presents further accessibility challenges, especially for families and individuals without private vehicles. Considering the infrequency of the available bus services, it is unlikely that future residents would rely on public transport for shopping or accessing everyday convenience items. Instead, it is expected that they would travel by car to meet these needs. Therefore, future occupants of the proposed development would almost certainly be heavily dependent on private vehicles for their daily activities and requirements. Accessibility According to Local Plan Review Policy LPRHOU8, it is a requirement that the site must be safely accessible to and from the highway for all vehicles that will regularly use the site. This policy is intended to ensure that access arrangements are suitable and do not pose risks to residents or road users. Green Lane, which would serve as the primary access route, is a narrow single-track road. It measures no more than 2 metres in width and is bordered by mature trees and hedgerows along its entire length. The road features tight, angular bends and, crucially, does not have any pavements, making it potentially hazardous for both vehicles and pedestrians. Signage along Green Lane already indicates significant restrictions: there are notices stating ‘Not Suitable for HGVs’ and width restriction signs of ‘2 metres (6ft 6 inches)’ positioned at key junctions, including A274 Sutton Road/Horseshoes Lane, Leeds Road/Heath Road, and Horseshoes Lane/Leeds Road. Additionally, access from Leeds Road into Green Lane is marked as ‘access only’ and involves negotiating a particularly tight 90° turn. Research indicates that low loaders, which are commonly used to transport caravans, have substantial dimensions. The main bed (low part) length for standard low loaders typically ranges from 5.5 to 7.5 metres, but specialist caravan trailers can be extended up to approximately 17.8 metres (58 feet) in length. The width of these vehicles is usually between 2.74 and 2.90 metres (8 feet 2 inches to 9 feet 6 inches), with some requiring special permits if wider than certain thresholds. Loads exceeding approximately 3.66 metres (12 feet) in width in the UK necessitate special notification, and may also require police or local authority escorts. • Bed Length: Standard low loaders used for caravan transport range from about 5.5 metres (18 feet) to 7.5 metres (24 feet) in length, with specialist trailers extendable up to approximately 17.8 metres. • Width: Standard low loaders are typically 2.74 metres to 2.90 metres wide (8 feet 2 inches to 9 feet 6 inches), but can be wider with special permits. Loads wider than 3.66 metres (12 feet) require special arrangements, such as police or local authority clearance and escorts. Further, standard touring caravans are generally between 7 feet 4 inches and 7 feet 6 inches wide, while extra wide caravans can reach approximately 8 feet in width. Given these vehicle and load dimensions in comparison with the road’s width restrictions and physical characteristics, it is evident that safe and practical access to and from Green Lane for the types of vehicles required to deliver and move caravans is not achievable. Community and Crime Langley Heath is a modestly sized residential area, home to 993 individuals according to the 2021 Census. The community is generally regarded as peaceful, with recorded crime rates remaining low. There is currently no substantial evidence to suggest that Langley Heath suffers from elevated levels of anti-social behaviour or related disturbances. Specific Concerns Despite the overall safety and tranquillity of the locality, some issues have been noted. Reports have emerged regarding dangerous pony and trap driving within the area, the use of catapults against property, and instances of verbal abuse allegedly originating from residents of nearby gypsy properties. It is important to emphasise that these observations do not presuppose future behavioural trends; rather, they are presented as matters of current concern. Lack of Community Facilities Langley Heath is notable for its absence of local amenities and community resources. The lack of such facilities means there are limited opportunities available to engage residents or offer constructive distractions. This deficiency is a relevant factor to consider when evaluating the potential impact of any proposed developments, particularly with respect to community cohesion and safety. Health and Accessibility Access to Healthcare Langley Heath is currently served by the Orchard Doctor’s Surgery located on Horseshoes Lane. It is understood that this surgery is already operating at or very close to its maximum capacity for accepting new patients. This situation is likely to be exacerbated in the near future, as there remain over 500 new homes to be delivered as part of the Rosewood Housing Development on Sutton Road, all of which fall within the Langley boundary and would place additional pressure on existing healthcare provision. Community Integration and Site Layout The introduction of a development comprising over 20 caravans on the site raises concerns regarding the nature and extent of hard landscaping and boundary treatments, such as high walls or fences. There is a risk that such features could create a sense of physical and social separation, giving the impression that the site and its residents are intentionally segregated from the wider community. Economy Local Economic Context Langley Heath presently exhibits a marked lack of economic vitality. The area does not benefit from any retail outlets, shops, or commercial businesses that might otherwise generate local income or offer employment opportunities to residents. The absence of such economic infrastructure means there are limited prospects for job creation within the immediate vicinity, and residents must look beyond Langley Heath for both work and access to goods and services. Natural Resources Agricultural Land Quality and Site Boundaries The site in question encompasses approximately 1.84 hectares of high-quality agricultural land situated to the south-west of Langley Heath. According to a design and access statement previously submitted in support of a housing planning application (reference 16/505995/OUT), this land has been classified as Grade 2 agricultural land. Grade 2 land is recognised as being within the “best and most versatile” category. Consequently, the proposed development is in direct conflict with the National Planning Policy Framework (NPPF, paragraph 187), as well as with Policies LPRSP9 and LPRSP14(A) of the Maidstone Borough Wide Local Plan, adopted in 2024. The boundaries of the site are defined by Green Lane to the west and Leeds Road (B2163) to the east. Along the south-western edge of the site, a hedge is present, beyond which further agricultural land extends. Light Pollution Although Green Lane hamlet cannot be described as an area of entirely dark skies, existing public lighting within the vicinity is extremely limited. Currently, the hamlet itself is illuminated by only a single streetlight, while Shepherds Way, which is located nearby, is served by merely two streetlights. The proposed introduction of over 20 residential caravans would substantially increase the level of artificial lighting within this locality. Such a concentration of new dwellings would inevitably result in significant light pollution, which would be detrimental to the immediate environment and the wider area. Flooding Risk Although the proposed development site itself is not located within a designated Flood Risk area, it is important to note that the primary access roads serving the site, namely Green Lane and Shepherds Way, lie within Flood Risk Zone 2. There is documented evidence of flooding originating from the proposed site, with water flowing into properties along Shepherds Way. Surface water runoff from the site is observable, typically draining overland from the south-east towards the north-west, particularly in the vicinity of the proposed entrance. This drainage pattern indicates a potential risk for future flooding, both for the access routes and adjacent residential properties. Cultural Heritage Immediately to the south-east of the site lies a small hamlet focused around Green Lane. Nearly opposite the application site is ‘Ye Olde Cottage’, a Grade II Listed Building dating from the late sixteenth or early seventeenth century. The listing describes the property as a timber-framed house with brick noggin, a plain tile roof, and distinct features such as broadly spaced studding, arch-bracing, and an irregular arrangement of casement windows. The building also has a central boarded door and lean-to addition, with the interior not inspected. Directly opposite ‘Ye Old Cottage’ is ‘The Old Farmhouse’, another Grade II Listed Building. This eighteenth-century farmhouse has undergone later alterations, with chequered red and grey brick to the front and sides, a plain tile roof, and a lobby entry plan. Notable features include a hipped roof, brick ridge stack, irregular fenestration, and a rear wing added at a later date. The farmhouse is included in the listing for its group value. On the opposite side of Green Lane, facing the application site, are Green Lane Cottages. This attractive terrace of brick-built cottages is believed to date from 1879. ‘Green Lane Cottages’, ‘Ye Old Cottage’ and ‘The Old Farmhouse’ together form the historic core of the hamlet, giving it a distinctive character and identity that is separate from the surrounding area of Langley Heath. If permission for the proposed site is granted, the historic character and distinct identity of this hamlet would be compromised. Such erosion would be severely detrimental to an important heritage asset. This concern was central to the refusal of previous planning applications MA/14/0545 (Outline application for 50 retirement bungalows) and MA/15/501183 (Outline application for 40 retirement bungalows), which were declined for the following reasons: • The development would be unsustainable and would harm the function of the anti-coalescence belt. • The development would appear as isolated and inward looking, and would subsequently have a detrimental impact upon the character of the area. • The development would have an adverse impact upon the setting of the nearby listed buildings. The Parish Council considers it essential to retain the separate identity of the Green Lane hamlet and to prevent future merging with the built-up area of Langley Heath. Landscape Importance of Maintaining Settlement Separation The Parish Council regards it as very important to retain the separate identity of the Green Lane hamlet and to prevent future coalescence with the rest of the built-up area of Langley Heath. Landscape Character and Biodiversity Value The Maidstone Landscape Character Assessment, prepared for the Borough Council by Jacobs consultants in 2012, identifies the appeal site as falling within the ‘Langley Fruit Plateau’. Under the heading of Biodiversity, the Fruit Plateau is described as follows: “There are some areas of unmanaged grassland and deciduous trees along the field margins and near to properties. The areas of grassland, agricultural land and especially field margins may provide suitable habitat for reptile species. Hedgerow boundaries may support breeding birds and community/foraging bats and reptiles. Continuous hedgerows provide good wildlife corridors for commuting reptile and mammal species. This habitat is considered important to biodiversity due to its lack of urban development, large size and that it exhibits features typical of Kentish farmland.” The report’s ‘Summary of Actions’ includes the recommendation to: ‘conserve tall hedgerows, poplar shelter belts and reinforce small copses’. The Parish Council recognises that the site contains important hedgerows within the Parish. It seeks to secure both the preservation and, where possible, the enhancement of the site in its current underdeveloped condition, given its value not only as a key landscape feature for the village but also for its vital contribution to local biodiversity. Landscape Assessment and Mitigation HO3-207 The Brishings Green Lane is covered on page 185 of the Maidstone Landscape Capacity Study: Site Assessments January 2015 and its mitigation measures were also included in an email from the Maidstone Borough Council Landscape Officer, relating to the failed planning application 16/505995, which provides further assessment: “There are no protected trees on, or immediately adjacent to, the site. There are however, hedgerows/hedgerow trees on the northern and eastern boundaries which may be considered important under the Hedgerow Regulations and an area of significant woodland to the south of the site…. In landscape terms the site falls within the Langley Heath Undulating Farmlands landscape character area (LCA 30) and in terms of the Landscape Capacity Study: Site Assessments, the site is considered to have moderate landscape capacity to accommodate housing. The mitigation guidelines for this site are as follows: • Retain and respect the narrow, rural character of Green Lane • Retain an area of undeveloped land around the original hamlet along Green Lane and maintain physical separation between this and recent development to the north • Redefine settlement edge and create sensitive urban/rural interface • Respect the setting of the listed buildings. Conclusion In conclusion, we believe that this site is unsuitable for development for the following reasons: 1. Unsustainable Location The site is situated in a location that is not sustainable for the purposes proposed. Its setting does not support the essential requirements for sustainable development, making it an inappropriate choice. 2. Poor Accessibility for Caravans Access to Green Lane is inadequate for caravans, whether permanent or touring. The present road infrastructure does not allow for safe or practical entry or exit for such vehicles. 3. Reliance on Private Motor Vehicles The site lacks sustainable transport options for daily use. As a result, residents would be dependent on private cars, which is contrary to sustainable transport principles. 4. Lack of Facilities within Walking Distance There are no essential facilities located within walking distance of the site. This absence would significantly impact the convenience and quality of life for future occupants. 5. No Scope to Enhance Local Facilities The development would not provide opportunities to improve or expand existing local facilities, thus failing to offer any tangible benefit to the surrounding community. 6. High Agricultural Value of the Land The site comprises land of significant agricultural value. Protection of high-quality agricultural land is vital, and its development would result in the permanent loss of this important resource. 7. Rich Biodiversity The area supports considerable biodiversity. Development would threaten the habitats and species present, undermining biodiversity conservation efforts. 8. Potential Harm to Heritage Assets The site’s development would cause substantial harm to nearby heritage assets, adversely affecting their setting and significance. 9. Preserving the Separation between Green Lane and Langley Heath It is essential to maintain the physical separation between Green Lane and Langley Heath. Development at this location would lead to the coalescence of these areas, eroding their distinct identities, which would be contrary to the Maidstone Landscape Character Assessment 2015.

Disagree

Ensuring Appropriate Use of Designated Sites It is essential to implement a robust system to prevent the misuse of sites that have been granted planning permission under the Gypsy, Traveller and Showpeople regulations. Specifically, these sites should not be permitted to operate as rental properties for individuals who do not meet the criteria defined within this category. Current Concerns A growing concern is the increasing prevalence of gypsy ‘landlords’ who obtain planning permission for such sites primarily for financial gain, rather than to address a genuine and defined need. This trend undermines the intended purpose of the regulations and highlights the necessity for stricter oversight and enforcement measures.