ASH PARISH COUNCIL
NEIGHBOURHOOD
DEVELOPMENT PLAN
2018-2037:
Prepared in accordance with the Localism Act 2011
and the Neighbourhood Planning (General)
Regulations 2012 (as amended 2018)
September 2021
Contents
Foreword ------------------------------------------------------------------------------------------------------------------------- 4
1 Introduction ----------------------------------------------------------------------------------------------------------------- 4
2 Planning Context ----------------------------------------------------------------------------------------------------------- 9
3 Vision for Ash ------------------------------------------------------------------------------------------------------------- 11
3.1 Locality and history -------------------------------------------------------------------------------------------- 11
3.2 Vision statement for Ash ------------------------------------------------------------------------------------- 11
3.3 Community led themes--------------------------------------------------------------------------------------- 11
3.4 Objectives -------------------------------------------------------------------------------------------------------- 12
4 Plan Strategy -------------------------------------------------------------------------------------------------------------- 13
4.1 Strategy ---------------------------------------------------------------------------------------------------------- 13
4.2 Testing the plan with public engagement --------------------------------------------------------------- 14
4.3 Objectives -------------------------------------------------------------------------------------------------------- 14
4.4 Planning policies ----------------------------------------------------------------------------------------------- 14
4.5 Community action projects ---------------------------------------------------------------------------------- 14
5 Plan Policies --------------------------------------------------------------------------------------------------------------- 15
5.1 Environmental -------------------------------------------------------------------------------------------------- 15
P1 Policy ANP1 – Development in the countryside -------------------------------------------------------- 24
Areas of Green and Open Space in and around the village ------------------------------------------ 25
P2 Policy ANP2 – Designated local green spaces ----------------------------------------------------------- 32
P3 Policy ANP3 Green and open spaces in new developments ---------------------------------------- 32
Biodiversity ------------------------------------------------------------------------------------------------------ 33
P4 Policy ANP4 – Biodiversity ----------------------------------------------------------------------------------- 35
Climate Change ------------------------------------------------------------------------------------------------- 36
P5 Policy ANP5 Climate Change -------------------------------------------------------------------------------- 37
Design of new developments and conservation ------------------------------------------------------- 38
P6 Policy ANP6 – Developments and Conservation ------------------------------------------------------- 40
5.2 Housing ----------------------------------------------------------------------------------------------------------- 41
Background Ash Now ----------------------------------------------------------------------------------------- 41
Current Housing Needs --------------------------------------------------------------------------------------- 44
Allocation of development sites --------------------------------------------------------------------------- 48
Existing sites from DDC Local Plan 2015 (not reassessed) ------------------------------------------- 49
New site allocation 2018 - 2037 ---------------------------------------------------------------------------- 50
Selected Sites --------------------------------------------------------------------------------------------------- 51
Description of sites selected -------------------------------------------------------------------------------- 52
Agri / Cowans site ---------------------------------------------------------------------------------------------- 52
P7 ANP7a) Agri / Cowans land brought forward from DDC 2015 Land Allocation ---------------- 54
Former Council Yard – Molland Lea ----------------------------------------------------------------------- 55
P8 ANP7b) Old Council Yard, land allocated from DDC 2015 Land Allocation --------------------- 55
Chequer Lane Site --------------------------------------------------------------------------------------------- 56
White Post Farm ----------------------------------------------------------------------------------------------- 56
HELAA 152 Land adjacent to Saunders Lane ------------------------------------------------------------ 56
P9 Policy ANP7c) - HELAA 45 Land South of Mill Field ---------------------------------------------------- 58
P10 Policy ANP7d) - HELAA 95 Land north of Molland Lane ---------------------------------------------- 61
P11 Policy ANP7e) HELAA 163 Land South of Guilton ----------------------------------------------------- 63
5.3 Leisure & Well-being, Health Care, Education ---------------------------------------------------------- 65
P12 Policy ANP8 – Retention of Community Facilities------------------------------------------------------ 68
P13 Policy ANP9 – Health and social care --------------------------------------------------------------------- 70
5.4 Local Economy -------------------------------------------------------------------------------------------------- 71
P14 Policy ANP10 – Village Shops and Public Houses ------------------------------------------------------ 73
P15 Policy ANP11 - Conversion of rural buildings to business use, tourist accommodation and
tourist attractions -------------------------------------------------------------------------------------------------------- 75
P16 Policy ANP 12 - Working from home --------------------------------------------------------------------- 76
5.5 Local Infrastructure -------------------------------------------------------------------------------------------- 77
P17 Policy ANP13 - Off-Street Parking ------------------------------------------------------------------------- 79
P18 Policy ANP14 - Telecommunications ---------------------------------------------------------------------- 81
P19 Policy ANP15 - Transport------------------------------------------------------------------------------------- 83
P20 Policy ANP16 - Infrastructure ------------------------------------------------------------------------------- 84
6 Monitoring Ash Neighbourhood Development Plan ----------------------------------------------------------- 85
7 Appendices ---------------------------------------------------------------------------------------------------------------- 86
Appendix I - Mitigation required re nutrient neutrality calculation ------------------------------ 86
Appendix II - Community Projects ------------------------------------------------------------------------- 87
Appendix III – Climate Change Matrix -------------------------------------------------------------------- 88
Glossary ---------------------------------------------------------------------------------------------------------- 90
Acknowledgements ------------------------------------------------------------------------------------------- 93
Maps
Map 1 Ash Neighbourhood Development Plan Designated Area ............................................................... 5
Map 2 Ash Settlement Boundary 2015 ...................................................................................................... 13
Map 3 Ash Six Rural Character Areas NI, N2, R1, R2, H1, H2 ..................................................................... 17
Map 4 Government Flood map for planning .............................................................................................. 18
Map 5 Areas of green spaces.in the village of Ash ..................................................................................... 19
Map 6 Key views in and around the village of Ash ..................................................................................... 21
Map 7 Designated European Sites (from HRA Fig 1) ................................................................................. 22
Map 8 Local Green Spaces ANP2 ................................................................................................................ 31
Map 10 Three conservation areas in Ash ................................................................................................... 38
Map 11 Ash Village Character Areas .......................................................................................................... 39
Map 12 Sites identified in the Dover District Call for Sites for Ash ............................................................ 50
Map 13 Agri / Cowan site ANP7a) .............................................................................................................. 52
Map 14 Former council Yard - Molland Lea ANP7b) .................................................................................. 55
Map 15 Land South of Millfield ANP7c) ..................................................................................................... 57
Map 16 Land North of Molland Lane ANP7d) ............................................................................................ 59
Map 17 Land south of Guilton ANP7e) ....................................................................................................... 62
Map 18 Facilities in Ash ANP8 .................................................................................................................... 67
Map 19 Broadband speeds. Source: KCC Broadband Team Nov 2018 ..................................................... 80
Section 1
Page 4 of 94 Ash NDP Plan September 2021
Foreword
This Ash Neighbourhood Development Plan sets out how our
community wishes to see the village, hamlets and wider parish
develop in the future.
The Plan has been prepared by the Parish Council of Ash with
the support of the community.
It will represent your views and aspirations for the planning
period 2018 to 2037. While this may seem a long time, in the
history of a parish that was established in 1282 and redefined
as a civil parish in 1894, it is only a short window.
It is vital that in these times of rapid change, that we meet the needs of those who work and live
in our parish and provide as much certainty as we can over their futures. Throughout its
development, it has been very clear from the response we have received that you care deeply
about the future of our community. The Plan gives us a vision for that future, and how this can
be achieved through robust forward planning.
I would like to express my sincere gratitude to all those who have given so much of their time
and energy over the course of the last five years supporting its creation. Whilst it has been a
monumental effort, without the Ash Neighbourhood Development Plan we would, I am sure, be
a much less prosperous community.
Thank you
Andrew Harris-Rowley
1 June 2021
Section 1
Page 4 of 94 Ash NDP Plan September 2021
1 Introduction
1. Neighbourhood Development Plans were introduced as part of the Government’s approach in the
Localism Act 2011 to give local people more say in what happens in their locality.
2. The adopted Ash Neighbourhood Development Plan, alongside district and national policies, will be
used when determining planning applications in the Parish of Ash.
3. The Ash plan provides the local community with a powerful tool to guide the long-term future of Ash
village and its surrounding countryside. It contains a vision for the future of Ash and sets out clear
objectives and planning policies to realise and deliver this vision.
4. Ash Parish Council established a steering committee and standing committee to co-ordinate the
delivery of the plan and oversee the processes in line with national guidance.
5. This plan is a community led process and there has been continuous public engagement, as well as
a number of public events, to encourage people to give their views at all stages of the development
of the plan
6. Public engagement included scoping events; engagement with the local primary school, housing
needs event; number of open days to inform the public about the NDP process; site assessment and
indicative housing requirements; public meeting with Q/A session to explain housing sites and
indicative numbers and take the views of public; public meeting to take views before issuing to DDC;
Reg 14 and 16 consultations; referendum.
7. Some of the policies are general and apply across the parish, whilst others are site or area specific
and only apply to the relevant areas illustrated on the associated maps. Nevertheless, in considering
proposals for development, the Ash Parish Council and Dover District Council will apply all the
relevant policies of the Plan. It is therefore assumed that the plan will be read as a whole and cross-
referencing between the Plan’s policies has been minimised.
8. The reference points for this plan are the:
National Planning Policy Framework 2018 (revised Feb 2019) and its accompanying National
Planning Practical Guidance (2014 onwards)
Saved polices of the Dover District Local Plan (2002) or those superseding them up to 2040
Dover District Core Strategy (2010) or the strategies superseding it up to 2040
Dover District Land Allocations Local Plan (2015) or the plans superseding it up to 2040
The District Council is preparing a new local plan, looking forward to 2040 which is due for
publication 2021. A range of documents have already been published by DDC, as it builds up
evidence and technical work for their new local plan and these have been used as guidance.
The Area Covered by the Plan
9. The area covered by the plan is the Civil Parish of Ash that includes the main settlement of Ash
Village and the hamlets of Westmarsh, Ware, Cop Street, Upper and Lower Goldstone, Richborough,
Paramour Street, Hoaden.
10. The Ash Neighbourhood Development Plan area designation was approved by Dover District Council
Cabinet on 4th February 2013 (CAB Min 76 4.2.13).
Section 1
Page 5 of 94 Ash NDP Plan September 2021
Involvement in the Plan Process
Who has been involved in writing the plan and the consultation process?
11. From the start of the process our guiding principles in engaging local people with the preparation of
Ash NDP have been:
• to commence community consultation early on and to seek a clear understanding of the
issues and concerns that are of most importance to the local community
• to offer further opportunities for comment as our vision, objectives and planning policies
evolved
• to offer a range of different ways for people to engage with the NDP process. We have tried
to make our arrangements appropriate and proportionate for a rural community. This has
included residents’ surveys, workshops, school participation and debates, discussions,
information on the parish council web site, parish newsletters, public notice boards, and direct
contact with key groups in the local community
• to tap into the knowledge and experience available in the local community wherever possible,
by making the process as open and inclusive as possible. The competition for the children of
the two local primary schools asking them to describe what their village should look like in
2037 was particularly rewarding. This was followed by a debate for the older children in the
church hall with prizes being awarded to the best entrant in each year group.
12. Due to a number of issues outside the parish council’s control, there was a significant time delay
from the start of the process in 2013 to 2016. It was important to have a public event (5th March
2016) to ask the residents again whether to undertake a revised Parish Plan, a Neighbourhood
Map 1 Ash Neighbourhood Development Plan Designated Area
Section 1
Page 6 of 94 Ash NDP Plan September 2021
Development Plan or do nothing. The workshop was well attended by a diverse range of residents,
from parents and children, young adults and retired people.
13. The recommendation from those attending the event was overwhelmingly to develop an Ash
Neighbourhood Development Plan.
14. Following the above recommendation, a number of public events were held to scope the NDP and
to start to collect evidence to support the plan.
15. Since the workshops, there have been a number of other issues that have delayed the progress of
the plan. These included:
• the publication of the National Planning Policy Framework (NPPF), July 2018 (amended Feb
2019)
• the Office for National Statistics Household Projections, Sept 2018
• the modified Standard Method of calculating housing needs, Dec 2018
• the Planning Appeal decisions for Sandwich Road, Jan 2018, and White Post Farm, Oct 2018.
The decisions on both appeals could have substantially changed the direction of travel for the
plan
• the Dover District Council requirement in January 2020 to have a Strategic Environment
Assessment and a Habitats Regulations Assessment. In June 2020, the initial work on the
HRA established that a district wide air quality assessment would be required.
16. These delays made the completion date of the NDP closer to the emerging DDC local plan (2022).
The parish council considered the implications of completing the NDP before DDC, and the parish
council received guidance on two key matters:
• the overall amount of development to be accommodated in the new local plan
• the overall planning strategy to accommodate planned growth in Dover District and the role
that Ash Parish will play in delivering its allocation.
Section 1
Page 7 of 94 Ash NDP Plan September 2021
How does the Plan fit into the planning system?
17. The government’s intention is for local people to decide what goes on in their area. However, all
Neighbourhood Plans must be in line with higher level planning policies; that is, within the constraints
imposed by national guidance (NPPF) and local policy (DDC). Neighbourhoods should develop plans
that support the strategic development needs set out in Local Plans, including policies for housing
and economic development, social objectives and plan positively to support local development,
shaping and directing development in their area.
18. The plan has been developed with input from Dover District Council to ensure that while our plan is
likely to be published before the new DDC Local Plan, it is in line with their emerging polices and
general strategic direction of travel. The original timeframe for the development plan was 2017 to
2037, however after the Regulation 14 consultation and during 2020, the emerging Dover Local Plan
timeframe was amended to cover the years 2020 to 2040.
FEB 2013
• Ash Neighbourhood Development Plan Designation
JAN- APRIL 2016
• Re-starting the NDP - 5th March 2016 - parishioners
and Parish Council agree to a NDP for Ash
Sept 2016
• Ash NDP Questionnaire to every household in the
parish
OCT - NOV 2016
• Public engagement to define vision, objectives and
themes
2017
• Scoping workshops with parishioners, public
engagement and report Sept 2017
2018 2019
• Evidence collection and interpretation. Public
engagement with parishioners.
Sept 2019
• Drafting of the plan and public engagement with
parishioners and landowners.
Nov 2019
• Consultation by public engagement on draft plan and
REgulation 14 consultation
Jan - June
2020
• SEA and HRA and subsequently an air quality
assement required
Dec 2020
• Regulation 16
April 2021
• Examination
July 2021
• Referendum
Section 1
Page 8 of 94 Ash NDP Plan September 2021
19. The Ash Neighbourhood Development Plan policies must be used by Dover District Council to
determine planning applications in the Parish of Ash.
What period does the Ash Neighbourhood Development Plan cover?
20. The Ash Neighbourhood Development Plan covers the period from 2018-2037 and would overlap
the period for the emerging Dover District Local Plan likely to be issued in 2022.
21. After a successful referendum, Dover District Council, the local authority, will reach a decision ‘to
make’ the plan that would allow for a plan covering the remaining years of the Ash Neighbourhood
Development Plan to 2037.
Strategic Environmental Assessments and Habitats’ Regulations Assessments
22. A Strategic Environmental Assessment (SEA) is required under European legislation for all
neighbourhood development plans that may have significant effects on the environment and where
a plan identifies sites for development.
23. It was necessary to screen the proposals to assess if they would result in significant environmental
effects and therefore require a SEA. Dover District Council is legally required to do this assessment.
As part of the process, it was necessary to consult the statutory consultation bodies (Historic
England, Natural England and the Environment Agency) to get their opinions on whether or not a
plan is likely to result in significant environmental effects.
24. DDC reviewed the NDP and the screening report concluded that a SEA and HRA was required. This
report is in the evidence documents.
25. The Habitats’ Regulations Assessment (HRA) refers to the appropriate assessment required for any
plan to assess the potential implications for European sites. This was carried out alongside the SEA
process by AECOM. These two reports are in the Plan submission documents.
How the Plan is organised
26. The Plan is divided into six sections.
Section 1: Introduction
Section 2: Planning Context
Section 3: The Vision for Ash - a long-term vision for the parish up to 2037.
Section 4: Ash Neighbourhood Development Plan Strategy - the broad planning approach for
Ash Parish and how it conforms to higher level planning policy.
Section 5: Ash Neighbourhood Development Plan Policies - the background that sets out the
scene for the objectives, evidence and policies that supports the overall vision, including site
specific allocations for new developments.
Section 6: Monitoring Ash Neighbourhood Development Plan - it is important that there are
robust processes to monitor the implementation and outcomes of the plan during its life. A
number of reporting / monitoring processes have been put in place by the parish council.
Section 2
Page 9 of 94 Ash NDP Plan September 2021
2 Planning Context
27. The Neighbourhood Development Plan is a one of a number of planning documents that should be
read in conjunction with each other.
28. The role of the Neighbourhood Development Plan (NDP) in the planning system is to provide a local
view. The planning system is complex and there is a hierarchy that developments must adhere to in
Ash. This is: National, Kent County Council, Dover District Council, then the Ash NDP. The key
documents that the Ash NDP must be in line with are set out below.
29. The starting point for the Ash NDP was to take the views of the community and develop these into
strategies, objectives and planning policies to be delivered over the life of the plan. The policies within
the plan are in line with the hierarchy set out below.
National Planning Policy Framework (NPPF) (2019)
30. The National Planning Policy Framework sets out the Government’s planning policies and how these
should be applied. It provides a framework within which locally prepared plans for housing and other
development can be produced.
31. Planning law requires that applications for planning permission be determined in accordance with
the development plans (local authority neighbourhood plans) that are in force. The NPPF must be
considered in preparing the development plans and is a material consideration in planning decisions.
32. The NPPF states that the purpose of the planning system is to contribute to the achievement of
sustainable development. At a very high level the objective of sustainability can be summarised as
meeting the needs of the present without compromising the ability of future generations to meet their
own needs. (4 Resolution 42/187 of United Nations General Assembly).
33. All references in this plan to Dover District policies were considered at the time the plan was written.
It is accepted that these policies may be superseded when the local plan reviews are completed.
Dover District Local Plan (2002) “Saved Policies” (or those superseding them)
34. The DDC local plan saved polices provided detailed policies for given topics and / or sites and these
set out the conditions that should be met to enable development to take place.
Dover District Core Strategy (2010) (or that superseding it)
35. This is an overarching document and is about shaping the future of the district as a place to live and
work. It sets out the local framework for the settlement hierarchy and how each will be developed;
how the transport network will be developed and how employment opportunities will be harnessed
and how the natural environment will be managed. It also sets out the key policies for each of the
topics. It should be read in conjunction with the more detailed documents and policies within the
Local Development Framework.
Dover District Land Allocation Local Plan (2015) (or that superseding it)
36. This document identifies the land allocated for development across the district. The land identified in
Ash has been through a rigorous assessment process. The new DDC land allocation and the NDP
will identify sites for development for the period 2018-2037.
The emerging Dover District Local Plan (2020-2040)
37. Local Plans have to be reviewed to ensure they are relevant and consider changes to the NPPF and
local trends. This usually takes place every 7 years. Dover started reviewing its Plan in 2017 in line
with the regular review process, commencing with a call for sites. The revised plan will identify a new
core strategy for the district, identify development sites and will have updated policies for these and
other key elements of the plan. The Ash NDP has taken these identified development sites and
policies into account and in some cases enhanced the polices to reflect the local community’s views.
Kent Minerals and Waste Plan (2016) (or that superseding it)
38. This document sets out the Kent vision for the access to minerals and waste management. Ash lies
within the Petroleum Exploration and Development License 252. While no applications had been
made up to 2019, the plan sets out policies for the mitigation and impact during exploration and
recovery, then restoration phases. It also sets out policies for the Sandwich / Richborough, Non-
Hazardous Transfer/Treatment and Organic Treatment site and the management of HGVs to and
from the site.
Section 2
Page 10 of 94 Ash NDP Plan September 2021
39. Ash Neighbourhood Development Plan - key points raised by the community are:
• Right type of houses in the right place
• Improved community facilities
• Transport
• Employment
• Environment
40. Planning applications should be determined in accordance with the NDP unless material
considerations indicate otherwise. When the NDP is adopted, the Parish Council (as a statutory
consultee) and District Council (as the determining authority) will apply the relevant polices of the
NPPF, the Local Plan and the NDP in considering proposals for development within the parish.
1 St Nicholas Church and The Street, Ash
2 View of St Nicholas Church Spire, Ash
Section 3
Page 11 of 94 Ash NDP Plan September 2021
3 Vision for Ash
This section sets out the vision for Ash from 2018 to 2037 the plan period.
3.1 Locality and history
41. Ash is a large rural parish which sits in the corner of East Kent between the city of Canterbury and
the old Cinque Port of Sandwich, to the north is the port of Ramsgate and to the south is the port of
Dover. The parish is in an area known as the “Garden of England” and is one of the largest in Kent
with over 7,000 acres of mainly Grade 1 and 2 agricultural land which produces some of the best
crops in the country. The Ash Levels to the north are mainly drained marsh land used for summer
grazing for sheep and cattle.
42. The parish consists of the Ash village and hamlets (Westmarsh, Ware, Cop Street, Upper and Lower
Goldstone, Richborough, Paramour Street and Hoaden). The village sits on a long, low sandy ridge
that runs north-west to south-east. The village is situated in the south-west corner of the parish and
is divided from the main agricultural area and hamlets by the A257 trunk road, (Ash bypass) which
is the main link road between Canterbury and Sandwich and surrounding towns. The north boundary
of the parish is the River Stour.
3.2 Vision statement for Ash
43. The vision was developed in the workshops by the residents and reflects their wishes for the village.
From this vision, the community developed five themes and a number of key objectives that have
been used as the basis of this plan. The parish council used these themes to provide a framework
from which the NDP could be developed to achieve the vision.
3.3 Community led themes
44. Theme 1: Enhancing the range of housing to allow all types and ages of residents to remain within
the parish for life, by compassionate and sustainable planning, enhancing and protecting the built
heritage by design / build quality to retain the visual impacts and retain the rural feel to the village,
adaption to climate change minimising pollution.
45. The NPPF states a social objective as – to support strong, vibrant and healthy communities, by
ensuring that sufficient number and range of homes can be provided to meet the needs of the present
and future generations; and by fostering a well-designed and safe built environment, with accessible
services and open spaces that reflect current and future needs and support the communities’ health,
social and cultural well-being.
46. Theme 2: Safe spaces, access to the Public Rights of Way network, traffic management, community
facilities, social support and net-works.
47. The NPPF states to promote safe communities with appropriate facilities objective as - to achieve
healthy inclusive and safe places that promote social interaction, safe and accessible areas, enable
and support healthy lifestyles, to provide social recreational and cultural facilities and services the
community needs.
48. Theme 3: Maintain and enhance the open green spaces and improve the landscape, environment,
biodiversity, heritage and reduce the impacts of climate change within the village and wider parish.
49. The NPPF states an environmental objective as – to contribute to protecting and enhancing the
natural, built and historic environment; including making effective use of land, helping to improve
biodiversity, using natural resources prudently, minimising waste and pollution and mitigating and
adapting to climate change, including moving to a low carbon economy.
50. Theme 4: Retain and enhance medical services, ensuring good care is delivered locally for the elderly
within the community and increasing accessibility to external (health care) services.
By 2037, we envision a rural community with green spaces, safe spaces, adequate
medical services, and the right kind of houses in the right place, with good
biodiversity (also a community pub, a thriving church and schools).
Section 3
Page 12 of 94 Ash NDP Plan September 2021
51. The NPPF does not directly include healthcare policies as these are outside the planning framework
but does state a healthy, inclusive and safe place as – one that promotes social interaction,
accessible high-quality public spaces that support healthy lifestyles.
52. Theme 5: Retain existing and create opportunities for existing / new employers and businesses within
the parish along with improved infrastructure (broadband) to support these, including homeworkers.
53. The NPPF states an economic objective as – to help build a strong, responsive and competitive
economy, by ensuring that sufficient land of the right types is available in the right places and at the
right time to support growth, innovation and improved productivity; and by identifying and
coordinating the provision of infrastructure and telecommunications.
54. It can be seen from the above themes and quotes from the NPPF that the vision for Ash, albeit
developed before the publication of the NPPF 2019, is in line with national planning policy aims.
3.4 Objectives
55. From the above themes, the Ash NDP Steering Group re-organised the headings into clearly defined
deliverable objectives, with outcomes that could be delivered through the planning policies and / or
objectives. The background, evidence and objectives for the key areas are contained in each of the
planning policy sections, to ensure there is a clear understanding of how the policy has been derived.
The following are the high-level objectives from the community led themes.
Objective 1: Environmental (landscape, open spaces, biodiversity and climate change)
56. The objective is to protect the parish’s historic landscape and heritage, promote a healthy and safe
environment, secure existing and promote new green and open spaces, improve and reduce the loss
of biodiversity and wild-life habitats, address climate change through sensitive site developments,
good design, building techniques and sustainable transport. This will be achieved through a mixture
of planning policies and community actions over the lifetime of the plan.
Objective 2: Housing, requirements, design, built environment, site allocations,
sustainability and climate change resilience
57. The objective will ensure that the housing requirements of the parish are sustainable i.e. number,
type, design quality and built quality, built environment, sensitive site allocations and how they will
respond to climate change resilience. These will be achieved through the planning policies over the
life-time of the plan.
Objective 3: Leisure, Well-being, Education and Healthcare
58. The objective will ensure that leisure, well-bring, education and healthcare provision will be protected
and enhanced through new developments. This will be achieved by Section 106 agreements support
improved education, healthcare and community facilities over the life-time of this plan. This will be
managed by ensuring the service providers are engaged and pro-active in delivering the
improvements.
Objective 4: Employment in the local economy
59. The objective is to enhance the local economy by encouraging local business to expand and / or new
businesses to become established. This will increase the diversity of services provided and used in
Ash and will employ more local people and sustain the economic viability of the parish and
surrounding area.
Objective 5 - Traffic and Infrastructure
60. The objective is to improve traffic flows and reduce climate impact within the parish so as to reduce
the reliance on private cars and to improve the infrastructure and traffic management by ensuring
developments are located within easy reach of local amenities to encourage walking and cycling. To
encourage the use of electric vehicles by ensuring the necessary charging points are installed in
each development and the village centre, if and when developments take place. This will be achieved
through a mixture of planning policies and local initiatives:
• to improve access to the village and rural areas (car parking)
• improved traffic management
• improved IT technologies and associated infrastructure to reduce travel
• increase the number of people working from home by ensuring new dwellings support these
activities.
Section 4
Page 13 of 94 Ash NDP Plan September 2021
4 Plan Strategy
4.1 Strategy
61. The Parish of Ash has continued to thrive by adapting and evolving since Saxon times. Necessary
development to provide new homes, businesses and community facilities for Ash have and will
continue to come forward. The Neighbourhood Plan is looking to ensure that any development
needed to sustain the parish, is of an appropriate scale, well located and designed/built, is
sustainable and responds to climate change and the distinctive local character.
62. All plans should be based on and reflect the National Policy Planning Framework (NPPF)
presumption in favour of sustainable development with clear deliverable objectives and policies. The
NPPF background to each of the Neighbourhood Plan topics is set out in the relevant sections of this
Plan.
63. The Neighbourhood Plan must have regard to the national planning policies, contribute to
achievement of sustainable development, be in general conformity with DDC’s strategic policies and
be compatible with any relevant EU regulations (such as the Habitat Regulations).
64. As the Neighbourhood Plan is being undertaken at the time of an emerging Local Plan, collaboration
between the community and the local authority is critical. In developing the Ash Neighbourhood Plan,
Dover District Council has taken an active role in advising and supporting the neighbourhood plan
group, sharing evidence, information and giving guidance and ensuring the Ash Neighbourhood Plan
fits with relevant up-to-date evidence of the strategic needs of the emerging local plan.
65. The Ash Local Housing Needs Survey 2017 and the Housing Needs Assessment (April 2019) has
identified a need for a range of housing including, affordable and social housing, and smaller housing
to enable downsizing and specialist housing to meet the needs of the elderly within the community.
The Neighbourhood Plan policies have been developed to support these needs.
66. The 2015 settlement boundary will be the subject of a review when Dover District Council carries out
its consultations on the emerging Local Plan.
Map 2 Ash Settlement Boundary 2015
Section 4
Page 14 of 94 Ash NDP Plan September 2021
67. The plan seeks to allow limited development within the countryside by allowing suitable conversion
for housing (under permitted development), business or tourist use to enable the expansion of
existing business premises.
68. The plan recognises the importance of the community networks in the parish and seeks to protect
the social and economic hubs, ‘The Street’ village centre, and other community facilities and open
spaces that are important to the social fabric of the community.
69. This Plan has been discussed with infrastructure providers to test whether proposed development
can be supported by sufficient infrastructure to ensure the quality of life of existing and future
residents can be maintained.
70. Any development permitted will be expected to ensure provision of the necessary infrastructure.
(NPPF para 98) This includes improving or increasing the access to the Public Rights of Way
network, taking into account the Kent County Council (KCC) policies in the Rights of Way
Improvement Plan 1 (ROWIP). This plan aims to improve and upgrade the PRoW network with links
to amenities, public transport nodes, work and education to increase the attractiveness of walking
and cycling as an alternative to driving. It also includes the provision of the social, physical and green
spaces needed to support the community and to ensure that they will be sustainable. KCC has a
statutory duty to ensure the network is recorded, protected and maintained.
4.2 Testing the plan with public engagement
71. To enable the plan to reflect the views of the community the plan was taken to five key public events.
72. Event 1 - July 2018. A public exhibition attended by 198 residents, where the evidence documents
and the wildlife photographs were displayed.
73. Event 2 - September 2019. A display of the sites chosen by the parish council based upon the
AECOM Site Assessment, the number of housing units identified by the AECOM housing
assessment adjusted to meet the independent review by DDC and the display of the draft NDP and
DDC planning polices for each site and the wider parish. A flyer was delivered to every household.
The event was attended by 216 residents and 138 questionnaires were completed by attendees
74. Event 3 - October 2019. This public meeting was attended by 52 residents. It was a based upon a
high-level explanation of the planning process and how this impacted Ash; and how the number of
housing units and site selection were arrived at. This was hosted by an independent town planner.
This was followed by a question and answer session that was analysed after the event and added to
the first event’s outcomes to provide an indication as to the direction of travel for the NDP.
75. Event 4/5 - November 2019 every household in Ash again received a flyer with the details about the
two exhibitions held on the 7
th
and 14
th
December 2019 (180 and 32 residents attended) and also
were asked to comment on the Regulation 14 Draft Plan. These comments along with the Regulation
14 consultation have been incorporated into the Plan in preparation for the Regulation 16
consultation in preparation for the examination.
4.3 Objectives
76. These set out how we intend to deliver our vision for Ash over the period up to 2037. Delivery of the
objectives will be through both planning policies and community action projects that are detailed in
the Appendix II Community Projects.
4.4 Planning policies
77. These are measures will be achieved through the planning system. When formally adopted, the plan
polices alongside national policies in the NPPF and KCC and DDC’s planning policies will be used
as a basis for considering planning applications submitted for development in the parish.
78. The text above each planning policy provides the explanation and justification for the policy.
4.5 Community action projects
79. These are actions outside the planning system and are listed in Appendix II. They may be actions
undertaken by the parish council or local community, or where it is necessary to lobby other
organisations to act using powers outside the planning system. (For example, KCC’s powers as the
highways authority and the local education authority, or DDC’s powers as a housing authority, or the
NHS Coastal Clinical & Care Commissioning Group Strategy on primary health care).
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5 Plan Policies
80. In this section, are the planning policies that will seek to deliver the Neighbourhood Development
Plan’s objectives. Although the objectives and planning policies should be seen as a package, it is
important to distinguish the different role each plays.
81. For consistency, this section is set out in the order of the high-level objectives in Section 3. This is:-
5.1 Environmental (Landscape, Heritage, Biodiversity and Climate Change)
5.2 Housing
5.3 Leisure, Well-being, Health Care and Education
5.4 Employment and Local Economy
5.5 Traffic management and Infrastructure
5.1 Environmental
Landscape, Heritage, Biodiversity and Climate Change
82. Due to the location of the parish, the environment is very important to the local residents and the
character of the village and wider parish. The term “environmental” covers a wide spectrum of topics.
The key areas addressed in this section of the plan are landscape (and key views), parish
characteristics, heritage (and design), wildlife and biodiversity, access to green and open spaces
and the wider countryside and climate change resilience.
Historical Context
83. The ecclesiastical parish was established in 1282 having previously been part of the Archbishops of
Canterbury great manor of Wingham. However due to its location, its history goes much further back
with evidence of early human habitation. There is the well-documented history of the Roman period
and the Roman Fort of Richborough dates back to 43 AD. The presence of the Anglo-Saxon
cemetery in the village continues the historical time-line. The parish continued growing during the
Medieval period with 12th century historic manor houses being built, sites of some are occupied
today. St Nicholas Church dates from the 12th century and contains one of the best collections of
medieval stone effigies and brasses of any parish church in Kent. These show a number of knights
and ladies from the 14th and 15th centuries and is evidence of the wealth of the parish during these
times.
3 View from the spire of St Nicholas Church of The Street at the centre of the village and surrounding countryside
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National and Local Planning Policies
84. The NPPF (Section 15 Conserving and enhancing the natural environment para 170-177) states that
planning policies should contribute to enhancing the natural and local environment, to protect and
enhance valued landscapes, recognise the intrinsic character and beauty of the countryside and the
wider benefits from the natural capital and ecosystem services including economic benefits of the
best and most versatile agricultural land and biodiversity and aim to achieve healthy and inclusive
places.
85. Dover District Planning Policies
DD Local Plan Polices (2002) saved polices - C08 Protection of Hedgerows,
DD Core Strategy Policies (2010)
- DM1 Settlement boundaries
- DM15 Protection of the countryside
- DM16 Landscape character
- DM25 Open spaces
DD Land Allocation Local Plan Section 3.5.1 Ash and polices LA20-LA 23
Evidence
Landscape
86. The historic character of the landscape is a key element of Ash (particularly the green fringes of
existing development or on green field sites). The landscape visible today is the result of many
centuries of evolution, and the patterns of roads, tracks, field boundaries and hedgerows that gives
the modern landscape its character. The Kent Historic Landscape Characterisation (2001) has
identified the broad historic character of the landscape of Kent and this study is an essential resource
for consideration of the landscape impact of new developments.
5 Local orchard in the Ash Horticultural Belt
4 Ash village surrounded by agricultural land
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87. One of the most distinctive landscapes of the parish is the Ash Levels, as described in the Ash
Character Assessment. The Levels are the marshland of the former Wantsum Sea Channel which
forms the northern end of the Parish, bordered by the River Stour. The drainage ditches run along
the field boundaries providing a strong pattern to the landscape and are the reason that the area can
be used for summer grazing, a tradition that stretches back many years. The Roman fort of
Richborough Castle can be seen from the Levels. This is one of three scheduled monuments in the
parish. The Levels are one example of the combination of landscape, heritage and current
agricultural use in the parish.
Map 3 Ash Six Rural Character Areas NI, N2, R1, R2, H1, H2
6 Richborough Stream on the Ash Levels
7 Summer grazing on the Ash Levels
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88. The Strategic Flood Risk Assessment for Dover (2019) does not specifically relate to any allocated
sites within the parish. However, there are areas of the village that do have surface-water run off
issues.
89. The government’s Flood Map for planning shows the area to the south of the village / Moat Farm
along the Old Wingham River is substantially within Flood Zone 3. The Ash Levels, to the north of
the parish, is within Zone 3b (the highest category risk of flooding) and Zone 2 and some parts of the
hamlet of Westmarsh are within Flood Zone 3.
Map 4 Government Flood map for planning
. Legend: Dark Blue Flood Zone 3; Pale Blue Flood Zone
90. The parish is made up from a mixture of grade 1 and 2 agricultural land and orchards and is in what
is known as the ‘Garden of England’. It produces some of the best vegetables and fruit in England.
The Ash Levels are grade 4 agricultural land, part down to grass, some arable crops and the flood
plain for the River Stour.
91. The parish has a rich and diverse bio-diversity with a number of sites containing some of the priority
species as listed in the Natural Environment and Rural Communities Act 2006 Section 41. There are
a number of important biodiversity areas and a number of rare and endangered species.
1
92. Key species on the red list: turtledove, woodpecker, grey partridge, yellowhammer, herring gull,
house sparrow, linnet, dunnock, starling.
Green and Open Spaces
93. One of the distinctive features of Ash village is the amount of green and open spaces identified by
the local residents.
94. The parish has 13 ha of green spaces. These include the Ash Recreational Ground which consists
of open space used for rugby, soccer, cricket pitches, tennis courts, an equipped children’s play area
and the sports’ pavilion and the allotments. The allotments are well used and there is generally a
waiting list for them.
1
See the Ash NDP Green Infrastructure and Biodiversity Report for details on rare and endangered species.
Section 5
Page 19 of 94 Ash NDP Plan September 2021
95. The sports facilities are well used, with Ash having senior rugby union and mini-rugby teams. One of
the rugby pitches is floodlit in winter. Soccer is regularly played on the grounds in the winter and
cricket in the summer. The tennis club is well supported and the courts are used most of the year as
they are hard surfaced.
96. There is also a Bowls Club at Moat Lane and a considerable number of smaller open spaces within
the village settlement boundary.
97. The green spaces also include the three central parcels of land held by the Jack Foat Trust on The
Street and to the south of the village, off Pudding Lane.
98. There are around 100 miles (726 km) of Public Rights of Way (PRoW)
2
including numerous Public
Bridleways within the parish. Kent County Council has a statutory duty to ensure the network is
recorded, protected and maintained and welcomes the opportunity to work with the parish’s active
Footpaths’ group who regularly walk and inspect the PRoW’s.
99. The Ash NDP Group has undertaken a green spaces assessment that identified the areas of green
spaces and where there is a need to enhance or increase them. The group has identified the
importance of these spaces being linked to ensure people can walk or cycle to and between open
spaces. (Open and Green Spaces Assessment in Evidence documents).
Map 5 Areas of green spaces.in the village of Ash
Heritage
100. The important of the heritage of the parish is reflected by the active Heritage Group with over 100
members.. The group with the help of many residents raised the funds to build the Ash Heritage
Centre based at the Ash village hall. This houses the detailed historical archives of the parish in
written and pictorial forms. In addition, the NDP has produced an Archaeological Review that has
been drawn from the Kent Historic Environment Record as baseline evidence of the rich history of
the parish. Information from these valuable sources has been used within this plan. These archives
are accessible to the public through the Heritage Centre and are a useful reference point to
understanding the history of the parish.
2
Kent County Council Explore Kent https://webapps.kent.gov.uk/KCC.ExploreKent.Web.Sites.Public/Default.aspx
Section 5
Page 20 of 94 Ash NDP Plan September 2021
101. This history of the parish is formally recorded in the Historic England
List of the parish’s 105 Listed Buildings. There are two Grade I buildings
– the Norman Church (St Nicholas circa 1190) in the village and
Richborough Castle to the north-east of the parish and there are four
Grade II* and 99 Grade II listings. In addition, there are 789 records of
archaeological sites, historic buildings and artefactual discoveries in the
parish that are not legally protected, but which nonetheless contribute
to the historic character of Ash.
102. The parish also contains three scheduled monuments, Richborough
Roman Fort in the north east of the parish, the Anglo-Saxon burial
ground at Ash Mill in Guilton at the western end of the village and the
Medieval moated site at Chequer Court to the north west of the village
(see Historic England list
103. The village has three conservation areas within the village shown in Map
6. The Ash Design Guide looks at how the existing buildings can
influence new development.
104. In addition, the NDP group has undertaken a. Character Area Assessment of the parish. This has
identified 16 areas of distinctive character in the parish, 10 within the village and 6 covering the
hamlets and the farmed rural land.
Archaeological Assessment
105. The Ash NDP’s Archaeological Review 2018 provides a helpful review of the archaeological history
of Ash. It has been primarily drawn from the Kent Historic Environment Record and is evidence of
the rich history of the parish. Information from these valuable sources has been used within this plan.
106. Due to the location of this area of Kent, close to mainland Europe and the changing coastline, it is
not surprising that its history is one of long human habitation with archaeological finds from the key
stages of human development. These are: Palaeolithic age (flint knappings);
Mesolithic (hand axe Cop Street / Belle-Vue Farm); Neolithic (ditches and pits
at Richborough); Bronze Age (Hoard from Hoaden found in 1971); Iron Age
(gold found at Goss Hall); Roman (Richborough Roman Fort, and a burial
ground under the old Gardners Brewery site); Anglo-Saxon (brooch from
cemetery and grave goods at Ash Mill, Guilton) protected as scheduled
Ancient Monument); Medieval (St Nicholas Church, six remaining Manor
houses). In December 2019, there was a Bronze Age find of artefacts on the
Chequer Lane development site. This was the first such find within the village.
107. There are a number of well documented areas of known archaeological interest and many other
areas with archaeological potential around the parish. According to the Historic Environmental
Record (HER) for Kent
3
, there are 417 records relating to Ash, including iron-age, Roman, Anglo-
Saxon, medieval/ post-medieval (including a significant number of hay stack stances) and WWII
records/ finds.
108. Dover District’s Heritage Strategy 2013 (pg 21) says that ‘although there are only four proven
[Roman] villas in Dover District, an additional fifth possible villa site has recently been identified on
aerial photographs near Ash.’ The rich archaeological history is an important context in which new
developments are undertaken. It is likely that the majority of new developments will uncover more
artefacts and information about the life of the parish because of the density of finds to date.
109. Due to Ash’s history and the number of archaeological finds, it is advisable that any developments
with the potential to impact archaeological sites are discussed with the Kent County Council’s
Heritage Conservation Team at the earliest opportunity. Where the archaeological site is a
Scheduled Monument (or believed to be of equivalent significance) or effects Grade I or II listed
buildings, the applicant should also contact Historic England at the earliest opportunity.
3
Kent County Council (2020): ‘Historic Environmental Record – Exploring Kent’s Past [online] available at:
https://webapps.kent.gov.uk/KCC.ExploringKentsPast.Web.Sites.Public/MultiResults.aspx?firstrec=101&last
rec=120
Anglo Saxon Brooch
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Page 21 of 94 Ash NDP Plan September 2021
Key Views
110. In Ash, the landscape forms an intrinsic part of the character and setting of the parish and provides
a backdrop that contributes to the attractiveness of the village as a place to live and visit.
111. Due to the location of the village on a ridge, the rural views from and into the village across the open
land towards the Ash Levels and inland towards Sandwich and the villages of Staple and Wingham
are an intrinsic part of the charm of the village and its position. In addition, there has been little
change in the historic route ways within the parish. It contains a rich heritage of attractive historic
lanes, often enclosed by hedges and trees that contribute to the distinctive character of the
countryside whilst providing natural habitats.
112. The distinctive character and sensitive landscape would be under threat from development of an
inappropriate scale, location and / or design that would interrupt these views.
113. One of the distinctive features of Ash village is the visual connectivity with the surrounding
countryside from public places. The NDP has identified 11 important views. All views fall into two
principal groups, those looking into the village and those looking out. The key views are indicated on
Map 6. (Key Views Report including photos of each of the views is in the Evidence Documents)
Map 6 Key views in and around the village of Ash
1 Sandwich Rd field gate to west 2 Sandwich Rd bus shelter to north
3 A257 end PRoW EE466 to the SSE 4 A257 end of PRoW EE466 to west
5 Middle of PRoW EE466 to NNW 6 A257 end of PRoW EE465 to SSE
7 A257 end of PRoW EE465 to WSW 8 Weddington Lane path 500 yds from Queens Road to SW
9 Molland Lane to Molland House to NNW 10 PRoW EE123A to NW
11 A257 end Guilton (road) to ENE
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Page 22 of 94 Ash NDP Plan September 2021
Biodiversity
114. The location of Ash and its considerable (7,000) acres of agricultural land naturally leads to a wide
range of biodiversity. The employment this land brings to the area also heightens the community’s
awareness of the environment and biodiversity issues and the effect these have upon their life-styles
and impact upon the economy.
115. The Natural England’s maps indicate there are no nationally important nature conservation sites
within Ash Parish. However, Ash lies wholly within the SSSI Impact Risk Zone for Stodmarsh National
Nature Reserve (NNR) and Ramsar Site (SSSI), and Sandwich and Pegwell Bay NNR and Sandwich
Bay Special Area of Conservation (also a SSSI). These sites have the highest level of legal protection
of their wildlife and nature conservation value at both national and international level. Much of the
Stour Valley marshes close to the river are under the government environmental scheme
(Countryside Stewardship). These areas provide a vital corridor for birds migrating across England
to and from mainland Europe and therefore has a wide range of biodiversity that supports them.
116. District Council confirmed that it would be necessary to have a Habitats Regulations Assessment
(HRA) of the potential adverse effect of the Ash Parish Neighbourhood Plan on the integrity of Natura
2000 sites, otherwise known as European sites (Special Areas of Conservation (SACs), Special
Protection Areas (SPAs), potential SPAs (pSPAs) and, as a matter of Government policy, Ramsar
sites), either alone or in combination with other plans and projects. The HRA would also advise on
appropriate policy mechanisms for delivering mitigation where such effects were identified. The
report and the policy recommendations are referenced in the Consultation Statement Nov 2020 and
are part of the Regulation 16 submission documents
117. There are a number of areas within the village that are high in biodiversity and the Public Bridleway
EE466 (Hills Court Nature Trail off Sandwich Road, Ash) is maintained by the local community with
the support and guidance of the KCC and DDC Natural Environmental Officers. These areas are
regularly visited and the wildlife recorded over the four season by local residents.
118. The Ash NDP group worked with Buglife and the Sandwich Bay Bird Observatory undertaking an
extensive study of the eastern end of the village (Hills Court / Saunders Wood areas). This study
identified over 140 species of invertebrates, birds, mammals, snakes, lizards and wildflowers. It also
Map 7 Designated European Sites (from HRA Fig 1)
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Page 23 of 94 Ash NDP Plan September 2021
highlighted a number of rare species of insects and plants that are nationally identified as protected
priority and red listed species. These include the turtle dove, yellow hammer, woodpecker, linnet,
marsh harrier, common lizard, dot moth, grass snake, bats, hares. These require additional
protection. (Ash Green Infrastructure and Biodiversity Report in Evidence Documents).
119. There has been a desk top study of the rest of the village that has highlighted significant wildlife and
further investigation work is planned. The key areas in the village will be assessed so that the impact
of future development or changes to landscape can be considered . This is likely to be undertaken
as a community project and details are in Appendices – Community Projects.
Climate change
120. People have become more aware of the impact that climate change has on their lives. It is now
becoming a national and world-wide topic and there is a realisation that we all must take steps to
alter the way we live. The plan has highlighted positive actions to be taken to improve people’s lives.
121. There are two key ways this plan is influencing climate change. Firstly, through the use of improved
design, building materials and techniques to ensue developments are sustainable and reduce carbon
emissions, so that people’s lifestyles are improved by better wellbeing and air quality.
122. Secondly, the link between landscape, biodiversity and habitats cannot be ignored as these can have
a positive impact on carbon sequestration. Where possible additional habitats should be encouraged
as an opportunity to sequester carbon to reduce the effects of climate change.
Summary of evidence on environmental issues.
123. Landscape - the vision statement includes “a rural community with green spaces”. The general level
of interest placed upon this by the community shows that there is keen interest in accessing these
public areas on a regular basis. The parish has a number of walking groups and many people with a
very keen interest in wildlife and biodiversity who track activities within the parish. As many of the
community earn their living from the land, there is a greater awareness of the impact the environment
has on their livelihoods and the wider community. Refer Ash Character Assessment and Ash Green
and Open Spaces Report.
124. Key Views – the value of the rural setting of the village was identified by residents as contributing to
their sense of well-being. Key views have been identified by the NDP Group based upon an analysis
of each view and the photo has been given a location using east / west co-ordinates and/or next to
a prominent landmark, a street sign etc, to ensure their position is identifiable. Refer to Key Views
Report
125. Heritage - Historic England List records 105 Listed Buildings, three scheduled monuments and
numerous archaeological finds in Ash. The desire by the community to record the valued, distinctive
8 Public Bridleway EE466 (Hills Court Nature Trail)
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Page 24 of 94 Ash NDP Plan September 2021
character of the parish and to protect its archaeological record is reflected in the work volunteers
carried out for all the Ash reports and assessments. Refer to the Archaeological Report and the
Character Assessment.
126. Heritage and Design – reflecting the heritage of the existing buildings in influencing new development
is important to residents so that the distinctive character of Ash is retained. Refer to the Ash Design
Guide.
127. Biodiversity – the location of Ash and the considerable hectares of agricultural land naturally leads
to a wide range of biodiversity. In addition, it lies wholly inside the SSI impact zone and borders the
inland marshes of the River Stour. Refer to the Green Infrastructure Report and the Green and Open
Spaces Report, the Habitats Regulation Report and Strategic Environment Assessment.
128. Climate change – the impact upon people’s lives is now nationally recognised and it is accepted that
action must be taken to reduce the impact of climate change. Refer to the Habitats Regulation Report
and Strategic Environment Assessment.
Planning policy intentions and objectives
129. They are:
- to improve the built environment through good design and sensitive development
- to preserve and enhance, where appropriate, the landscape, heritage and character of the
area
- to maintain the distinctive, locally valued and historic views and visual connectivity of the
village with the surrounding countryside
- to deliver net gains to biodiversity
- to improve climate change resilience
P1 Policy ANP1 – Development in the countryside
Development proposals should comply with all relevant Policies in this Plan.
1.1 Development in the countryside beyond the Ash village settlement boundary will only
be supported where it provides for a local business or community need on a site that
is adjacent to or beyond the existing village settlement area and is physically well
related to the existing settlement boundaries. The use of previously developed land
and sites that are physically well connected to the existing village settlement will be
encouraged where suitable opportunities exist.
1.2 Development proposals must have regard to the purpose of conserving and improving
the physical surroundings and the natural beauty by enhancing and expanding the
trees and hedgerows, preferably native/indigenous, and landscape within the
designated area.
1.3 Developments should respect the natural environment within the designated site and
adjacent land by enhancing and re-connecting the existing natural features such as
veteran trees, hedges, protecting wildlife corridors/ watercourses.
1.4 Developments would maintain the distinctive views and visual connectivity of the
village with the surrounding countryside from public vantage points within, and
adjacent to, the built-up area, in particular those defined on Map 6 (Key views in and
around the village of Ash).
1.5 In areas where there would be significant effect on Public Rights of Way, the network
must also be included in the landscape planning of the infra-structure as a whole.
1.6 Developments should demonstrate how they will positively accommodate, divert or
enhance paths and link networks.
1.7 Lighting should only be directed where necessary and there should be no loss of
night-time dark skies due to light pollution.
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Areas of Green and Open Space in and around the village
Background Ash Now
4
130. Green and open spaces are vitally important spaces within the built-up areas of the village for the
residents’ well-being and are given as one of the reasons to live in the village environment. Dover
District Council has its own Green Infrastructure Strategy PS17 and Open Space Designations 2010.
The Ash NDP Group worked closely with DDC on the development of the Ash Open and Green
Spaces Assessment and strategy.
Open Spaces of Historic Importance
131. The relationship of buildings and open spaces within Conservation Areas is important in creating
their special character and in some cases, contributing to the setting of listed buildings.
Open Space of Local Visual Amenity Value
132. A number of open spaces within the built-up area provide important visual amenity for their beauty,
recreational value, tranquillity or richness of wildlife.
133. The Ash NDP Green Spaces assessment identified 13 green spaces and a number of green corridors
within the parish these are indicated on Map 5 Areas of green space in the village of Ash.
134. There are over a 100 miles (726 km) of PRoW’s, including Public Bridleways, within the parish and
these are well used by the public. The Ash Footpaths Group monitors the paths by regularly walking
them and reporting back their general condition and accessibility to the Ash Parish Council Footpaths
Committee and KCC. In addition, the conditions of the rights of way are raised at the monthly parish
council meeting and reported to the responsible landowner or KCC which has a statutory duty to
ensure the network is maintained.
Planning Polices
135. The NPPF (para’s 91-101) states “access to a network of high quality open spaces and opportunities
for sports and physical activity is important to the health and well-being of communities” and these
should be protected.
DD Local Plan (2002) saved polices
- C08 Protection of hedgerows
- OS7 Proposals for outdoor sports and recreation facilities
DD Core strategy Polices (2010)
- CP7 Green infrastructure network
- DM25 Open spaces
DD Land Allocation Plan (2015) Section 3.5.1- Ash and polices LA20-LA23
4
This re-iterates paras 93 – 99 with additional information that is specific to policies ANP2 and ANP3
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Page 26 of 94 Ash NDP Plan September 2021
Evidence
136. One of the distinctive features of Ash Village is the amount of green and open spaces identified by
local residents. Ash Green and Opens Spaces Report identifies and details the areas to be protected.
137. The residents high-lighted the importance of open spaces in the Ash NDP survey 2016, with 94%
saying that access to the countryside was important / very important.
138. The regular reporting on the condition of the PRoW’s is a clear indication that the paths are used and
enjoyed by the public.
139. The high usage of the sports’ facilities, recreation ground, allotments and general open spaces is a
clear indication of how the community appreciates and benefits from then.
Planning policy intentions and objectives
140. They are:
- To protect identified green and open spaces (as per assessment)
- To create and / or enhance green and open spaces within new developments
- To provide green corridor links between new developments and existing settlements.
Designated Local Green Spaces
Site No 1. Saunders Wood
A257 junction of Sandwich
Road and junction of
Saunders Lane, Ash CT3
2SH.
This is a site of 1.08 hectares
and comprises areas of
deciduous woodland and
some grassland. It provides
an attractive and well-used area for walking and recreation by local residents.
Site No 2. Collar Makers Green
Ash CT3 2BT. (DDC designated).
This is the central green space within the Collar
Makers Green residential area and contains a
children’s equipped play area.
It provides a valuable recreational and amenity
space within the residential area, as well as an
attractive visual amenity.
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Site No 3. Hills Court Nature Path
opposite junction of Cherry Garden Land and Sandwich
Road, Ash CT3 2BJ.
It is a linear space of some 280 metres along the Public
Right of Way EE445 (bridleway) extending north-east
from Sandwich Road to the A257 road.
It has particular recreational importance and value as a
wildlife corridor.
Site No 4. Street End Field, between The Street and Moat
Lane, Ash CT3 2AA (outlined in blue) and
Discovery Field adjacent to the east boundary of Street End
Field (outlined in red).
This site comprises of two fields totalling 2.58 hectares.
Street End Field is DDC designated.
It is accessible green space comprising of grass fields
(managed with grazing sheep) with trees on the boundaries.
Both fields provide a valuable area of green space at the
centre of the village and is extensively used for walking and
informal recreation. It also forms part of the setting of the
village contributing to the visual amenities of the area.
Site No 5. Ash War Memorial
junction of The Street and Moat Lane, Ash CT3 2AW.
This is a small site in the centre of Ash containing the village’s war
memorial.
The site is of local historic importance and is a focal point for
remembrance and ceremonies.
It contributes to the local character of the village and the historical
heritage of the parish.
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Site No 6. St Nicholas Church Yard
The Street, Ash CT3 2AW.
(DDC Designated).
The site is approximately 1.1 hectares in size and excludes the
church.
It is accessible green space and a historical character area.
The area is grassed with a number of mature trees. It is an area
of peace and tranquility and provides a wildlife habitat in the
centre of the village and is a focal point of the village.
St Nicholas Church and
immediate confines are
excluded from this
designated area.
Site No 7. Ash Recreation Ground
Queens Road, Ash CT3 2BA. (DDC Designated).
This is a site of 3.8 hectares. The site provides
outdoor sports facilities, shared with accessible green
space. It includes facilities for the Ash sports clubs,
including tennis, football, rugby union and cricket and
outdoor gym equipment.
There is a children’s fully accessible, fenced,
equipped play area for the under 12’s and a separate
adventure play area and zip wire.
The open grassed area is used by residents for
walking and informal recreation. There are a number
of mature trees, many are upto 100 years old.
Site No 8. Ash Allotments
adjacent to the Ash Recreation Ground, Queens Rd,
Ash CT3 2BQ.
(DDC Designated).
There are 30 plots, covering 0.44 hectares, that
provide residents with the opportunity for local food
production and recreational amenity.
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Site No 9. Ten Acres Field / The Meadow
South of Pudding Lane, extending over to Poulton Lane, Ash CT3 2HW.
This site is approximately 4.66
5
of accessible green space. It is a wide linear grassland meadow
(managed by sheep grazing) with trees, shrubs, waterways and a small lake and has biodiversity
importance. It is used for leisure and walking and has good access by footpaths from the surrounding
area. The site offers excellent views south of the village towards the open countryside and the village of
Staple.
Site No 10. Ash Bowls Club
Moat Lane, Ash CT3 2DQ.
(DDC Designated).
This site of 0.34 hectares provides a bowling green
and pavilion for the Ash Bowls Club.
It is an important sporting and recreational facility for
local residents.
5
Excludes the land outside of the Ash Parish Boundary
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Page 30 of 94 Ash NDP Plan September 2021
Site No 12. School Grounds, Cartwright & Kelsey (CoE)
Primary School
School Road, Ash CT3 2JG.
(DDC Designated)
This site provides children’s equipped play space and
outdoor sports facilities of 0.75 hectares, with an open play
area, playgrounds, play equipment and informal nature
areas.
Site No 12. School Grounds, St Faith’s Prep School
The Street, Ash CT3 2HJ.
(DDC Designated).
This site provides children’s equipped play space and
outdoor sports facilities of 1.4 hectares, with open
playing fields, playgrounds, play equipment and informal
nature areas.
Site No 13. Pound Corner
The Street, Ash CT3 2ET.
This is a small, landscaped amenity space within the centre of Ash
village that provides an attractive setting to the surrounding
buildings.
It provides an important and well-used space by residents and
visitors to Ash for rest and relaxation.
Section 5
Page 31 of 94 Ash NDP Plan September 2021
Map 8 Local Green Spaces ANP2
Legend: Dark blue line – parish boundary
Section 5
Page 32 of 94 Ash NDP Plan September 2021
P2 Policy ANP2 – Designated local green spaces
2.1 Development proposals that result in the loss of local green spaces or result in any
harm to their character, setting, accessibility, appearance, or general quality or
amenity value will not be supported.
2.2 The provision of high-quality local green spaces and opportunities for outdoor
recreation space and/or access to these via green routes should be a priority of all
developments.
2.3 The areas listed below are designated as Local Green Spaces and subject to this
policy. (They are shown on Map 8 (Local Green Spaces) and their designation is
shown in the listing entitled Designated Local Green Spaces on Page 28).
1 Saunders Wood
2 Collar Makers Green
3 Hills Court Nature Path
4 Street End Field and Discovery Field
5 Ash War Memorial
6 St Nicholas Churchyard
7 Ash Recreation Ground
8 Allotments
9 10 Acres Field / The Meadows
10 Ash Bowls Club
11 School Grounds (Cartwright and Kelsey CoE Primary School)
12 School Grounds (St Faiths at Ash Prep School)
13 Pound Corner.
P3 Policy ANP3 Green and open spaces in new developments
Developments of five or more dwellings should provide appropriate green and open
spaces, in accordance with the District Council’s standards, for residents’ health
and well-being and recreational use, and:
3.1 Provide high quality, open green spaces and opportunities for recreational space
and/or access to these via green routes, as a priority of all developments, and
developers should refer to the Kent County Council ROWIP, PRoW’s and “Access
Good Design Guidance”;
3.2 Provide green infrastructure linking new developments to existing corridors and
provide access by foot or cycle to and around the village and public amenities; and
3.3 Should be sensitive to the rural setting, relate to the existing landscape and
enhance the built environment.
Section 5
Page 33 of 94 Ash NDP Plan September 2021
Biodiversity
Background Ash Now
6
141. The location of Ash, and its considerable (7,000) acres of agricultural land, naturally leads to a wide
range of biodiversity. The employment this land brings to the area also heightens the community’s
awareness of the environment and biodiversity issues and the effect these have upon their life-styles
and impact upon the economy.
142. There are a number of areas within the village that are high in biodiversity and are maintained by the
local community with the support and guidance of KCC and DDC Natural Environmental Officers.
National and Local Planning Policies
143. These are:
NPPF Conserving and enhancing the natural environment, (para’s 170-171, 174-177)
DD Local Plan Polices (2002) saved polices - C08 Protection of hedgerows
DD Core Strategy Policies (2010)
- CP7 Green infrastructure Network
- DM15 Protection of the countryside
DD Land Allocations Plan (2015) section 3.5.1 – Ash and polices LA20 - LA23.
Evidence
144. The Natural England’s maps indicate there are no nationally important
nature conservation sites within Ash Parish. However, Ash lies wholly
within the SSSI Impact Risk Zone for Stodmarsh National Nature
Reserve (NNR) and Ramsar Site (SSSI), and Sandwich and Pegwell
Bay NNR and Sandwich Bay Special Area of Conservation (also a
SSSI). These areas provide a vital corridor for birds migrating across
England to and from mainland Europe and therefore has a wide range
of biodiversity that supports them.
145. The Ash NDP Group worked with Buglife and the Sandwich Bay Bird Observatory undertaking an
extensive study of the eastern end of the village (Hills Court / Saunders Wood
areas)
7
. This study identified over 140 species of invertebrates, birds,
mammals, snakes, lizards and wildflowers. This also highlighted a number of
rare species of insects and plants that are nationally identified as protected
priority and red listed species. These include the turtle dove, yellow hammer,
woodpecker, linnet, marsh harrier, common lizard, dot moth, grass snake,
bats, hares. These require additional protection. (Ash Biodiversity Report in
evidence documents).
146. There has been a desk top study of the rest of the village that has
highlighted significant wildlife and further investigation work is planned.
This is likely to be undertaken as a community project.
147. The Strategic Environment Assessment Nov 2020 and the Habitats
Regulations Assessment Nov 2020, each provide a vital source of
information and add further weight to the potential effects the new
developments could have upon the parish, both positive and negative.
148. The HRA recommended that there should be a policy that included mitigation to reduce the impact
of development and evidence that there would be no adverse effects on the European sites.
149. The Ash NDP Survey 2016 highlighted that 87% of respondents said that the physical environment
was very important / important. The survey also highlighted a desire to improve the village
appearance and encourage more wildlife and flowers.
6
This re-iterates paras 114-119 and is specific to policy ANP4
7
The photos were taken at Hills court Nature Trail between 2018-2019 by local volunteers.
Section 5
Page 34 of 94 Ash NDP Plan September 2021
Nutrient Neutrality
150. The water environment within the Stour Catchment is one of the most important for water dependent
wildlife in the UK. There is evidence that high levels of nitrogen and phosphorous input into this
environment are causing eutrophication to the Stour European sites. (Eutrophication is an
enrichment of water by nutrients that causes structural changes to the ecosystem such as increased
production of algae and aquatic plants, depletion of fish species and general reduction in water
quality that has an impact upon the eco-system).
151. It is thought that the main sources of these nutrients are wastewater from housing developments and
agricultural sources. Increasing housing development within the Plan area could further contribute to
nutrient input into the European sites. Currently, local wastewater treatment plants are under
investigation with regard to their impact on the Stodmarsh European sites. The report is due to be
published in 2022 by the Environment Agency Water Industry National Environment Programme
(WINEP).
152. Due to the uncertainty of the impact on the Stour catchment area of the new residential
developments, all developments must ensure they achieve nutrient neutrality (as set out at paragraph
3.9 in the Ash Habitats Regulations Assessment (HRA) report prepared for this Plan) using the
standard metrics to calculate the impacts. Developments must secure agreement measures with the
water treatment providers to maintain and increase nitrogen/phosphorus offsetting within the
catchment area.
Planning policy intention and objectives
153. They are:
- To secure existing areas of high biodiversity identified by the survey
- To retain and enhance the biodiversity across the parish
- To ensure that there would be no adverse effects on European sites
- To ensure a 10% measurable net gain is made for every development as set out by the
DEFRA metric and best practice guidance by Construction Industry Research and Information
Association (CIRIA), Chartered institute of Ecological & Environmental Management (CIEEM)
and the Institute of Environmental Management & Assessment (IEMA) and the Government’s
25 year ‘Environmental Plan 2018’, Kent County Council’s ‘Kent Biodiversity 2020 and
beyond – a strategy for the natural environment 2015-2025’ or subsequent publications.
Section 5
Page 35 of 94 Ash NDP Plan September 2021
P4 Policy ANP4 – Biodiversity
4.1 Developments should provide biodiversity net gains of not less than 10% (as set out
by the DERFA metric) at all stages of the mitigation processes. Developers must
demonstrate that they have followed the mitigation hierarchy.
4.2 New developments present an opportunity to maximise the benefits for biodiversity
and should therefore seek to maximise these while ensuring there is no detriment to
the Sandwich Bay and Thanet Coast SPA, SAC and Ramsar sites, the Pegwell Bay
NNR and the Stodmarsh SSSI.
4.3 Developments should seek to avoid any harm and to minimise any adverse impact
upon the local biodiversity, habitats and wildlife. Where necessary and appropriate,
proposed development should demonstrate that the conservation of protected and
rare species will be maintained, including that of their foraging habitat.
Compensatory provision elsewhere should be the last resort and used only if the
development demonstrates an overriding benefit to the local community.
4.4 Where necessary and appropriate, development should incorporate additional
features for the support of protected species, such as bird and bat boxes, swift bricks
and roosting sites and access routes for wildlife (e.g. hedgehogs).
4.5 Developments will only be supported when they provide an independent survey
report that is supported by the local planning authority, which agrees a robust
mitigation plan that identifies there are no alternatives, or that appropriate mitigation
measures can be put in place.
4.6 Developments will only be supported if they comply with the most recent mitigation
strategies relating to the Thanet Coast and the Sandwich Bay SPA and Sandwich
Bay SAC, where applicable.
4.7 Developments can evidence they will not cause an adverse effect on the integrity of
any European Site within the proximity of the Plan area.
4.8 Development can achieve nutrient neutrality regarding the Stodmarsh
SAC/SPA/Ramsar site, as described at paragraph 150 of the Plan.
Section 5
Page 36 of 94 Ash NDP Plan September 2021
Climate Change
Background Ash Now
8
154. The residents of the parish understand the impact that climate change has upon them and the
lifestyles of working and living in the countryside. While this was not raised as a key issue at the time
of the scoping report, it has become evident during the development of the NDP that there is a
heighten awareness by the residents of the need to imbed changes within the plan. This aims to help
reduce the impacts they have on the parish and surrounding environment. While a number of farms
and domestic dwellings have fitted PV panels, more has to be done to meet the government’s
requirements of zero carbon by 2040.
155. The Ash Parish Council has committed to ensuring that all parish council buildings are low carbon
by 2035 and where possible a net contributor to energy supply systems.
156. There are a number of opportunities associated with climate change and the transition to low carbon.
These are:
• Air quality improvement
• Improved community awareness
• Healthier lifestyles
• Remote working to improve work life balance
• Lower fuel bills
• Increased energy resilience
• Enhances habitats to improve carbon sequestration
National and Local Planning Polices
157. The NPPF (section 14, paras 148-165) Meeting the challenge of climate change, flooding and coastal
change) states that the planning system should support the transition to a low carbon future. It should
help to shape places in ways that contribute to radical reductions in greenhouse gas, emissions,
minimise vulnerability and improve resilience and support renewable and low carbon energy and
associated infrastructure.
158. New developments should be planned for in ways that:
• Retain, improve, increase areas of biodiversity and habitats to sequester carbon and remove
carbon from the atmosphere
• Avoid increased vulnerability to a range of impacts arising from climate change, including run-
off by the use of Sustainable Drainage (SUDs)
• Can help to reduce greenhouse gas emission, through a number of simple techniques.
159. Dover District Planning Policies on climate change are being revised and it is understood that
responses to their climate change emergency policy will in future inform their Local Plans.
Evidence
160. There is clear evidence of the impacts of climate change across the world. This can be distilled to a
local level. While there is limited technical data on the effects of climate change within the parish,
there is an awareness that summers are getting hotter, dryer and longer and winters wetter. When it
rains there are occasions when the amount of rain falling in a short space of time is increasing,
causing localised flooding. As a key part of the parish economy is farming, this awareness is further
heightened because of the effects upon crops and general agricultural practice. The NDP has
developed an opportunities and challenges matrix to guide the parish through the next few years.
This is in Appendix III Climate Change Matrix.
Planning policy intentions and objectives
161. They are:
- To reduce the amount of greenhouse gas and become a zero carbon zone in line with DDC
and KCC emission target dates
8
This re-iterates paras 120-128 and is specific to policy ANP5
Section 5
Page 37 of 94 Ash NDP Plan September 2021
- To ensure all new development is low carbon and contributes to carbon sequestration
- To promote retro-fitting of low carbon technologies to existing building stock
- To reduce the amount of rainwater run-off within new and existing developments or where
substantial upgrading takes place
P5 Policy ANP5 Climate Change
5.1 Proposals for new development will be supported where it is evident that they seek
to meet the following criteria:
a) are designed to minimise vulnerability to the range of impacts arising from
climate change by maximising energy efficiency, utilising low carbon energy
and reduce greenhouse emissions;
b) are resilient to climate change and demonstrate how the development will
respond to climate change adaption measures;
c) incorporate one or more low carbon technologies;
d) do not increase, and where possible, reduce surface water run-off through
increased permeability of surfaces and the use of Sustainable Drainage
Systems;
e) incorporate, where appropriate, bio-diverse green roofs and green walls;
f) provide public or private open space that is accessible to shade and shelter
and is multi-functional;
g) provide opportunities to encourage local food sources, recycling and
composting;
h) adopt the Home Quality Mark and Passivhaus design standards;
i) provide electric vehicle car charging points; and
j) provide good quality pedestrian/cycle infrastructure.
5.2 New developments should reduce greenhouse gas emissions by the use of
renewable and low carbon energy and heat by reflecting the Government’s policy
for national technical standards.
5.3 New developments should submit a positive strategy as part of the planning
application, demonstrating how the development will achieve carbon sequestration.
It should also demonstrate how low energy consumption will be achieved based
upon low carbon technologies (e.g. air/ground source heat pumps, photovoltaic
panels, solar water heating, rainwater harvesting etc.). If a positive strategy cannot
be achieved, a statement outlining the reasons why it cannot be achieved will be
required.
Section 5
Page 38 of 94 Ash NDP Plan September 2021
Design of new developments and conservation
Background Ash Now
9
162. The Parish of Ash has a significant historic heritage and is part of the environment and the character
of the village that is very important to the local residents and their well-being. This rich history must
be retained and respected as and when changes to existing buildings / areas or new developments
take place to ensure the integrity of the parish is retained.
National and Local Planning Policies
163. The NPPF 2018 (para 184-202) Conservation and enhancement of the historic environment states
that: heritage assets range from sites to buildings of local historic value. These assets are an
irreplaceable resource and should be conserved in a manner appropriate to their significance, so
they can be enjoyed for their contribution to the quality of life of the existing and future generations.
164. Dover District Planning Policies
DD Core Plan strategy (2010)
- DM19 Historic parks and gardens
- DM20 Shopfronts
- DM21 Security shutters and grills
DD Land Allocations Local Plan (2015) section 3.5.1 – Ash and polices LA20-LA23
Evidence
Heritage - Conservation Areas and Listings
165. Historic England’s register shows there are 105 listed buildings within Ash Parish. There are two
Grade I buildings, one of which is the Norman Church (St Nicholas circa 1190) and there are four
Grade II* and 99 Grade II listings. There are three Scheduled Monuments. This high number of
listings reflects the long and important heritage and the preservation of buildings and sites within the
parish. (See Historic England list).
166. There are 417 archaeological records relating to Ash and the development in 2019 at Chequer Lane
discovered significant bronze-age artefacts that are being catalogued by the University of London.
(See Kent Historic Environment Record).
167. There are three conservation areas within Ash.
9
This re-iterates paras 83-113 and paras 120-122 and is specific to policy ANP6
Map 9 Three conservation areas in Ash
Section 5
Page 39 of 94 Ash NDP Plan September 2021
Distinctive character and design
168. Key Views One of the distinctive features of Ash village is the visual connectivity with the surrounding
countryside from public places. New development of an inappropriate scale, location and / or design
that would interrupt these views could destroy the rural setting and character of the village. The NDP
has identified 11 important views. (See Key View Report and Map 7).
169. Character Areas. To ensure there is a clear understanding of what is distinctive within an area, the
NDP group has undertaken a detailed character assessment of the village. Through this detailed
assessment there is a clear understanding of the distinctive character areas. The assessment
identified 10 character areas (see Map 10) within the village settlement boundary (Map 8). (See the
Ash Character Assessment)
170. Design Guide -- To help inform the design of new developments within the parish, the NDP Group
has produced a Design Guide that sets out the key features that should be considered for any
development to enable buildings to blend into one or more of the character areas and to prevent
poorly designed, monolithic housing developments that would not be in keeping with the character
of the parish.(See the Ash Design Guide)
171. Climate Change – The impact upon people’s lives is now nationally recognised and it is accepted
that action must be taken through the design of new developments that will be sustainable and
resilient. Reducing carbon emissions and increasing carbon sequestration will improve the well-being
of both people and the environment.
Planning policy intentions and objectives
172. They are:
- To ensure developments within the parish reflect the heritage and distinctive characteristics
of the location they are to be developed within and or near
- To ensure design layouts of the new developments are in keeping with the village character
and heritage
- To preserve and enhance the heritage and character of the area and to protect the historic
heritage assets
- To provide through design sustainable, high quality, climate change resilient development
Map 10 Ash Village Character Areas
Section 5
Page 40 of 94 Ash NDP Plan September 2021
P6 Policy ANP6 – Developments and Conservation
Proposals for new development in the Plan area should comply with all relevant Policies in
this Plan. Proposals which assist in delivering the social and environmental aims of the
Plan will be supported. In particular, proposals will be supported which:
6.1 Demonstrate a high standard of design which respects and reinforces the local
distinctiveness of its location, surroundings and the individual character areas of the
Parish, as described in the Ash Character Assessment (2018).
6.2 Building design should respect and respond to the village setting, taking account of the
Ash Design Guide, in relation to:
a) scale, density, massing, height of nearby buildings, orientation, use of local
natural materials, fenestration, landscape layout and access; and
b) the scale, design and materials of the street furniture in the public realm
(highways, footways, open spaces and landscape).
6.3 Buildings should take account of landform, layout, building orientation, massing and
landscape to minimise energy consumption.
6.4 All new developments should be designed to avoid increased vulnerability to the
impacts of climate change by:
a) ensuring development schemes demonstrate how adaption measures and
sustainable development principles have been incorporated into the design and
proposed implementation;
b) planning applications which use the Home Quality Mark and Passivhaus design
standards will be positively supported;
c) conversions and extensions of 500 sq.m. of residential floorspace or above, or
five or more dwellings, to achieve ‘excellent’ in BREEAM domestic
refurbishment; and
d) expect non-domestic developments over 500 sq.m. of floorspace or above, to
achieve ‘excellent’ in BREEAM assessments and encouraging zero carbon in
new developments from 2021.
6.5 All new developments must provide facilities for cycle storage and in the case of
dwellings for the disabled and older persons, suitable access for mobility scooters.
6.6 Provision for electric charging points to either each dwelling or one point per five
dwellings.
6.7 Respects, conserves and enhances the settings of Listed Buildings and street frontages
as described in the Ash Character Assessment.
6.8 Respects the integrity, character and appearance of the conservation areas.
6.9 All development works should review the possibilities of archaeological finds within the
site confines and seek early discussions with the Kent County Council Heritage
Conservation team.
Section 5
Page 41 of 94 Ash NDP Plan September 2021
5.2 Housing
Background Ash Now
Profile
173. The 2011 census recorded 3,365 people in the Ash Parish. The Office for National Statistics (ONS)
mid-year 2016 figure is 3,385.
174. The population of the parish has grown slowly over the decades, until the marked increase in the first
decade of the 21 century, as shown in Table 1 below. This growth indicates that the parish has been
sustainable for many years and continues to develop. Ash is a place where people wish to live and
work.
Table 1 Population Growth for the Parish of Ash
10
Year
Population
Year
Population
1705
1,191
1971
2,615
1861
2,039
1981
2,664
1891
2,242
1991
2,707
1911
11
2,055
2001
2,767
1951
2,300
2011
12
3,365
1961
2,341
2016
13
3,385
Table 2 Breakdown of Ash population by age and gender
14
10
ONS
11
Boundary change for parish as secular parish established in 1894
12
Two new housing developments, Collarmakers Green and Gardners Close in the 2002 / 2003
13
Source Mid-Year Estimates (ONS) 2016
14
OCIS Report May 2018 Pg 4
Figure: Population estimates by 5 year age band
Source: Mid-Year Estimates (ONS) 2016
Section 5
Page 42 of 94 Ash NDP Plan September 2021
Table 3 Comparison of population by age between Ash, Kent and England
15
Occupation, Housing Types and Tenure
175. Composition of a household is a useful indicator of the type of occupancy. These are :
Pensioner household - 24.1%
One-person household under 65 with dependent children - 11.1%,
One-person households all families with dependents - 16.2%
Married households - 42.3%
Cohabiting households -10.4%
176. Housing Types. In 2018 there were 1,363 DDC rateable properties
16
(occupied houses) within the
parish. Note: data shown is from the 2011 Census.
Table 4 Breakdown of types of housing in Ash
17
Detached
Semi-detached
Terraced
Purpose built flat
524
501
285
28
37.6% (England average =
22.3%)
36.0% (England average
= 30.7%)
20.5% (England
average = 24.5%)
2.0% (England average =
16.7%)
Flat (in converted house)
Flat (in commercial
property)
Caravan or other
temporary dwelling
Second homes
05
09
40
03
0.4% (England average =
4.3%)
0.6% (England average =
1.1%)
2.9% (England average
= 0.4%)
0.3% (England average =
0.6%)
Source: Census 2011
Note: Census 2011 data was prior to DDC transferring its housing stock to the East Kent Housing
Association. Housing Association or Social Landlord category includes the properties owned by two Ash
Charities.
177. The NPPF states that neighbourhood plans should support the strategic housing development needs
set out in local plans and positively support local development, considering any profile policies in the
Framework that indicate development should be restricted.
178. The DDC Adopted Core Strategy 2010-2026 classifies Ash village in the settlement hierarchy as:
• A Local Centre – with a secondary focus for development in a rural area.
179. The final tier of the hierarchy classifies the hamlets in the parish as:
15
OCIS Report May 2018 Pg 4
16
DDC - June 2018
17
OCIS Report May 2018 Pg 22
Figure: Population by age
Source: Mid-Year Estimates (ONS) 2016
Section 5
Page 43 of 94 Ash NDP Plan September 2021
• Hamlets – all other settlements in the rural area, not suitable for further development unless
it functionally requires a rural location.
Existing Housing Stock
180. Ash housing stock as at June 2018 shows a total of 1,363 dwellings
18
compared to the Census 2011
data of 1,332 dwellings, the difference is due to windfall completions since 2011.
Tenure
181. The breakdown of the housing stock from the 2011 census data is shown below. The tables compare
Ash to the national averages to provide a comparison and place the tenure of the parish into context.
Table 5 Housing Tenue Ash
19
Owner occupied
Owner-occupied: owned
outright
Owner-occupied owned: with
mortgage or loan
945
500
436
70.9% (England average = 64.1%)
37.5% (England average = 30.6%)
32.7% (England average = 32.8%)
Owner-occupied: shared
ownership
Social rented households
Rented from Council
09
191
108
0.7% (England average = 0.8%)
14.3% (England average = 17.7%)
8.1% (England average = 9.4%)
Rented from Housing
Association or Social Landlord
Rented from private landlord
or letting agency
Other rented dwellings
83
142
54
6.2% (England average = 8.3%)
10.7% (England average = 15.4%)
4.1% (England average = 2.8%)
Source: Census 2011
Table 6 Comparison of Housing Tenure between Ash, Kent, England
20
Figure: Housing tenure breakdowns
Source: Census 2011
18
Source - DDC June 2018
19
OCSI Report May 2018 Pg 23
20
OCSI Report May 2018 Pg 23
Section 5
Page 44 of 94 Ash NDP Plan September 2021
Table 7 Comparison of dwelling types between Ash, Kent, England
21
182. The OCSI Local Rural Place Profile 2018 (in Evidence documents) revealed that while most of the
stock is in good condition, there is 8.7% of the housing stock without central heating. This should be
addressed by owners or landlords. By 2020, legislation will require rented properties to have an
Energy Performance Certificate minimum rating E that requires properties to have insulation and
usually double glazing. However, it does not apply to all properties and does not require properties
to have central heating but it is hoped that this change in legislation will improve some of the above.
183. The Ash Housing Needs Survey 2016 highlighted that the highest proportion of houses within the
parish have 2 occupants, with the second highest having 1 occupant, the third being occupied by 3
people, closely followed by 4 people.
184. The parish has two charitable trusts that provide homes for those with connections to the village. The
Jack Foat Trust has six properties and the Ash United Charities have eight for the elderly. There is
a high demand for these properties with long waiting lists that does lead to some prospective tenants
having to relocate out of the parish to find suitable and affordable accommodation.
185. There is a number of affordability issues across the whole housing sector. The key issues are the
lower pay within the rural community make buying or renting affordable houses outside the range of
some people in the community i.e. above the 25% threshold. These issues are described in more
detail in the AECOM Housing Needs Assessment..
Current Housing Needs
186. The parish council is aware of the housing issues within the parish and the importance good quality
and affordable housing has on the community and therefore has made considerable efforts in
understanding how these can be addressed within this plan.
187. The process started with a workshop and a housing needs questionnaire, then a more detail survey
of every household, followed by an independent Housing Needs Assessment. These documents
have been used as the basis of the number and type of tenure of housing required within the parish
over the plan period.
188. Arriving at housing needs is a complex process and key documents should be read in conjunction
with this section for a clear understanding of the issues. These are: Ash Housing Needs Survey July
2017; Housing Needs Assessment AECOM, April 2019; DDC review of AECOM report by PBA May
2019. (See evidence documents).
189. The Ash Housing Needs Survey 2017 was issued to every household and responded to by 22% of
the residents. Following analysis of this survey, there were a number of key themes. These are:
• while 80% said “no more houses”, (this was probably due to the amount of housing built within
the last 10 years as explained below). They also said housing should be truly affordable for
local people; houses for the elderly – for example bungalows
• concerns over traffic congestion
• concerns about overcrowding within the village making access to schools / doctors difficult
• no loss of agricultural land.
21
OCSI Report May 2018 Pg 22
Section 5
Page 45 of 94 Ash NDP Plan September 2021
190. The comments above about “no more housing” are likely to be due to the village having had
considerable development since 2002, with over 132 houses being built in two large developments
– Collar Makers Green (82 units) and Gardners Close (50 units). In addition, the DDC Land Allocation
and Local Plan 2010 has identified two sites that would accommodate 190 houses. One of these
sites for 93 units started in November 2020. In addition, there have been 29 windfall site completions
between 2005 and 2017.
191. The report also identified a need for 19 affordable homes and a requirement for 10 homes for the
older household. The table below indicates the need.
Table 8 Housing Needs from Ash Housing Needs Survey 2017
Affordable Homes
Homes for Older People
7 single people
5 single people
4 couples
5 couples
7 families
1 pair of siblings sharing
192. The AECOM Housing Needs Assessment 2019 also confirmed the type of housing that is required.
The key areas are affordable housing, smaller houses to accommodate downsizing and the need for
a considerable amount of housing for the elderly (known as specialist housing in the AECOM report).
193. The Ash Housing Survey 2017 also indicated that the local residents, by their responses clearly
identified with the requirement for affordable housing and for housing for the elderly.
194. There is a strong community feeling that social housing should be primarily for Ash people.
195. One of the key themes from the vision workshop was the need to “enhance the range of housing to
allow all types and ages of residents to remain within the parish for life.”
National and Local Planning Policies
196. The NPPF states that: plans and decisions should apply a presumption in favour of sustainable
development and local authorities should identify numbers and sites within their areas. The
application of the presumption has implications for the way communities engage in neighbourhood
planning.
197. Neighbourhood plans should support the delivery of strategic polices contained in local plans i.e.
presumption of sustainable development.
198. DDC are currently reviewing their Local Plan and as the Ash NDP has been developed before the
publication of the DDC review, the parish council worked closely with DDC to arrive at a number of
dwellings and polices within the NDP that will comply with their emerging plan.
What type and number of housing are required for the Plan period 2018 – 2037?
Background Housing Needs
199. It is important to review the data and forecast the demand for housing needs over the plan period to
meet the identified need for housing in the parish. It was also important to agree with DDC the amount
of housing that should be allocated to Ash, as part of their overall housing needs, based upon Ash’s
place in the housing hierarchy, as a “Local Centre”.
200. The parish council commissioned AECOM to undertake a full housing need assessment based upon
the national and district criteria as agreed with DDC. This used local OICS data and the findings of
the Ash Housing Survey 2017 to arrive at a robust conclusion on the number and type of dwellings
that are required that could be signed-off by all parties.
201. The AECOM Housing Needs Assessment April 2019, highlights the following issues for Ash:
• requires an increase in affordable family households
• requires an increase in one person and couple households
• households with children are predicted to show little growth
• those aged between 24 and 44 are forecast to decline
• those over the age of 65 will increase
• those aged over 85 will grow substantially and likely to need suitable housing
• the assessment also highlights that for households on lower incomes, their options for house
ownership or rental in Ash are very limited
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Page 46 of 94 Ash NDP Plan September 2021
• those on middling incomes would be able to afford social housing prices and this income
group may have the option of shared ownership.
• those with above average incomes will struggle to afford even the cheapest open market for-
sale homes
• there is a limited number of smaller dwellings (1-3 habitable rooms)
• there is an insufficient supply of 1-2 bed smaller dwellings.
202. This information clearly indicates that the trends for households and the type of houses required will
need to change over the plan period. Existing and / or new housing stock needs to positively respond
to these changes to ensure there are the right number, of the right type, in the right place, to enable
people to remain in the parish for life and for them to be able to thrive. Table 6.7 is from AECOM
HNA Pg 37
Type of Housing Required
203. The AECOM report indicates that because of the change in the composition of households over the
plan period, there will be a requirement to change the type of housing available. To understand the
likely amount of change required, it is important to know the likely figures of such a change. The
table below provides an indication of the movement in the age profiles. Table 6.9 is from AECOM
HNA Pg 39
Specialist Housing Provision (homes for the elderly population)
204. The AECOM Housing Needs Assessment April 2019 identifies the need for specialist housing. This
has been done by using tenure-led projects and using the Housing Learning and Improvement
Network’s recommended levels per 1,000 head of population, (page 33-36 AECOM report). This is a vital
Section 5
Page 47 of 94 Ash NDP Plan September 2021
piece of work considering the statement above indicated the aging profile of the population and
indicates the number of houses to accommodate older people required within the parish. The table
above (AECOM HNA Pg 42) indicates the likely growth in the elderly 75+ will increase by 16.7% by
2031 and there is a likely requirement for 135 specialist homes.
205. While the findings of the research are complex, it is possible to produce some indicative figures for
specialist housing required over the plan period. These are:
• Extra care homes. These are homes that have been designed to support the elderly to ensure
they can retain independence.
22
The number required over the planned period is 82
• Sheltered Homes. These are retirement type homes possibly linked into a complex where
each occupant lives independently.
23
There is access to wardens, etc. The number of these
required over the plan period is 114.
206. It is unlikely that the above numbers could be delivered over the plan period (and they need not all
be provided for in Ash) because of the higher cost of this type of accommodation that could affect
the viability of sites. It is not the intention of the parish to create a retirement village on one or more
sites but there needs to be a reflection of these needs in the planning policies and developments
coming forward to ensure that the parish remains an inclusive community.
207. The housing assessment identifies a range of issues that the housing sector needs to address within
new developments. The key ones are ensuring there is a mixture of housing types and tenure,
affordability and special consideration given to the type of homes available for the elderly.
24
Quality
208. The analysis of the housing needs of Ash over the plan period, has shown that it is possible to use
the data to arrive at a housing required figure (unconstrained demand). This has been done by using
a combination of the Standard National Formula and DDC local policy needs.
209. The calculation of housing numbers is a complex issue. While AECOM used national local and DDC
data, as their report was completed earlier than the DDC’s review of its strategic policies, there was
a difference between DDC’s requirement and the report for the base housing numbers for Ash. This
altered the unconstrained housing numbers by a small amount (22 upwards).
210. After a discussion between Ash Parish Council and DDC, an acceptable number has been agreed
for the unconstrained housing needs for Ash Parish over the Plan Period of 323 for main site
developments plus windfalls.
Windfall Allowance
211. The windfall allowance is based upon the assumption that historic new buildings / conversions that
have taken place in Ash Parish over the past 10 years averages 3 pa (31) and will continue as there
are a few small sites remaining, plus barn conversions coming forward under permitted development.
Therefore, the windfall allowance of 2 per annum, 38 over the plan period, is a reasonable
assumption and was agreed with DDC.
Total Housing Requirement
212. The total unconstrained number of dwellings needed for Ash, over the plan period, as 323 plus 38,
totalling 361.
213. In September 2020, a further site that was assessed through the NP process and considered
unsuitable, received outline planning permission in principle for 76 units. This will bring the total
unconstrained number of dwellings needed for Ash, over the plan period, as 323 plus 76, plus 38
(windfall) totalling 437.
What are the options?
214. It is clear from the number of houses required that it will not be possible to accommodate these on
existing sites identified within DDC Allocated Sites 2015 (Chequer Lane, Agri, Old Council Yard) and
therefore there is a requirement for additional sites to be allocated within the parish. This process is
explained in paras 221-235.
22
AECOM Housing Needs Assessment April 2019 Pg 49 for detailed description
23
Ibid Pg 54 for detailed description
24
There are signs that the housing sector may be taking some of these issues onboard as the new Chequer Lane development
contains no houses over 3 bed and has some single accommodation flats that could suit the elderly.
Section 5
Page 48 of 94 Ash NDP Plan September 2021
Planning policy intentions and objectives
215. As part of the public engagement, the community highlighted what the residents saw as vital to
ensure the community develops coherently. These are:
• To facilitate local people living in the parish for the whole of their lives, with a focus on the
provision of local needs housing i.e. starter homes, downsizing homes, homes for the older
population (specialised housing).
• To ensure there are sufficient truly affordable houses for the young and local workforce with
connections to the village to remain in the village.
25
• To ensure that social housing is primarily for people with links / work within the parish.
• To ensure there is sufficient housing for the elderly, be it single units, blocks or warden
assisted
26
, the provision of which will free up larger houses helping to solve the shortage of
housing generally.
• To ensure that over-development of the village does not take place considering the number
of houses Ash has had in comparison to other villages and surrounding towns between 2000-
2018.
• To have a mixture of houses on new residential developments that maintains the essential
characteristics of the village and its immediate surroundings.
• To make best and effective use of brownfield sites and promote the development of small-
scale sites.
• To develop the village from the centre outwards, ensuring good connectivity to the local
facilities (i.e. schools, GP’s, shops, village hall) and reduce the isolation that new
developments experience when placed on the outskirts of the village e.g. Collar Makers
Green.
Allocation of development sites
216. The Ash Neighbourhood Development Plan allocates development sites and this section explains
the process adopted to identify sites.
Assessment Process
217. The parish council appointed AECOM to undertake a review of possible development sites.(See
AECOM Site Assessment Aug 2018). Working closely with DDC, it assessed the sites that had come
forward for Ash from the 2018 DDC call for sites, as part of their emerging Local Plan.
218. As the NDP is ahead of the DDC emerging local plan, DDC provided AECOM with the agreed
approach and criteria for the site assessment to ensure the outcome would be consistent with DDC’s
approach. The DDC assessment (was completed in March 2020).
219. Sites have been carefully assessed against specific policies in the NPPF, the DDC Core Strategy
and DDC Local Plan Topic Paper: Overarching Strategy (Part 1) June 2019.
220. The key policies being:
NPPF section 5 (para 59-79): Policy making authorities [Ash NDP] should have a clear
understanding of the land available in their area through the preparation of a strategic housing
land availability assessment. From this, planning policies should identify a sufficient supply
and mix of sites, identifying sites available for years 1 to 5, 6 to 10 and 11 to 15 years.
NPPF section 5 (para 77-79): Planning policies should be responsive to local circumstances
and support housing developments that reflect local needs; and bring forward exception sites
that would provide affordable housing to meet identified needs.
NPPF section 5 (para 70): where an allowance is to be made for windfall sites there should be
compelling evidence that they will provide a reliable source of supply.
DDC Policy CP1 Settlement Hierarchy: Identifies Ash as a ‘Local Centre’ - a secondary focus
for development in a rural area that is suitable for a scale of development that would reinforce
its role as a provider of services to its home and adjacent communities.
25
AECOM Housing Needs Assessment April 2019 Appendix A provides affordability numbers
26
Ibid Section 7 as identified and described under Specialist Housing Section 7
Section 5
Page 49 of 94 Ash NDP Plan September 2021
DDC Policy CP4 Housing Quality, Mix Density and Design says … ‘Density will be determined
through [the] design process at the maximum level consistent with the design. Density should
whenever possible exceed 40 dwellings net per hectare and will seldom be justified at less
than 30 net per hectare.’ However, a threshold of 30 dwellings net per hectare is consistent
with a Local Service Centre. It should seldom be justified at less than 30 dwellings net per
hectare. (Due to the rural setting of the parish and Ash being defined as a Local Service
Centre, an existing housing density of 30 houses per hectare or lower, where the sites abut
the rural landscape, is considered more acceptable by the residents).
DDC Policy DM1: Settlement Boundaries - requires that development is not to be permitted
on land outside the urban boundaries and rural settlement confines. (As some of the sites are
outside the existing confines these will be realigned as part of this Plan or DDC changes to
settlement boundaries within their emerging plan)
DDC Policy DM5: Provision of Affordable Homes – defines the number of affordable homes
per development
DDC Policy DM15: Protection of the Countryside - aims to reduce any harmful effects on the
countryside character, permitting development if it is justified by a need to sustainable the rural
economy or rural community and it cannot be accommodated elsewhere.
DDC Policy DM 16: Landscape Character - requires that development be sited to avoid or
reduce harm on the character of landscape and / or incorporate measures to mitigate the
impacts to an acceptable level.
Existing sites from DDC Local Plan 2015 (not reassessed)
221. The existing DD Land Allocations Plan 2015 identified and allocated three sites, one of which has
been built (Land at Mill Field) and one has been carried over Policy LA23 Former Council Yard for 5
dwellings, marked in beige. The remaining sites are:
90 dwellings
Land west of Chequer Lane LA20 (reserved matters agreed Nov 2019)
95 dwellings
Land South of Sandwich Road (Agri) site LA21
5 dwellings
Former Council Yard LA23
222. These sites remain as part of the land allocation and have not been reassessed in the AECOM sites
assessment but have been taken forward by the parish council when allocating sites over this plan
period.
Figure 9 Allocated sites in Ash with changes to settlement confines. Source: DDC
Section 5
Page 50 of 94 Ash NDP Plan September 2021
New site allocation 2018 - 2037
Map 11 Sites identified in the Dover District Call for Sites for Ash
223. From the list of sites brought forward from the DDC call for sites (12 sites plus 3 in the allocated
plan). All the 12 sites were reviewed to ensure they were available, deliverable, viable and
appropriate for allocation. However, during the site review, one site, White Post Farm, (Site HELAA
137) received outline planning approval on appeal. This site has been excluded from the available
site selection but included in the overall housing needs site allocation. Therefore, the remaining
number of sites reviewed was 11.
224. A “traffic light system” of rating all sites has been based on whether the site is an appropriate
candidate for allocation in the Neighbourhood Plan. The traffic light rating indicates ‘green’ for sites
that are appropriate for allocation, ‘amber’ for sites that are potentially suitable if issues can be
resolved or constraints mitigated, and ‘red’ for sites that are currently not suitable for allocation.
Housing Density
225. The NPPF ( section 5 page 15 para 59 -71) states that it is important to make effective use of land
and that it is important that densities match the surroundings; that neighbourhood plans should
consider the opportunities to allocate small to medium-sized sites
27
with 10% of housing
requirements on sites no larger than 1 hectare.
226. In considering appropriate densities, account should also be taken of the DDC Landscape Character
Assessment; the Ash Neighbourhood Character Assessment; Ash Design Guide and the three DDC
conservation areas in Ash.
227. Development proposals will be expected to deliver housing at densities that reflect the specific
characteristics of the site and its surrounding area (in terms of both built form and landscape). These
factors may justify a lower density threshold than 30 dwellings per hectare, especially where sites
abut the rural landscape.
27
NPPF para 68-68a
Section 5
Page 51 of 94 Ash NDP Plan September 2021
228. The number of houses upon these sites in the site assessment is based upon DDC policy CP4 - 30
dwellings per hectare in and are in-line with that expected for a Local Service Centre.
229. Taking the above into account, the density of the sites selected may have to be slightly reduced. This
will only become clear when outline design work has been undertaken but where appropriate, the
parish council has taken into account its local knowledge of each site and proposed a more realistic
housing number to ensure the surrounding character of the village / rural landscape is considered.
However, the total site areas allocated will accommodate the housing needs figure of 323, and the
changes are relatively small and not likely to affect the viability of the sites selected. Each site policy
reflects the numbers from the site assessment and the parish council adjusted number of units
Selected Sites
Assessment
230. The assessment identified 11 sites that were assessed on the traffic light system “RAGNo sites were
green, five were amber, and six were red and not appropriate for allocation.
231. In addition to the new sites coming forward, there are three sites taken forward from the DD Land
Allocation 2015. These have not been reassessed but have been included in the site allocations for
this plan period.
232. The parish council held a special meeting on 1
st
July 2019 to discuss the site assessment report and
the findings. The council reviewed each of the sites and agreed:
• That the red sites were correctly designated as not suitable for development, with one
exception, HELAA 163 the southwest side of Guilton (road) as the site is a brownfield site.
The red sites are:
• HELAA 31 Land south of A257 at Ash
• HELAA 32 Land at the end of Langdon Avenue
• HLEAA 132 Land off Sandwich Road
• HELAA 136 Land to the east of Queens Road
• HELAA 152 Land adjacent Saunders Lane
• HELAA 163 Guilton northwest side
• That the amber sites should be considered for development provided suitable mitigation
measures such as boundary treatments were included in the policies.
• The amber sites are:
• HELAA 45 Site At Millfield recommended
• HELAA 95 Land north of Molland Lane recommended
• HELAA 96 Land at Molland Lane not suitable
• HLEAA 134 Land to the rear of No 24 not suitable
• HELAA 169 Land at Guilton not suitable
• The three sites already allocated (2015 Local Plan) were still relevant and should be included
in the selection of sites.
233. The parish council using its local knowledge also considered possible exception sites within or
adjacent to the village confines but were unable to identify any that could be brought forward.
234. Following the review of sites by the parish council, a public exhibition was held on 28
th
September
2019 where the sites were displayed with a general explanation of the selection process and planning
policies linked to each site. This was followed by a public meeting on 16
th
October 2019 conducted
by a RIPT planner, where residents could express their views and receive authoritative answers, to
ensure that the presentation was coherent and relevant to the NPPF and DDC planning framework.
235. Following these two events, the information and feedback from the residents was collated. This
information was then used by the parish council to confirm the final list of sites and the mitigation
measures required to enable developments to take place in line with the polices in this Plan, the
NPPF and DDC.
Section 5
Page 52 of 94 Ash NDP Plan September 2021
Dover District Council Assessed Sites 2020
236. In March 2020, the site HELAA 136 (Land to the east of Queens Road) has been identified by Dover
District Council in their emerging Local Plan as amber and suitable for development with mitigation.
This site will be included in DDC’s Regulation 18 consultation that will take place in January 2021.
Description of sites selected
Agri / Cowans site
Map 12 Agri / Cowan site ANP7a)
237. 6-10 years deliverability, site brought forward from 2015, Land Allocations Plan. 95 dwellings (NDP
95 taken forward).
238. The 3.23 ha site is located on the eastern side of Ash, south of Sandwich road and is within the Ash
Settlement Boundary. The site is in multiple ownership and the existing uses reflect this, consisting
of garden land paddocks, agricultural land (old orchard), residential properties and business use.
The residential properties front Sandwich Road and have been included within the site boundary to
enable access to the site.
239. There are hedgerows along the western frontage with Sandwich Road, Cherry Garden Lane and
within the site delineating land ownership. Southern Water has advised that a sewer crosses this
site and there is insufficient sewerage (underground) capacity directly available to serve this site.
240. There are a number of existing access points from Sandwich Road and New Street. The site also
includes Cherry Garden, a residential property that has direct access from Cherry Garden Lane.
Site context
241. The site is located on the edge of the built form of the village with residential developments to the
east, west and south sides of the site. There are open agricultural fields to the north, beyond
Sandwich Road.
Section 5
Page 53 of 94 Ash NDP Plan September 2021
242. A combination of the scale of the development and the proximity of the site to European designated
nature conservation sites means that any planning application will have to develop a strategy with a
range of measures and initiatives, such as provision of informal open space or walking routes
(leading to a wider PRoW)) within the development.
Proposed Development
243. As the site is in multiple ownership it is important that any development should be considered
comprehensively, rather than piecemeal, with one spine road through the whole site. If the site was
developed incrementally, each phase must demonstrate that it will not prejudice the implementation
of the whole development. This is particularly important for the western most parcel of land that would
not otherwise have a suitable access.
244. To ensure that the site is developed comprehensively Dover District Council will require a
development brief for the whole site to accompany any planning application, (whether it is for part of
the site or the whole site). The development brief should identify ‘constraints and opportunities’ and
include sections on density, design including heights, scale and massing) and access. It should also
demonstrate how overall development meets the requirements for Thanet Coast and Sandwich Bay
SPA mitigation, open space, green infrastructure, water drainage and any contributions to off-site
infrastructure that may be necessary. The brief should be agreed by all landowners within the
allocation and drawn up in consultation with the parish council.
245. There are a number of potential access options to the area of land to rear of 71 Sandwich Road. The
outcome of the public consultation (DDC Land Allocation 2002) indicated that the preferred access
arrangements would be for the main access / accesses to be from Sandwich Road with emergency
access from New Street. This is the council’s preferred option. Vehicular access should not be from
Cherry Garden Lane, as this would have a detrimental impact on the character of this road and
setting of the village.
246. An integral part of the proposed development will be to create a soft edge to Ash. The design and
height of buildings is an important consideration to avoid any detrimental impact on the setting of the
village or the wider landscape.
10 DDC Policy LA21. Source Land Allocations Local Plan Adopted 2015 Pg 87
Section 5
Page 54 of 94 Ash NDP Plan September 2021
247. The size of the site and its location on the edge of the village provided the opportunity to offer a range
of dwellings that would improve the housing offer to Ash. The starting point for any proposal would
be the mix identified in the SHMA and / or Ash housing needs assessment. There is an opportunity
to provide larger, lower density, family dwellings along the frontage of Sandwich Road to ensure the
development reflects the loose rural character of this road (Ash Character Assessment). The
opportunity exists to create higher density smaller units within the central area of the site, similar to
the neighbouring residential development at Gardners Close. Parking standards should be a
minimum of Kent County Guidance for Rural Areas.
P7 ANP7a) Agri / Cowans land brought forward from DDC 2015 Land
Allocation
This site, as defined on Map 12, is allocated for residential development with an estimated
capacity of 95 dwellings.
Development proposals should comply with all relevant Policies in this Plan.
Proposals which meet the following criteria will be supported:
7a.1 Any application for development is preceded by and is consistent with a development
brief that has been agreed by Dover District Council; this must include an ecological
survey;
7a.2 Any application of development is preceded by an archaeological assessment of the
site and its submission to Kent County Council;
7a.3 There is a comprehensive approach to development of the whole site but if the site
is developed incrementally, each phase must demonstrate that it will not prejudice
the implementation of the whole development;
7a.4 The impact of the development on the setting of the village and wider landscape is
minimised by reference to Policies ANP4, ANP5 and ANP6;
7a.5 The existing boundary hedgerows and vegetation are retained and enhanced as part
of the development;
7a.6 Vehicular access to the site is from Sandwich Road and New Street;
7a.7 There is no vehicular access to the site from Cherry Garden Lane;
7a.8 Open and/or shared spaces should be maintained by a management company
established by the developer with on-going maintenance responsibilities being held
by this company; and
7a.9 Development should ensure that occupation is phased to align with the delivery of
sewerage infrastructure, provide connection to gas supply and ensure future access
to existing water supply and/or wastewater infrastructure for maintenance and
capacity improvements.
Section 5
Page 55 of 94 Ash NDP Plan September 2021
Former Council Yard – Molland Lea
Map 13 Former council Yard - Molland Lea ANP7b)
248. 0-11 years deliverability, 5 dwellings. (ANP 5 dwellings taken forward).
249. This site has been identified in the DD Land Allocations 2015 as suitable for development and is
subject to Policy LA 23 pg 89.
Site Context
250. This is a small site located within the area of Molland Lea estate, within the Ash Settlement Boundary
and has limited access via Molland Lea. The site is the location of the Local Scout Hut that would
have to be replaced either on site or relocated as part of the development. The housing number has
been included in the overall housing allowance of 323.
Proposed Development
251. The site location makes it suitable for small houses, possibly specialist housing because of its
location, close to the village centre and access routes.
P8 ANP7b) Old Council Yard, land allocated from DDC 2015 Land Allocation
This site, as defined on Map 13, is allocated for residential development with an estimated
capacity of 5 dwellings and would be suitable for specialist housing.
Development proposals should comply with all relevant Policies in this Plan.
Proposals which meet the following criteria will be supported:
7b.1 Any application of development is preceded with a development brief for the whole site,
including the retention and/or replacement of the Scout Hut, that has been agreed by Dover
District Council;
7b.2 Any application of development is preceded by an archaeological assessment of the site
and its submission to Kent County Council;
7b.3 The impact of development on the setting within the village and wider landscape is
minimised by reference to Policies ANP4, ANP5 and ANP6; and
7b.4 Vehicular access to the site is from Molland Lea.
Section 5
Page 56 of 94 Ash NDP Plan September 2021
Chequer Lane Site
252. 0-5 years deliverability, brought forward from 2015 land allocation; construction due to commence
late 2019. 93 dwellings. (ANP 73 dwellings taken forward).
253. As this site has received planning approval, a description has not been included, as the parish council
and DDC have accepted the designs, number and type of housing. However, as the site is not likely
to be built out before the NDP goes to referendum, it is assumed that only 20 will be completed and
therefore an allowance of 73 dwellings has been made in this plan to be included in the overall
housing allowance of 323.
White Post Farm
254. 0-5 years deliverability, 33 dwellings (planning application approved on appeal). (NDP 30 dwellings
taken forward).
255. This site received outline planning approval (on appeal). Reserved matters DOV/20/00321 received
approval on the 28
th
August 2020, therefore no planning stipulations have been made. The parish
council had input into the full planning application to agree design, materials, massing etc, via its
normal planning route. As it is unlikely to be built out before the NDP goes to referendum, an
allowance has been made of 30 dwellings in this plan to be included in the overall housing allowance
of 323.
HELAA 152 Land adjacent to Saunders Lane
256. 0-5 years deliverability, 76 dwellings, This site has received outline permission in principle
(DOV/19/01462 Land to the north of Orchard View and west of Saunders Lane) and is likely to receive
full approval before the NDP is adopted. The Ash Parish Council had agreed that this site was
unsuitable for development. There were a number of reasons for this decision:
• It had been assessed RED by the AECOM Site Assessment and residents during the site
selection process had agreed that the site was unsuitable for development.
• There are traffic safety issues and the cumulative impact of the adjacent Collar Makers Green
estate, from the allocated Agri/Cowan site and the approved White Post Farm site
• There are significant drainage and surface-water run-off and site topographical problems.
• It is against the Ash NDP principles of developing from the centre of the village outwards. and
• There would be a loss / negative impact to a priority habitat broadleaved deciduous woodland
that could have the potential to support protected species
• The walking distance to the Cartwright & Kelsey School and the pre-school provision of 2.2km
would not be possible for young children
• Development of the site would have a negative impact on the natural heritage of the site and
the immediate area.
DDC Planning Committee agreed the application on a casting vote. The committee accepted the
mitigation on changes to Sandwich Road that many of the site issues could be dealt with under
reserved matters and
• It had been assessed as amber in the DDC review of sites that had come forward in 2017
• It would make a substantial addition to the availability of housing sites within the district
• It was a sustainable site and had easy walking access to the village centre
• Other issues could be dealt with under reserved matters that also included conditions on
proposed site levels, ecological mitigation, full engineering, gradient and level changes
relating to adjacent land, protection of trees and hedges and tree retention and RPZ zones
and a surface water drainage strategy.
257. As it is unlikely to be built out before the NDP goes to referendum, an allowance has been made of
76 dwellings in this plan and it has been added to the overall housing allowance of 323. The reasons
for going beyond the plan’s initial allowance are:
• it will help to ensure deliverability of the housing needed within the plan area
• it will provide a buffer to the housing requirement thus providing greater certainty
• it will discourage speculative planning applications for sites not within the Neighbourhood
Plan or Local Plan in the future.
Section 5
Page 57 of 94 Ash NDP Plan September 2021
HELAA 45 Land South of Millfield
258. 5-10 year deliverability (amber) 12 units, (NDP 9 dwellings taken forward).
259. The 0.4 ha site is located on the south eastern side of the village and sits outside the village
settlement boundary. This makes it inconsistent with DDC Policies DM1 and DM15. The northern
part was allocated for 10 dwellings (9 actually built) in DDC 2015 Local Land Allocation. The land is
generally level and with a slight fall toward the southern boundary and is currently unused agricultural
land.
260. The site is accessible from New Street through Mill Field estate and an access road head has been
constructed as part of the previous development.
Site Context
261. The surrounding uses of the land are housing to the south, open countryside south east and west,
with long views to the adjacent village of Staple. There is a boundary of hedging to each side of the
site that is poorly maintained. The site is considered appropriate for development within the context
of the NDP planning policies ANP1 and ANP3.
Proposed development
262. The site requires mitigation to the boundaries by the maintaining the existing hedgerows / planting
of new trees, hedgerows of native species to the south east / west to reduce the impact upon the
long views towards the village from Staple and surrounding countryside. There should be a buffer
zone of green space to the north side of the site between the development and the existing houses
in Millfield.
263. It is expected that the developer will submit a detailed mitigation plan to the parish council before
planning is approved.
264. The development’s design should be of a mixture of two-story dwellings in terms of size, massing
height and be individual in nature, so as not to replicate the existing dwellings leading into the site.
Map 14 Land South
of Millfield ANP7c)
Section 5
Page 58 of 94 Ash NDP Plan September 2021
Materials should reflect the local type and designs and should be consistent with the NDP Character
Assessment for the area and the Ash Design Guide. Dwellings should be designed and constructed
to the “Design for Life” principles and “Code of sustainable buildings” code 5.
265. As Ash has a high density of homeworkers, a number of the dwellings should have work/life
accommodation opportunities within the dwelling or grounds, via an office.
266. 10% of the houses should be designed for the elderly with level access, walk in showers etc.
267. As this site will be a cul-de- sac, there should be sufficient car parking to each dwelling to ensure
the access roads are kept clear for the access of emergency vehicles. Parking standards should be
a minimum of the KCC (Guidance Note 3, Nov 2008 for Rural Areas).
268. Charging for electric vehicles should be provided to each dwelling or to a cluster of 5 dwellings
providing it is not more than 100 meters away from them and should have a designated parking bay
P9 Policy ANP7c) - HELAA 45 Land South of Mill Field
This site, as defined on Map 14, is allocated for residential development with an estimated
capacity of 9 dwellings.
Development proposals should comply with all relevant Policies in this Plan.
Proposals which meet the following criteria will be supported:
7c.1 Any application of development is preceded by an archaeological assessment of the
site and its submission to Kent County Council;
7c.2 The existing boundary hedgerows and veteran trees are retained and enhanced with
native/indigenous species as part of the development boundary; new hedgerows of no
less than 10 metres width should be established along the southern, western and
eastern boundaries;
7c.3 A green buffer zone is provided between the development and the existing houses to
the north side of the site; and
7c.4 Vehicular access to the site is from the existing road through Millfield.
Section 5
Page 59 of 94 Ash NDP Plan September 2021
HELAA 95 Land North of Molland Lane
Map 15 Land North of Molland Lane ANP7d)
269. 11-15 years deliverability (amber) 114 units (NDP 105 taken forward).
Site location and characteristics
270. The 3.8 ha site is located to the northern side of Ash, adjacent to the A257 Ash By-pass and west of
the Chequer Lane site. The site is in single ownership and is agricultural land. The land is flat and
the site rises slightly to the western boundary. There are three public rights of way through the site.
EE90A runs north west to south west and EE112 runs west to east and joins the southern boundary
of the Chequer Lane site. These two PRoW’s join at the A257 bypass. They provide access from the
countryside to Chequer Lane (and the new housing development) and the existing housing on
Molland Lea. There is a Public Bridleway EE464 running north to south alongside the site on the
western boundary. No details on sewerage or water supply have been obtained but on the adjacent
site, Southern Water stated that there was insufficient sewerage (underground) capacity directly
available for this site, so it is assumed the same would apply.
Site Context
271. The site is outside the village settlement boundary. While this makes it inconsistent with CS policies
DM1 DM15, it is considered that as it is adjacent to the existing housing on Molland Lea (southern
boundary) and to the new development of Chequer Lane (eastern boundary) it would be suitable for
development and should be brought into the settlement boundary.
272. The western boundary is next to the Guilton Conservation area and has views into the village. The
site is considered to have low sensitivity to development and low visual impact subject to mitigation
of the views from Molland Lea.
273. There is limited access for vehicles to the site at present. Access would have to be via the new
Chequer Lane development (that has an access route designed into its overall site plan) onto
Chequer Lane, the A257 Ash by-pass and / or Molland Lane if this was upgraded. Details would have
to be agreed with the Highways Authority as part of the outline planning approval.
Proposed Development
274. The access to the site via the Chequer Lane site, or an upgraded Molland Lane or access in the
vicinity of Molland Lane, provides an opportunity to create a distinctive village area and generally
enhance the village. However, access to the site from the A257 by-pass could lead to a development
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with no direct road links to the village making it appear, in all purposes, a separate village. This
should be avoided by careful design consideration of all possible access routes.
275. Development proposals will have to demonstrate the ability to accommodate a satisfactory vehicular
access.
276. In order to provide the opportunity for a greater degree of connectivity by foot and cycling between
the proposed development and the centre of Ash village and the local primary schools, it will be
important that the three Public Rights of way are enhanced and incorporated into the design layout,
as they should provide a link from the new Chequer Lane development to Chequer Lane and the
village Recreation Ground beyond, via the PRoW’s.
277. Development should create a new western boundary to the site through additional landscaping to
protect the Guilton conservation area and provide a wildlife corridor between the open countryside
to the north bund of the site formed by the A257 Bund and screening. In order to provide a sufficient
substantial boundary this landscaping should be no less than 15 m in width to accommodate native
species of trees and Sustainable Underground Drainage (SUDs). This area could also be used for
informal recreation. In order to reduce the landscape impact, the development should create a ‘soft’
edge by reducing the density of development and creating a looser grain along the western boundary
looking towards the Guilton conservation area.
278. The boundary to the northern side of the development should also be improved by landscaping the
southern side of the bund running along the A257. This will not only improve the views from inside
the development but careful design could reduce the impact of air and noise pollution into the
development.
279. The development should create a new southwest boundary to the site where it abuts Molland Lea
housing. In order to reduce the development impact upon the existing Molland Lea homes and
provide a sufficient substantial boundary. The landscaping should be no less than 10 m width to
accommodate native species of trees and SUDs. This area could be used for informal recreation.
280. Early discussions should take place with Southern Water to establish the capacity required of the
sewerage drainage system and where the nearest point of connection would be, to reduce any impact
upon the current village system in the vicinity.
281. A combination of the scale of the development and the proximity of the site to European designated
nature conservation sites means that any planning application will have to develop a strategy with a
range of measures and initiatives such as the provision of informal space or walking routes (leading
to other PRoW’s) within the development.
282. Due to the site’s distance from the Ash Recreation Ground, there should be adequate designated
open recreation and play areas, with play equipment within the development for the residents.
283. The size of this site and its location on the edge of the village provides an opportunity to offer a range
of dwellings that would improve the housing offer in Ash. The starting point for any proposal would
be the mix identified in the SHMA but there is an opportunity to provide larger lower density dwellings,
towards the western edge of the site, reflecting the looser grain of the rural edge, with higher density
created along the northern, eastern and southern boundaries.
284. Due to the demands for certain size houses and housing for the elderly (specialist housing because
of the age profile) one / two bed or warden assessed dwellings should be included within the
development (5-10%). This approach would make the development more inclusive and retain the
village feel with the inclusion of a mixture of age groups.
285. Car parking is an issue within all new developments and careful consideration should be given to the
amount, location and how the development manages traffic flows, parking etc by good innovative
design. The minimum standard should be the KCC Guidance Note 3, Nov 2008 for Rural Areas.
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P10 Policy ANP7d) - HELAA 95 Land north of Molland Lane
This site, as defined on Map 15, is allocated for residential development with an estimated
capacity of 105 dwellings.
Development proposals should comply with all relevant Policies in this Plan.
Proposals which meet the following criteria will be supported:
7d.1 Any application of development is preceded by an archaeological assessment of the
site and its submission to Kent County Council;
7d.2 The existing boundary of trees and hedgerows along the A257 are retained and
enhanced landscaping, of no less than 15 metres in width should be established, to
reduce the impact of noise and air pollution from the A257. New boundaries of native
trees and indigenous hedgerow of no less than 10 metres in width are established
along the southern and western boundaries to reduce the impact of noise, air
pollution and visual impact to maintain the rural setting;
7d.3 The density of development along the western boundary is reduced to mitigate the
loss of the rural landscape;
7d.4 The Public Rights of Way EE90A, EE112 and the Public Bridleway EE464 are
enhanced and incorporated into the design and the layout to improve cycle and
pedestrian connections to Chequer Lane (through the new development) and
Molland Lea;
7d.5 The main vehicular access to the site could be from the Chequer Lane development
and/or in the vicinity of Molland Lane;
7d.6 The impact of development on the setting of the village, surrounding dwellings and
the wider landscape is minimised through design, materials, setting, massing and
scale of new buildings; and is minimised by reference to Policies ANP4, ANP5 and
ANP6; and
7d.7 Development should ensure that occupation is phased to align with the delivery of
sewerage infrastructure.
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HELAA 163 Land South of Guilton (brownfield)
Map 16 Land south of Guilton ANP7e)
286. 6-10 years delivery (site of yard and buildings for agricultural machinery repairs, storage
only (not the land to the northeast of the road), (red). 10 units. (ANP 9 dwellings taken
forward).
Site Location and Characteristics
287. The 0.5 ha brownfield site is located to the north western end of the village and to the west of the
access road to the village. It sits on the top of the rise of the village with long distant views. The site
is flat and consists of a number of buildings, workshops, used for the maintenance of agricultural
equipment and machinery and areas for the parking of such machinery. The site sits adjacent to a
large garden to the southern boundary and open countryside to the north, west and east. The site
sits outside the village settlement boundary and is inconsistent with CS Policy DM1, DM15. However,
because of its brownfield status, this could provide an opportunity to improve the street scene and
entrance into the village. The site is considered suitable for development in line with NDP Policies
ANP1 and ANP2.
Site Context
288. It is adjacent to the main road leading into the village. It is a brownfield site and is close to the Guilton
Conservation area. It can be viewed on approach to Ash and as it is on higher ground it can be
viewed from Pedding Hill, and Guilton. The site sits back from the road with a hedgerow along Guilton
(road) that is one of the main entry / exit routes from the village. The site has medium landscape
sensitivity but is close to the Guilton conservation area. It is considered to have low visual impact on
the surrounding areas.
289. The site is some distance from the village centre but there is housing within the village (Collar Makers
Green) that is an equal distance from the shops on The Street.
290. The use of this site for development would improve the entrance to the village from the west.
291. The site accesses Guilton (road) that rises out of the village at this point and is on a slight bend.
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Proposed Development
292. This site sits to the west side of the entrance to one of the routes into the village. Development on
the site provides the opportunity to create a design that defines and creates an entrance into the
village.
293. Due to the site’s location on a rise in the road and on a slight bend, development proposals will have
to demonstrate the ability to accommodate a satisfactory vehicular access and improved sight lines.
294. The public pavement runs from the current site entrance towards the village on the western boundary,
where it ceases about 100 meters away. To continue to use a public footpath into the village, it is
necessary to cross the road. To provide for a greater degree of connectivity by foot between the
development and the centre of Ash village and schools, safe access to the public pavement on the
opposite side of the road from the development will have to be provided by the installation of a pelican
crossing or similar.
295. Development proposals should create a new boundary to the south eastern boundary of the site to
reduce the impact upon the neighbouring garden. This should be a hedgerow of indigenous types.
A new boundary to the northern and north western side of the site should be created of hedgerows
of native types, to reduce the visual impact entering the village. To provide a sufficient substantial
boundary, this landscaping should be no less than 5 m in width to accommodate native hedgerows,
trees and SUDs.
296. The design of the dwellings should be of a low density, individual design and vary in massing to
reflect the spatial character of the existing buildings and its rural location on the edge of Guilton
conservation area and the entrance to Ash village.
P11 Policy ANP7e) HELAA 163 Land South of Guilton
This site, as defined on Map 16, is allocated for residential development with an estimated
capacity of 9 dwellings.
Development proposals should comply with all relevant Policies in this Plan.
Proposals which meet the following criteria will be supported:
7e.1 Any application of development is preceded by an archaeological assessment of the
site and its submission to Kent County Council;
7e.2 The existing boundary hedgerows and veteran trees are retained and new
landscaping to the boundary of no less than 5 metres in width containing indigenous
hedges and native trees is established along the south eastern, north and north
western boundaries to reflect the importance of the local landscape and its setting
within the wider countryside;
7e.3 Special attention should be paid to sustainable drainage on the site especially near
the entrance of the site to avoid the possibility of surface water runoff impacting the
residents, the bottom of Guilton Hill and the surrounding road network;
7e.4 The density of development respects its location within the countryside and reflects
the special character of the surrounding buildings on the edge of the Guilton
Conservation Area and one of the main entrances into Ash village;
7e.5 Vehicular access to the site is from Guilton; and
7e.6 Pedestrian access to and from the site must include direct access to a public
pavement on both sides of the road at a convenient point.
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Housing Conclusion
297. The plan has identified sites that will deliver the following number of dwellings:
• Brought forward two existing sites from DD Land Allocations 2015, Former Council Yard and
Agri/Cowan - 100
• Plus Chequer Lane (in part, from DDLA 2015) and White Post Farm – 106
• Plus three new sites, Land north of Molland, Land south of Mill Field, and Land at Guilton
(south west only) - 123
• Plus windfall - 38 = 367 for a housing requirement of 361
298. The Neighbourhood Plan puts these three new sites, plus White Post Farm, plus three from the
previous land allocation as options for housing development to deliver the Local Housing Needs
within the lifetime of this Plan 2018-2037.
299. Consultation gave the opportunity to local residents for further discussion about each development,
its density, form, design, layout, dwelling mix, landscape and access to these sites.
300. The majority of the residents agreed with the allocated sites.
301. In August 2020, a further site received outline planning permission in principle for 76 units. This will
bring the total number of units for Ash, over the plan period, as 323 plus 76, plus 38 (windfall) totalling
437 for a housing requirement of 361.
.
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5.3 Leisure & Well-being, Health Care, Education
Leisure and Well-being
Background Ash Now
302. Ash has a strong community spirit with a plethora of community
groups for young and old. This is reflected by the number of
groups and activities that take place within the parish for all age
groups.
28
A number of facilities within the village support these
groups. These are the Scout Hut, Ash and Westmarsh Village
Halls, the public library, the sports pavilion, the Bowls Club and
St Nicholas Church. There is also the Public Rights of Way
network. All these facilities and amenities bring health and
socio-economic well-being to the rural area.
303. The strength of the community spirit was demonstrated in 2018 by residents. When one of the two
local public houses, The Chequers, was sold to a private developer to create flats, the parish council
listed it as a community asset and the residents raised over £360,000 in a two-year period to
purchase the pub. The Chequer Society carried out the renovation, returning it to a public house and
community hub for the wider community in summer 2019.
304. Ash has a long and distinguished sporting history. There is good provision of open sports’ space for
cricket, rugby union and soccer (seniors and junior). Ash
sports clubs are in several local leagues. There are some
facility issues in the sports pavilion and these have been
addressed in the plan.
305. However due to the number of clubs and
organisations (14) in the village, there is a high demand for
facilities. While most of these activities are currently carried
out within village properties, exceptions being the Bowls
Club and Scouts that have their own premises, there is a
need for some of these facilities to be improved to meet the needs of these organisations.
Community Buildings
306. Ash Parish has a number of excellent community facilities that are used for meetings and other
recreational activities. The community buildings include two village halls (one in the hamlet of
Westmarsh) and the other in Ash village that contains the public library and the Ash Heritage Centre.
The village halls, the primary school, St Nicholas Church, the Scout Hut and the Sports Pavilion are
used, or hired, for community activities. These buildings are well used, especially the Ash Village
Hall. This is used, during the day and evenings nearly every day of the week, for many clubs,
activities and private parties. It has often had to turn away bookings
307. The NDP group carried out a survey of the 14 organisation in 2019 to get a better understanding of
their activities and requirements going forward to enable them to retain / increase membership and
/ or provide the right level of facilities. It is clear from the responses (Ash Leisure Survey 2019 in
appendices) that the organisations are very vibrant with a total number of members being around
687 and that the overriding issue for most of them was the general condition and / or size of the
facilities and their appropriateness for their organisation.
308. The areas that need investment are the Scouts Hut; the sports pavilion on the Recreation Ground
that needs updated changing facilities; and general improvements to the village hall to make it more
appropriate for some activities taking place i.e. smaller rooms for meetings, improved toilets and
kitchen facilities and storage space for equipment.
309. Planning policies are:
NPPF Para 91-92,95,96-101, Promoting safe and healthy communities,
DD Local Plan (2002) ”saved policies” - OS7 Proposals for outdoor sports and recreation facilities
DD Core Strategy (2010)
28
Ash Leisure Survey 2019
Section 5
Page 66 of 94 Ash NDP Plan September 2021
- CP6 Infrastructure
- CP 7 Green Infrastructure network
DD Land Allocation Local Plan (2015) Section 3.5.1 - Ash and polices LA20 –LA23
Evidence
310. The feedback is from the March 2019 survey of organisations providing recreational services. There
were 14 questionnaires distributed, with 12 returned. These organisations have a membership of
around 687, plus many more participating (1384) in external events like bowls, cricket, soccer, rugby
and tennis. Seven of the organisations have seen growth since 2013 and eight share facilities. All
require some improvements to their facilities to ensure they meet their needs. (Ash Leisure Survey
2019 in evidence documents)
311. The NPPF Promoting safe and healthy communities (para’s 91-101) states that planning policies
should aim to achieve healthy, inclusive and safe places providing the social, recreational and
cultural facilities and services the community needs. It recognises the importance of access to high
quality open spaces, opportunities for shared space and recreational activities. These spaces make
an important contribution to the health and well-being of the communities. It states (para’s 92-100,)
that existing open spaces, sports and recreational buildings and land, including playing fields, should
not be built upon unless, for example, the loss resulting from the proposed development would be
replaced by equivalent or better provision in terms of quality and quantity and a suitable location.
312. The NPPF seeks planning policies that promote opportunities to improve the local open space
network. In addition, the NPPF states that planning policies should protect and enhance public rights
of way and access. The NDP Group has undertaken a survey of recreational clubs within the parish
to establish their requirements moving forward. (Ash Leisure Survey 2019 in appendices).
313. There is strong support for, and local participation in, the local sport clubs that provide a wide range
of sports for all ages. The main sports played upon the Recreation Ground are rugby union / mini
rugby union, soccer, tennis and cricket. One of the rugby fields is floodlight allowing the teams to
practice and play in the evenings. There are regular league games played for rugby, soccer and
cricket, held during their respective seasons and the Sports Clubs are very successful in their
respective league tables. There is a Bowls Club in the village. There are allotments with a waiting list
for plots. There are two equipped children’s play areas in the village, at the Ash Recreation Ground
and at Collar Makers Green. The Recreation Ground has an outdoor adult gym that is well used by
residents.
314. The NDP Group has undertaken a Green Spaces Assessment to identify these across the parish.
315. The NDP Survey 2016 identified that access to the countryside was very important / important to
94% of respondents, and access to leisure and sports was very
important / important to 80% of respondents.
316. The NDP Survey 2016 identified that better facilities and / or
improved changing rooms were important / very important to 47%
of respondents, with provision for youth groups, important / very
important to 65%.
317. The parish council and sports’ groups understand the issues
around the requirement for recreational and sports’ facilities to
meet modern standards, to enable a wider range of activities and
to be more inclusive. Where possible these have been addressed
in the polices.
318. It will be important to secure funding from new developments to improve changing facilities within
the Ash Sports Pavilion on the Ash Recreation Ground.
319. Planning policy intentions and objectives are:
- To ensure that sufficient community space and leisure facilities are maintained to serve the
parish including new provision in association with new developments
- To protect and enhance open spaces used for recreational purposes, including improving the
changing facilities within the existing Ash Recreation Ground sports pavilion and / or provide
a new multi-sports community owned pavilion
- To secure the future of the facilities and encourage use by the wider community
- To secure a long-term solution to increase the rugby field capacity
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- To protect the extensive network of Public Rights of Way in Ash Parish.
320. Planning Policies are:
NPPF Promoting healthy and safe communities (para 91-92, 95,96-101)
DD Local Plan “saved polices” - OS7 sports and recreation facilities
DD Core Strategy (2010) - CP6 infrastructure,
DD Land Allocations Local Plan (2015) section 3.5.1 – Ash and policies LA20-LA23
Facility
Address
Type
Ash Bowls Club
Moat Lane, Ash
Sports facility
Ash Heritage Centre
Ash Village Hall, Queens Road,
Ash
Heritage Archive
Ash Recreation Ground
Queens Road
Allotments, Children’s Equipped
Play Area, Outdoor Gym,
Leisure, Public Conveniences,
Sports Fields, Sports Pavilion,
Tennis Courts
Ash Village Hall
Queens Road, Ash
Village Hall
Cartwright & Kelsey Aided
School
School Road, Ash
Primary School
St Faiths Prep School
The Street, Ash
Primary School
Ash Scout Hut
Note: this is covered in ANP7b)
but is included for information
Molland Lea, Ash
Scouts and village facility
Map 17 Facilities in Ash ANP8
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Multi-Purpose Community Owned Building
321. The parish council, social and local sports’ groups understand the limitations of the existing Ash
Village Hall for those activities that some groups would like to undertake but are unable to because
of the design of the building. It would like to consider opportunities to develop new, or to extend the
existing, facilities to meet modern demands placed upon them. There has been no material
development work undertaken to-date to produce a business case or identify land. This is one of the
community projects that will be taken forward on the completion of this plan by the parish council and
therefore opportunities to secure funding from new developments will be sought along with local /
national grants or funding from private trusts.
Health and Social Care
Background Ash Now
322. There is a general practice in the village that provides general practitioner and district nurse services
to Ash and a number of neighbouring villages that have no services. The surgery building was built
in the 1990’s but needs some modernisation and additional space to enable improvement in the
orange of services it can provide. In 2018, there were two General Practitioners (GPs), one part-time
GP, two Practice Nurses, a Nurse Practitioner and District Nursing services. (As with all GP practices,
the provision of GP services is rapidly changing and the practice is working hard to continue to
provide health services for the community by using locums etc.).
323. The health of the Ash population is generally in-line with the profile for Dover. However, there is a
higher than average number of people having long term health problems or disabilities; 19.2% of Ash
residents, compared with 17.6% in the Kent.
29
There is a high-level of carers (nearly 12% of
population
30
) within the parish.
324. While the 2011 Census indicates that Ash is more affluent than other areas in Dover, there is a
significant minority of residents in the community who are struggling. There were 170
31
households
claiming housing benefits. In 2013 there were 140 households in fuel poverty, although this had
dropped to zero in 2015.
32
There are 3%
33
of households without central heating and 3% were
overcrowded.
34
325. These factors contribute to the general health issues within the parish and the plan sets out policies
to help support the improvement of health facilities and the wider improvement in the well-being of
the village and parish.
326. There is a chemist that includes a pharmacy in the village. This is well used by the residents of the
parish and the surrounding villages that do not have such facilities. Its retention is vital to the well-
being of these populations and should be safe-guarded.
29
OCIS Report May 2018 Pg 39
30
OCIS Report May 2018 Pg 12.
31
OCSI May 2018 - but if in work tax credits are included the figure has gone up. – the decrease from 222 in 2013, is in line
with the decline in Kent and England.
32
OCIS Report Oct 2013 Pg 16 – 140 in fuel poverty Census 2011. OCSI Report May 2018 Pg 47 report – zero in fuel
poverty based on 2015 ONS.
33
OCSI Report May 2018 Pg 28
34
OCSI Report May 2018 Pg 28
P12 Policy ANP8 – Retention of Community Facilities
8.1 Development resulting in the loss, or reduction of scope of the community facilities as listed
on page 67 and shown on Map 17 will only be supported where it can be demonstrated
that demand within the locality for the facility no longer exists or that suitable alternative
provision is made elsewhere.
8.2 Contributions from Section 106 agreements will be sought to improve existing community
facilities and provide new facilities where there is evidence that the demand placed upon
them from new development will lead to deficiencies in their provision.
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327. There are two private Physio-therapy clinics, reflexology, chiropractor and a residential home in the
village. These provide additional support to the well-being of the community.
328. There are a number of other services provided by mobile practitioners, i.e., dental, chiropody,
reflexology and homeopathy, counselling services in the parish.
329. The NHS community strategy is to move more services from secondary care to primary care with
wider integration with Social Services through integrated Hubs providing:
• General Practice
• Integrated nursing and social care
• Functional therapy services
• Access to voluntary and community services
• Health promotion
• Integrated mental health services
330. In the scoping workshops, residents highlighted that healthcare and caring for the elderly was very
important to ensure that the village and wider parish remained a place where people can safely live
throughout their whole lives.
331. Planning Policies are:
NPPF Promoting safe and healthy communities (par 91-92, 95,96-101)
DDC Local Plan “saved policies” - none
DD Land Strategy (2010) - CP6 Infrastructure
DD Land Allocations Local Plan (2015) sections 3.5.1. Ash and polices LA -20 LA-23
Evidence
332. The residents developed an objective for health care in the workshop in February 2017 that was:-
to provide adequate healthcare we will protect the resources we have by upgrading the surgery
and district nursing, increase accessibility to external healthcare services, educate parishioners
not to abuse the services we have and making greater use of the chemist and its role.
333. The residents highlighted, as part
of the workshops and as outlined
in the Scoping Report, the
importance of a healthy
community. The Vision for Ash
includes the provision for
adequate medical facilities.
334. The OCIS data indicates that Ash
has a generally poorer health
record than Dover District and the
South East, with 20% having long
term health problems compared
with 15.7% for South East, with
5.6% reporting bad or very bad
health.
335. In the Ash NDP Survey 2016, 97%
of respondents regarded access to
Health Services as very important
/ important.
336. Access to primary care is through
the local GP surgery and to secondary care through either, Margate, Canterbury or Ashford hospitals.
These are located 9 to 18 miles from the village and there is very limited public transport to these
hospitals.
337. Discussions with and correspondence from the Canterbury & Coastal Clinical Commissioning Group
about their strategy ‘NHS Forward View 2017’ and the Kent Joint Health Well-being Strategy 2018
have been taken into consideration.
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338. The NDP Group met with the C&CCCG Strategic Estates consultant to discuss how the above would
or could be delivered from the existing Ash Surgery. The outcome of this meeting was that there
would be a requirement to expand the space within the surgery. This would enable more services to
be delivered and to cope with the increase in patients expected from the existing and proposed
developments (Chequer Lane) and surrounding villages. There are opportunities to expand / alter
the existing premises that will enable it to manage the above objectives in the short to medium term
of this Plan. The longer term may require additional space / services but as this is not a planning
issue the parish council will work with the GPs / C&CCCG to agree a possible way forward.
339. The current GP surgery provides services to Ash as well as a number of surrounding villages. As
there is proposed major development within the parish, it is proposed that Ash should become a
Community Hub and planning policies have been developed to support this vision.
Planning policy intentions and objectives
340. These are:
- Improve service delivery by developing more physical capacity within the GP surgery to
enable more services to be delivered locally, in line with Canterbury & Coastal Clinical
Commissioning Group strategy.
- To ensure the pharmacy remains in the village by supporting changes etc. required to the
premises in line with policy ANP10.
- To encourage more health services to become village based (for example, dentist,
chiropodist, etc).
Education
341. The parish has two primary schools, one state and one private. Both schools are active in the
community and support it in a wide range of ways and are seen as key to the coherence of the
community as whole.
342. The state school has capacity for 210 pupils. The nearest secondary / grammar schools are in
Sandwich (4 miles), Dover (15 miles) and Canterbury (9 miles) from the village.
343. The Cartwright and Kelsey CoE Primary School (state school) has a capacity for 210 pupils. The
recent Ofsted inspection (September 2019) graded the school good in all areas. It is now classified
by the local authority as a good school. The Church inspection (September 2019) also graded the
school as good and excellent for leadership, vision and books.
344. The NDP Group has been in discussion with KCC about the number of pupils and the new
developments and they have identified at May 2019 there were 57 surplus places for pupils and their
calculation for the proposed developments over the plan period would generate a need for 85 places.
The additional spaces would be provided by displacing pupils from outside the parish.
345. The St Faiths School (private school) provides educational services to a wide catchment area and
would be able to accept more pupils if the need was proven.
346. According to the 2011 Census 24.4% of the population have no qualifications (below DDC at 22%
but above South East as whole at 19.1%); while those with level 4 qualifications and above (university
degree) is 29% (higher than DDC at 22% and lower than South East at 30%).
P13 Policy ANP9 – Health and social care
9.1 The use of the land to the north-west of the existing GP surgery to provide additional
accommodation for the expansion of facilities will be supported, subject to proposals
meeting the following criteria
9.1.1 Provide an appropriate level of car parking for staff and visitors; and
9.1.2 Provide suitable landscaping and screening of the new development.
The Parish Council will seek agreement with Dover District Council and the Canterbury & Coastal
Clinical Commissioning Group to secure Section 106 contributions towards the expansion
of the health care facilities should that be necessary to meet the needs of an increasing
population arising from new developments in the Plan area.
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347. Planning policies are:
NPPF Promoting safe and healthy communities (para 91-92,95,96-101)
DDC District Local plan (2002) “saved polices” - CF2 Mobile Classrooms
DD Core Strategy (2010) - CP6 Infrastructure
DD Land Allocations Local Plan (2015) section 3.5.1- Ash and policies LA20-LA23
Planning intentions and objectives
348. We will support:
- additional capacity within the village schools to ensure that new demands placed upon them
through developments can be provided locally (i.e. within the village)
- sustainable transport for all ages and robust provisions to enable older children to access
secondary schooling outside the parish in a timely and safe manner.
Evidence
349. While KCC has indicated that the demand from the proposed developments could be absorbed by
the state school, the parish council is mindful that the type of housing developments i.e. more
affordable housing, meaning many more young families, could impact upon the predicted number of
85.
5.4 Local Economy
Background Ash Now
350. The 2011 Census tells us that there are 1,669 people within the parish who are employed. This is
68.8% of people of working age (aged 16-64).
351. The following data is from the OCSI Local Insight Profile for Ash May 2018: There are a higher
number of home-workers 5.2% compared with DDC at 3.3%. There are slightly more people working
in managerial, professional occupations 43.1%, than in Kent 40.3%. There are 175 people claiming
DWP benefits within the parish 9.0% (compared to England at 10.7%). There are 20 housing benefits
claimants 1.1% (compared to England 1.4%) There are 120 people claiming Disability Living
Allowance 3.5% (compared to 3.1% England).
352. The above provides a good insight into how the population of Ash is employed and clearly indicates
that just over 46% of the population are actively employed.
353. The Dover Economic Development Needs Assessment (March 2017) identifies that Dover District is
a net exporter of labour to Canterbury, Ashford, Thanet and further afield. Many residents commute
out of the parish and the district.
Village Shops, Businesses, Farms and Other
354. The Ash Business Survey 2018 provided more detailed information on the number and types of
business within the parish and those employed. The parish has a total of 37 business; 14 are
farms/nurseries, 18 small to medium sized businesses and 5 sole traders. These businesses
permanently employ 137 in agriculture, with 202 within retail healthcare, education and light industry
and homeworkers (two employers did not respond to the questionnaire, so the employment figure
would be slightly higher - the details of the survey are in the evidence documents). In addition, there
are approximately 379 seasonal workers employed on the farms and agricultural business.
355. Most of the businesses have been established within the parish for several decades with the majority
being established for over 30 years.
356. The customer base for these businesses is largely national, with international and south east, second
and third. Three of these farms have local farm shops in the area. In the Business Survey, they
highlighted a number of issues that need to be addressed if they are to remain competitive and
expand. The key ones are:
• New larger premises (mainly due to higher production)
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• Access to local workforce (recruitment issues)
• Access for HGV’s with better road links
• Faster broadband / mobile telephone.
Existing business sites
357. There are a wide range of local shops and services provided in the village. They include two grocery
stores, hairdresser, physiotherapy, craft pop-up shop and activity centre, two pubs (the Volunteer in
Guilton and The Chequer Inn), chemist, takeaway, café, nail bar/ therapy centre, farm shop with a
coffee shop / bar. Many of these have been in the village for a considerable number of years and
support the local community with its daily requirements.
358. During the scoping workshop, residents highlighted the importance of the village shops in supporting
the community.
359. The range of shops and the amount of trade they have indicates that there is a healthy demand for
their service. Other shops and businesses are in Sandwich which is 4 miles away.
360. In common with many villages, the parish has lost a number of public houses over the years, the
most recent one in the village centre in 2015. The community responded and the building was listed
as a community asset until 2021. The community set up the Chequer Inn Society and raised in excess
of £360,000 and purchased the premises from a private owner. It re-opened as a community pub /
restaurant in summer 2019.
361. There are a number of farms, offices and workshops
within the parish. Some of these are located in
converted rural buildings. These include a large
green-housed tomato growing business, a car repair
shop, garage, agricultural repair and spares yard,
garden and landscape services, organ building
workshop, music school and architectural services.
Some of the farms have been in present ownership
for over 50 years and the majority for over 30 years or
more. All these businesses provide opportunities for
local employment in the parish.
362. The Ash Business Survey July 2018 showed that there are 14 farms, 9 small to medium size
businesses that employ in excess of 336 permanent workers, with the farms employing 379 seasonal
workers.
363. The presence of these local businesses is important to retain the sustainability of the parish and a
number of them have long term associations with the parish. The DDC Core Strategy Objectives
states to “ensure that the local economy performs to or exceeds the country and regional averages”.
364. During scoping workshops, residents highlighted the importance of local business and the need for
life / work units and the opportunity to work locally.
365. Planning policies are:
NPPF Building a strong competitive economy para 80-84
NPPF Supporting high quality communications para 112-116
DD Core Strategy (2010)
- CP6 Infrastructure
- DM2 Protection of employment land and buildings
- DM3 Commercial re-use of or conversion of rural buildings
- DM24 Rural shops and pubs
DD Land Allocation Plan (2015) section 3.5.1.- Ash and policies LA-20 LA-23
Evidence
Local Economy
366. The Dover District as a whole has a poor employment record with a considerable loss of employment
over the years. There is currently a job density of 0.59 compared to Kent at 0.78 (DDC Sustainability
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Scoping Report 2018). Ash has a good employment record and to ensure this is maintained and
enhanced there is a need to encourage and support business.
367. The NPPF (para’s 80, 81a,) states neighbourhood planning policies should promote economic
growth by setting out a clear economic vision and encourage sustainable economic growth and
should promote the retention and development of local services and community facilities in the
village, such as shops, meeting places, sports venues, cultural buildings, public houses, and places
of worship.
368. In some cases, the shops and public houses occupy listed buildings and more generally contribute
significantly to the character of the Conservation Areas. These shops and public buildings are vital
to the economy and support of the community, as the nearest town, Sandwich is some 4 miles away.
369. The customer base for these businesses is from the surrounding area or passing trade. In the Ash
Business Survey (July 2018) they have highlighted a number of issues that could reduce their ability
to expand. The key ones are:
• Need for larger premises
• Access to workforce (recruitment issues)
• Better broadband
• Improved car parking for staff and customers (limited off-road parking in village centre)
370. Ash Village shops – the majority of the shops and food outlets are around the junction of Chequer
Lane and The Street, with one along Sandwich Road and one at the north end of Queens Road.
There is one pub in Guilton and one on Chequer Lane.
371. The contribution made to the economic, social and environmental well-being of the village by the
existing shops and public houses (one having been bought and re-opened by the community) is
recognised.
Planning policy intentions and objectives
372. These are:
- Support sites suitable for further intensification and regeneration for business use subject to
meeting certain criteria. (Given the location of most of the sites within the countryside of the
parish, any proposals will need to conserve and enhance the landscape and tranquillity of the
countryside).
- Support sites within the countryside that are served by the rural road network. (This should
be able to safely accommodate the type and / or amount of additional traffic that would be
generated without any unsympathetic change to the character of a rural lane).
- Where businesses are located in the village, (because of the narrow road widths), sufficient
additional parking should be provided to stop cars spilling out on to the road network by
preventing on-road parking. The sites and provision of on-site parking should be subject to
careful assessment of their impact on the Conservation Areas and listed buildings.
- To support and retain the local shops and service providers within the community.
P14 Policy ANP10 – Village Shops and Public Houses
The continued provision and improvement of village shops, restaurants/cafes and public houses in
the Plan area will be supported, subject to:
10.1 Proposals for alternative use will only be supported, where it has been demonstrated that
the current use is no longer economically viable, and that there is no longer any realistic
prospect of continued use, by:
10.1.1 Evidence that the site has been actively marketed for a minimum of 6
months at a realistic price for its current use; and
10.1.2 Evidence that the facility is no longer economically viable.
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Tourism
Background Ash Now
373. There is a thriving tourism industry within the parish. This is due to its location, in close proximity to
Richborough Castle and the Roman Fort at Richborough (within the parish boundary) that attracts
some 14,640 visits a year. Additionally, within 14 miles of the parish there is the historic City of
Canterbury (the seat of the Church of England) the Cinque Port of Sandwich (with the longest street
of timber buildings in the UK), Dover, Deal and Walmer Castles.
374. There are the SSSI nature reserves that attract bird watchers and nature enthusiasts. There is also
the Saxon Shore Way and the Stour Valley Walk and the National Cycle Route 1 that winds through
the parish with access to the coastline and wetland bird reserves at Stodmarsh and Sandwich /
Pegwell Bay.
375. Tourism helps to support local business and there are a number of B&B’s, holiday lets, and caravan
and camping sites.
376. Planning policies are:
NPPF Building a strong, competitive economy (para 80-84)
NPPF Supporting high quality communications (para 112-116)
DD Local Plan (2002) “saved polices”
- LE 30 Caravan sites
- LE31 Holiday Chalet sites
DD Core Strategy (2010)
- CP6 Protection of employment land and buildings
- DM2 Protection of employment land and buildings
- DM3 Commercial buildings in the rural area
- DM4 Commercial re-use of conversion of rural buildings
DD Land Allocations Local Plan (2015) section 3.5.1 Ash and polices LA20- LA23
Evidence
377. Within the parish there are 5 bed and breakfast
accommodations, two temporary Pitch–up caravan / tent sites
(35), 7 holiday homes and some AirBnB that are now becoming
more popular.
378. There are numerous attractions within the parish - Richborough
Castle and Roman Fort, access to bird sanctuaries and the local
ancient towns and coastline. In addition, there are two fishing
ponds in the parish, on Cooper Street and at Richborough, and
a fishing lake adjacent to the parish, and two camp sites.
Planning policy intentions and objectives
379. These are:
- Support and encourage tourism within the parish to provide jobs and support the patronage
of local business and shops
- Provide opportunities to use rural buildings to support the tourism businesses.
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Working from home
Background Ash Now
380. There are a considerable number of people who are using their home to work from within the parish
(70+). These are mainly professionals, service providers and craft workers. All of these need good
accommodation and good broadband speeds to enable them to maintain or expand their businesses.
381. Small scale businesses that are incidental to the enjoyment of the home do not require planning
permission and this form of employment opportunity will continue to be available over the Plan period.
Due to the high number of ‘homeworkers’ there could be some benefits in there being a community
business centre within the village to allow for meetings and networking to take place on a regular
basis.
382. Planning policies are:
NPPF Building a strong competitive economy (para 81-82)
NPPF Supporting high quality communications (para 112-116)
DD Core Strategy (2010) CP6 Infrastructure
- DM2 Protection of employment land and buildings
- DM3 Commercial buildings in the rural area
- DM4 Commercial re-use or conversion of rural buildings
DD Land Allocations Local Plan (2015) section 3.5.1 - Ash and policies LA20-LA23
Evidence
383. The number of people working from home in the parish was 5.2% (125) compared to 3.5% for
England
35
. This is relatively high for a rural community within Dover District. In response to the 2016
ANP Housing Survey, 25% of respondents thought that room in a new house to support ‘Home’
business very important / important.
384. The Enterprise Zone (Discovery Park) at Sandwich, that adjoins the parish boundary and is some 4
miles away, is one of the most successful in the country with 150 business and over 2,400
35
Source 2011 Census
P15 Policy ANP11 - Conversion of rural buildings to business use, tourist
accommodation and tourist attractions
Proposals to convert rural buildings to business use and tourist accommodation or attractions
within the Plan area will be supported, where they meet all of the following criteria:
11.1 Any changes to existing buildings should retain the traditional rural character of the
buildings and their setting in the defined Character Assessment area, and their
landscape;
11.2 The building is of a permanent and substantial construction, and does not require
complete or substantial reconstruction;
11.3 The local road network serving the site would be able to accommodate the type and/or
amount of traffic that would be generated;
11.4 The amenities of any neighbouring residential occupiers or the tranquillity of the
countryside would not be significantly adversely affected; and
11.5 Sufficient on-site parking is provided for staff and delivery vehicles.
Where possible and practicable, the Public Rights of Way network around each of the proposed
developments should be improved to provide access to walking and cycling routes, in liaison with
Kent County Council.
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employees. It has had a positive impact upon the parish by either directly employing people or via
homeworking.
Planning policy intentions and objectives
385. These are:
- To support the growth in homeworking by securing faster broadband for the village and rural
areas.
- To ensure all new dwellings have broadband connectivity or access to it in the future, by the
placement of cabinets etc. on the site and connection / ducting into each house.
- To ensure some homes in all developments make provision for homeworking
accommodation, either within the main dwellings or by providing space/ accommodation in
the garden.
- Develop the options to create a business centre / meeting space, by providing new facilities
or using public facilities (the public library) or supporting the private sector to provide access
to facilities i.e. the public houses.
P16 Policy ANP 12 - Working from home
12.1 Where planning permission is required for homeworking, development proposals will
be supported for appropriate office and/or light industrial use, which meet the following
criteria:
12.1.1 No significant and adverse impacts arise to nearby residents or
properties from noise, fumes, odour or other nuisances associated with
the homeworking, or causes traffic issues;
12.1.2 Any extension or free standing building shall be designed having regard
to all relevant Policies in this Plan and should not detract from the
quality and character of the building to which it is subservient by reason
of height, scale, massing, location or materials used in its construction;
12.1.3 There are good, sustainable transport links with high quality walking
and cycling infrastructure available linking the development to local
networks.
12.2 Development will be supported for a community business centre within the Plan area
that provides, extends and/or re-uses existing community premises, subject to:
12.2.1 Provision of sufficient car parking on-site to accommodate the demand;
and
12.2.2 The use of the premises does not lead to adverse impacts on
residential amenities in the vicinity of the site.
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5.5 Local Infrastructure
Traffic Management and Off-street Parking
Background Ash Now
386. The rural location and poor public transport have resulted in more inward traffic to Ash as people
travel to access public transport from these areas (some local villages have lost their bus services in
2019 and travel to Ash to access bus services).
387. Traffic volume within the village is a considerable issue. The main road through Ash Village, The
Street, is very congested, because of the very limited off-road parking. This is exacerbated at times
by the high demand to drop-off and collect school children and to allow senior children to access
public transport to go to school in Sandwich, Canterbury, Dover and Thanet. In addition, there is
added pressure from people in surrounding villages traveling into the village to access public
transport due to their services having been cut. The Street has been completely blocked on a number
of occasions because of the high traffic volumes. This has resulted in residents and those travelling
through Ash being inconvenienced for considerable periods of time.
388. The parish council commissioned a traffic report in 2017 that highlighted a number of actions that
could be taken to try and reduce this congestion.
389. Access to the farms and some rural businesses in converted rural buildings are located away from
the village centre. They rely upon road systems around the parish that remain practically unchanged
since early settlement days. It is important that such enterprises can be safely accessed to allow for
growth without the erosion of traditional lanes that are important to the landscape and character of
the area.
390. The NPPF (para 102) promotes sustainable transport and suggests that transport issues should be
considered from the earliest stages of development proposals, and take opportunities to develop
transport networks, promote walking, cycling and public transport.
391. NPPF (para 105 c, d, e) Maximum parking standards should only be set where there is a clear and
compelling justification that they are necessary to manage the local road network, patterns of
movement, street parking and other transport considerations are integral to the design of schemes
and contribute to making high quality places.
392. There are considerable traffic issues within the village, partly due to the high levels of car ownership
in the parish because of its rural location. The OICS data May 2018 indicates that 40.8% of residents
own 2 cars, with 9.5% owning three. Considering the majority of the population lives within the village
settlement boundary it can be seen why there are significant traffic issues in the village as there is a
high reliance on car transport to travel to work, to schools, or to access facilities outside the parish.
393. The increased use of homeworking could have a positive impact upon travel while the possible lack
of school accommodation could equally increase traffic issues.
394. Planning policies are:
NPPF Building a strong and competitive economy (para 80-84)
NPPF Promoting sustainable transport (para 112-111)
NPPF Supporting High quality communications (para 112-116)
DD Local Plan (2001) saved polices - TR9 cycle routes
DD Core strategy (2010) CP6 Infrastructure
- DM11 Location of development and managing travel demand
- DM12 Road hierarchy and development
- DM14 Roadside services
DD Land Allocations Plan (2015) section 3.5.1 - Ash and policies LA20-LA23
Evidence
395. The residents highlighted traffic issues as a major problem for village during the scoping workshops
and highlighted five key issues. They are:
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• High car ownership and reliance on transport to travel to work or to access facilities outside
the parish.
• Safety issues accessing the A257.
• Problems with congestion caused by parking within the village (mainly along The Street and
the southern end of Sandwich Road leading into the village). There have been a number of
accidents because of parked vehicles.
• Inconsiderate parking at Pound Corner (people accessing local shops).
• Insufficient public car parking space along The Street (very few houses have off-road parking
in this area).
• Inconsiderate parking slowing or preventing public transport to stop where allocated or being
able to past each other in The Street. (Main pinch points are at school pick up / drop off time).
This has been exacerbated by the reduction of public transport in surrounding villages that
has made people travel to Ash to access school / public transport to senior schools).
396. The parish council has undertaken a traffic survey and has developed a strategy (Ash Highways
Improvement Plan) to manage some of the issues. The key ones being:
• Restricting car parking on some roads
• Placing wooden bollards on some pavement sections, in the centre of The Street, to prevent
cars parking on pavements (Pound Corner and on the opposite side of the road)
• Placing double yellow lines in areas of high risk, i.e. bends and where buses have to have
access
• Traffic calming measures at the four entrances to the village
• As the A257 is a highways matter, to try and influence signage / speed restrictions where the
village roads meet the A257 (the A257 Working Group was set up by the local villages of
Wingham, Preston, Littlebourne to influence the KCC road strategy. Ash joined this group).
397. The parish council understands that the demands for on-street parking will only increase with new
housing developments. The increase in car numbers and the lack of off-street parking within the
village centre exacerbates this demand. The parish council wishes to manage this in a number of
ways, as set out in the objectives.
398. Due to these traffic problems, the plan has set a minimum car parking standard on all developments.
This is to reduce the impact of new developments upon the existing road network. (Minimum standard
to Kent County Council Standards (Rural Roads) and DDC Core strategy 2010).
Planning policy intentions and objectives
399. These are:
- To ensure new housing developments do not increase the parking problems by ensuring
sufficient off-street parking is provided for each dwelling within the confines of each
development
- Ensure the local shops are not impacted by the reduction of local parking / access.
- To reduce air pollution by encouraging walking, cycling and encouraging the use of electric
cars
- A community project will be taken forward on the completion of this plan by the parish council
to look at the options to provide additional car parking in the village centre and to deliver the
traffic calming measures identified in the traffic survey.
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Telecommunications
Background Ash Now
400. Most of the village has access to fibre broadband (i.e. the Open Reach cabinets that have fibre) but
this does not mean it is available to every house. In 2018, most village households had acceptable
up and download speeds for their needs. However, the wider parish and more rural areas and
hamlets have no access to fibre and are unlikely to get this in the near future. This is a problem not
only for households wanting to access films etc. but also for rural businesses and home workers as
it has a negative impact upon their sustainability.
401. The parish council reviewed the situation with Kent County Council to see where improvements could
be made, and / or access to funds that would help rural businesses, by the possible use of mobile
broadband. The options are explored in more detail in sub-section 5 in this document.
402. The current provision of telecommunications within the parish is patchy, with high speed broadband
available at the main exchange but not routes throughout the village (access can be improved to
individual properties if requested and additional fees paid) but this is far from being a comprehensive
access. Outside the village there is no access to high speed as the copper cables are unable to carry
the data, so there is a large proportion of the parish without access or the likelihood of gaining access
to high speed broadband other than through line of sight equipment provided by a third party. (Many
rural business have to use this approach).
403. The development of sustainable communities requires the provision of a wide range of local facilities
and services.
404. The economic development of the parish will become more reliant on faster phase been raised by
residents and businesses and as there is a significant number of homeworkers, improvements to
these methods of communication is vital if the economy of the parish is to be sustainable and able
to grow.
405. The NDP group has been working closely with KCC to develop a parish IT strategy. The main aim of
this is to identify each of the fibre broadband hubs within the parish; identify where there are gaps;
review up / download speeds across the parish and where there are areas of poor connectivity
(mainly rural businesses); explore options to improve access by line of sight links, etc. The aim is to
work with KCC and Open Reach to improve connectivity and / or apply for grants to undertake this
work.
406. Planning policies are:
NPPF Supporting high quality communications (para 112-116)
NPPF Building a strong, competitive economy (para 80-84)
DD Core Strategy (2010) - CP6 Infrastructure
P17 Policy ANP13 - Off-Street Parking
Development proposal in the Plan area should:
13.1 Provide parking in accordance with the Kent County Council Standards and not less
than:
- 1.5 parking spaces independently accessible for each 1 and 2 bed dwelling;
- 2 parking spaces independently accessible for each 3 and 4 bed dwelling;
- 1 parking space independently accessible for each specialist dwelling; or
- a communal car park.
The above requirements excludes garages.
13.2 Not result in a net loss of on-site parking space;
13.3 Not result in the loss of off-road public parking space through the need for cross over
and / or visibility splays: and
13.4 Not lead to over-spill parking on to public areas.
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Evidence
407. The national standard set out by OFCOM 2017 states that the average broadband upload speed is
25.24 to 45.08 Mbps for England and download speed is 4.26 to 6.05 Mbps for England should be
accessible for each household.
408. Research by the NDP IT Group has highlighted that the main village has access to superfast
broadband above 24 Mbps with the exception of Green Man Farm, the Lanes, top end of Chequer
Lane and Coombe Lane.
Map 18 Broadband speeds. Source: KCC Broadband Team Nov 2018
409. Outside the village:
• the hamlets of Nash and Hoaden are below with 14 Mbps and 9 Mbps which effects around
50 premises
• Westmarsh is getting 1 Mbps (some business and private homes are receiving VFast) which
effects around 80 premises
• Paramour Street and Lower Goldstone are below superfast but because of access from
different cabinets, it is not possible to verify individual speed at cabinet
• Upper Richborough and Cooper Street are getting below superfast which effects 28 premises
• Richborough Farm and premises to the south are receiving 2 to 49 Mbps and are fed via
Sandwich exchange
• Knell Lane is getting 16 Mbps and Cop Street to Upper Goldstone and Weddington are sub
superfast, as they are fed from exchange overhead. This effects around 38 premises
• Goss Hall is receiving superfast but this reduces at Brook Street which is receiving 13 Mbps
• The approximate number of houses effected by not being able to access superfast board
band in the rural community is 251. This is around 17% of the total housing stock.
410. Many residents and business highlighted the poor broadband speeds in their response to
questionnaires. This was further reinforced in the business survey in which many respondents said
that the lack of good connectivity was, or would be, holding back opportunities to expand their
businesses.
411. The research undertaken by the NDP Group has identified each of the fibre cabinets and where there
are gaps. It has identified the up/down speeds within the village and wider parish and identified where
there are gaps. The findings are in the IT Report in the evidence documents.
412. The planning policies intentions and objectives:
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- To ensure all businesses within the parish have access to superfast broadband speeds
- Ensure all properties within the village have access to superfast broadband speeds
- Work with KCC and Open Reach to activate the above within the next five years
- Ensure all new housing developments have access to fibre via ducting to convenient points
on site and each dwelling
- Ensure all rural conversions have been suitably ducted to enable line of sight equipment to
be installed and run to a convenient location within the property
- Look into grant opportunities for community lead partnerships to improve connectivity via
Openreach’s Community Fibre Partnership Team, or commercial line of sight providers.
- This is likely to be one of the community projects that will be taken forward on the completion
of this plan by the parish council. It will continue to develop a telecommunications strategy to
support these objectives.
Public Transport
Background Ash Now
413. Transport has been highlighted by the community as important, with public transport and cycle ways
through the village and to Sandwich (Discovery Park) and new parking facilities. National Cycle
Route 1 goes through the parish and is regularly used by visitors cycling through the county.
414. While car ownership is high in the parish, there is still a heavy reliance upon public transport for a
large section of the community. This ranges from school children accessing secondary schools, all
more than 4 miles from the village, through all ages to the elderly who use the buses to access the
nearest town, Sandwich, or hospitals of which the closest is 9 miles away.
P18 Policy ANP14 - Telecommunications
14.1 All new and refurbished residential units and employment developments within the
Ash village settlement boundary will enable ‘Fibre to the Premises’ (FTTP) broadband
connections.
14.2 Before development commences, details shall be submitted (or as part of reserved
matters) for the installation of fixed telecommunications infrastructure by connections
to multi-point destinations or to buildings/premises which have been ducted to
accommodate such technologies.
14.3 This shall provide sufficient capacity, including duct sizing to cater for all future phases
of the development with sufficient flexibility to meet the needs of existing and future
residents.
14.4 Where the above is not possible or practicable, mitigation should be provided to
ensure premises can receive broadband speeds. This should be submitted as part of
the planning application or reserved matters.
14.5 Rural conversions should make provision for ducting within the premises to enable
‘line of sight’ equipment to be installed and accessible at suitable locations within the
premises.
14.6 The requirement for masts in the countryside to enable connectivity will be supported
providing that they are not located close to residential buildings, historic buildings and
Conservation Areas, key views and sensitive habitats.
14.7 Where possible, telecommunications providers should share masts.
14.8 Connectivity through ‘line of sight’ links will be positively supported.
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415. To ensure this public transport remains running through the village, it is important that there is easy
access to the bus stops. It is important that the buses are not blocked out of the bus stop locations
or accessing the village by inconsiderate parking. In 2020, the parish council started to carry out a
number of traffic calming measures and will continue to explore further measures.
416. There is a need to improve access / signage to the A257 via the three existing junctions. The A257
is an unrestricted, new design road and wide for a single carriageway and so gives the impression
that it is possible to speed. It bends slowly around the village making sight lines quite poor.
417. In addition to these main entrances, there are a number of access points for farm vehicles entering
/exiting farm-yards and fields with little or no signage. These access points are concealed around
the bend with the possibility of slow vehicles causing possible traffic conflicts. While there have been
no fatalities, there have been a number of crashes at the junctions onto the A257.
418. As the volume of traffic increases from surrounding towns and villages and from within Ash, crossing
and entering the A257 will become increasingly dangerous at these junctions. The parish council is
working with the neighbouring towns and villages through the A257 Working Group looking into ways
in which the speed can be reduced and to improve the general road use.
419. The Planning Policies are:
NPPF Promoting sustainable transport (para 102 -111)
DD Core Strategy (2010) - CP6 Infrastructure
- DM11 Location of development and managing traffic demand
- DM12 Road Hierarchy and development
- DM14 Roadside services
DD Land Allocations Plan (2015) section 3.5.1 - Ash and policies LA2-LA23
Evidence
420. While car ownership is high in the parish, 84% of respondents to the Ash NDP Survey said that good
public transport was very important / important; cycle ways 31% very important / important and
additional car parking very important / important.
421. The 2011 census shows that 11% of the population has no access to a car and there is no direct
public transport to QEQM acute hospital (Margate) 9 miles away.
422. The NPPF (para 103 a, b, c, e, para 104 b, d) states the environmental impacts of traffic and transport
infrastructure should be identified and opportunities for avoiding and mitigating any adverse effects
and for environmental gains. Patterns of movement, streets, parking and other transport
considerations are integral to the design of schemes and contribute to making high quality places.
Planning policy intentions and objectives
423. These are:
- To ensure the public transport system can effectively use the road network within the village
by ensuring access to bus stops and being able to travel unhindered through the village. (The
Street has been blocked on a number of occasions with buses unable to enter the village).
- To ensure that any developments within the village do not unduly impact upon safe access /
egress from the A257 or impact upon the village access routes to the A257.
- Developments have sufficient car parking within the site and do not impact upon the
surrounding road network by creating over spill parking.
Section 5
Page 83 of 94 Ash NDP Plan September 2021
Water and Sewerage
424. While this plan does not cover the other major national infrastructure providers, the National Grid has
a 20km high voltage electricity line between Richborough and Canterbury (the Richborough
Connection) to connect the Nemo Link into the UK’s electricity transmission system. The line,
consisting of 60 pylons, crosses over part of the Ash Levels in the north east of the parish. There is
no development considered for this part of the parish in the plan.
425. The village has not had any issues with the volume or quality of water supplies. There is low water
pressure in the rural areas that will require addressing if more demand is placed upon the system in
the area. DDC has discussed with the provider (Southern Water) ways to ensure this situation would
not be adversely affected by development.
426. The village has some sewerage issues.
Since 2004, there has been a number of
occasions when there have been
sewerage spills into domestic gardens in
the White Post Gardens area and the
nearby Sandwich Road, due to serious
under capacity of the main drain system.
This has happened since the completion
of the Collar Makers Green and Gardners
Close developments in 2002/3. This
indicates that the system is at, or very
near, to capacity. DDC has discussed
with the providers (Southern Water) the
likelihood of this being a potential
problem if additional development takes
place in this area.
427. In the rural areas, households are not on main drainage and have their own sewerage systems.
However, if these systems are not maintained, they could impact upon ground water sources and
the general ecology. (New rules for sewerage systems came into place in April 2020 which may help
to alleviate this issue).
428. The Plan will ensure all new developments can be added to the water and sewerage systems without
compromising existing dwellings.
P19 Policy ANP15 - Transport
:Development proposals within the Plan area should include measures to minimise and make
acceptable the impacts on the local road network by:
15.1 Demonstrating how walking and cycling opportunities have been prioritised and new
connections have been made to existing routes.
15.2 Encouraging the use of sustainable transport, such as public transport, and including
new and enhanced pedestrian/ cycle routes within the development leading to the
existing public transport network and, where necessary, the provision of new bus
infrastructure.
15.3 Ensuring that development does not lead to adverse impacts upon air quality.
Proposals that either adversely affect existing walking and cycle routes or do not encourage
appropriate new walking and cycling opportunities, will not be supported.
Section 5
Page 84 of 94 Ash NDP Plan September 2021
P20 Policy ANP16 - Infrastructure
16.1 New and improved utility infrastructure will be encouraged and supported in order to meet
the identified needs of the community, subject to other Policies in this Plan.
16.2 All new developments will be expected to provide an appropriate level of infrastructure to
meet the needs and demands arising from the development. Where an infrastructure need
is identified for a particular development, the necessary infrastructure must be put in place
to support that development as the need arises.
Section 6
Page 85 of 94 Ash NDP Plan September 2021
6 Monitoring Ash Neighbourhood Development Plan
429. It is important that this Plan is regularly monitored. This is to ensure that the objectives are being
delivered; the planning policies are being applied; the outcomes of developments are measured
against planning approvals and deliverables.
430. To ensure the above happens, the Ash Parish Council will annually:
a) Review the objectives within each section and those that have been delivered
b) Review each planning policy against how often it has been applied and the effectiveness,
against DDC approvals or refusals pattern of planning applications for the parish of Ash,
for the previous year
c) Report on the number of housing units built on designated sites and windfalls
d) Review the Ash NDP when there is a major change in national or DDC local planning
polices
e) Use the DDC Authority’s Monitoring Report to collect some of the above data and inform
the parish of DDC’s overall performance against the deliverable outcomes effecting the
parish.
431. Each year, the above will be reported to the community at the Annual Ash Parish Meeting.
432. Every five years, or before if there is a major change, the Parish Council will undertake a full review
of the Plan and its policies, in line with the NPPF, the new Dover District Local Plan 2020-2040 and
its planning policies and any other relevant changes affecting the Parish, to ensure that the Ash NDP
remains current and reflects the community vision.
Appendices
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7 Appendices
Appendix I - Mitigation required re nutrient neutrality calculation
The Habitat Regulations Assessment Nov 2020 Sec 7.5 required an explanatory note to be given for the
policy point (HRA Ref 7.4):
‘The development will only be supported if it can achieve nutrient neutrality regarding the
Stodmarsh SAC/SPA/Ramsar site.’
HRA Section References
5.29 Assuming the developer’s nutrient neutrality calculation confirms that mitigation is required, it is
likely that some or all of the following may need to be undertaken.
5.30 If mitigation is required, the following should be explored:
i. Secured agreement with the wastewater treatment provider that they will maintain an
increase in nitrogen/phosphorous removal at the WwTW though this will be unlikely to be
successful until after the WINEP study is completed and the measures required to achieve
favourable conservation status with regards to treatment works have been agreed.
ii. Secured agreement with the wastewater treatment provider or others to provide and
maintain an increase in nitrogen/phosphorous offsetting from catchment management
measures (this may include mini-farm interceptor wetlands). This must take account of the
restoration duties and must not hinder the ability to achieve the conservation objectives.
iii. Provide measures that will remove nitrogen/phosphorous draining from the development
site or discharged by the WwTW (such as wetland or reedbed).
iv. Increase the size of the SANGs and Open Space provision for the development on
agricultural land that removes more nitrogen/phosphorous loss from this source.
v. Establish changes to agricultural land in the wider landholding in perpetuity that removes
more nitrogen/phosphorous loss from this source.
vi. Acquire, or support others in acquiring, agricultural land elsewhere within the river
catchment area containing the development site (or the waste water treatment discharge if
different), changing the land use in perpetuity (e.g. to woodland, heathland, saltmarsh,
wetland or conservation grassland) to remove more nitrogen/phosphorous loss from this
source and/or, if conditions are suitable, provide measures that will remove
nitrogen/phosphorous on drainage pathways from land higher up the catchment (e.g.
interception wetland).
Appendices
Page 87 of 94 Ash NDP Plan September 2021
Appendix II - Community Projects
While the NDP Committee has undertaken extensive research on the requirements of the parish, there
are a number of issues which need more work to fully deliver the objectives set out in this plan.
Biodiversity
See Section 5.1 Environmental - Biodiversity
Review of community facilities
See Section 5.3 Leisure, Well-being, Health Care and Education
Car parking and traffic
See Section 5.5 Local Infrastructure
Telecommunications
See Section 5.5 Local Infrastructure
Review of community facilities (Project 2)
To establish a working group to review existing provision for activities within Ash Parish, identifying
the need and developing options and a business case to support either extending the Ash Village Hall
or the provision of new facilities within the village settlement boundary.
Telecommunications (Project 4)
To continue to develop a telecommunications strategy for Ash Parish to support business and
individuals to access grants to ensure they remain sustainable and competitive.
To implement the agreed strategy within five years of the establishment of this plan, and to review
annually its impacts upon the parish and community as a whole.
Car parking and traffic (Project 3)
To establish a working group to look at the options to provide additional car parking in the village
centre and to deliver the traffic calming measures identified by the traffic survey and residents.
Biodiversity (Project 1)
To establish a group to develop an Ash biodiversity plan which undertakes the detailed study of the
western end of the village to produce a report for the parish council. This will make recommendations
for action to enhance and preserve the habitat. The aim will be to produce a guidance booklet for the
community to improve the understanding and conservation of the parish’s wildlife.
Appendices
Page 88 of 94 Ash NDP Plan September 2021
Appendix III – Climate Change Matrix
CLIMATE CHANGE MATRIX
Opportunities
Challenges
Agriculture, horticulture and forestry
Longer growing season providing increased
yields
Potential for new crops (grapes, navy beans)
Reduced frost damage should increase
productivity
Reduced die-off of pests and diseases due to
warmer winters
Decreased soil quality and increased erosion due
to increased run-off from winter precipitation
Need for increased irrigation in summer
Possible wind / storm damage to standing crops
and nursery stock
Biodiversity
Opportunities
Challenges
Flora and fauna species with pronounced
southern distribution become more widespread
Integrated land management to aid nature
conservation
Risk to species vulnerable to drought
Risk to species requiring sub-zero period to break
seed dormancy
Risk to expansion of naturalised alien species
Threat to saline lagoons and silting of wetlands
and river estuaries
Increase incidence of fire in hot dry summers
River flooding and drainage
Opportunities
Challenges
Introduction of sustainable urban drainage
systems
Commercial opportunities in flood defence and
flood management
Opportunity to integrate estuarine and coastal
flood defence
Increased risk of flooding from increased rainfall
and possibly more storms
Improvement and higher specification required for
flood defence
Improvements and higher specification required
for urban drainage and rainwater disposal systems
Transport
Opportunities
Challenges
Increased scope for walking and cycling for
everyday travel
Less damage to road surfaces from winter cold
less salt used entering ditches
Fewer ice/snow related accidents on roads and
footways
Flood risks disrupting roads and rural areas
River flooding affecting marshes and low lying
land
Food and drink
Opportunities
Challenges
Availability of new crops and species in region
Developing new markets for local produce,
especially new local varieties
Increased consumption of warm weather food
and drinks leading to new markets
Increased demand for cooling with associated
environmental and financial costs (apple cool
stores)
Loss of some traditional species
Water resources and water quality
Opportunities
Challenges
Increased supply availability in winter but needs
capturing and storage
Greater potential for one-season recharge of
larger reservoirs and aquifers
Increased evaporative losses from water stores
Increased demand for water in summer ( where
water is used for crops further reduction of water
pressure in rural areas)
Higher concentrations of pollutants in
watercourse from reduced summer rainfall
Increased risk of sediment and pollution run-off
into watercourse caused by changes in farm
management practices adopted to adapt to
climate change
Built environment and housing
Opportunities
Challenges
Reduced heating demand reducing heating
costs.
Increased scope for outdoor activities around
buildings, especially in summer
Planning and design of new buildings in locations
vulnerable to flooding (Westmarsh)
Appendices
Page 89 of 94 Ash NDP Plan September 2021
Increased potential for renewable sources of
energy (e.g. passive solar)
Increased need for shading (e.g. more trees in
urban streets and public areas)
Potential overheating of interior environment in
existing and new buildings will requires substantial
solutions to cooling
Increased subsidence and associated insurance
claims due to drying out substrata
Structures under construction vulnerable to storm
damage
Utilities
Reduced heating demand, especially in winter may lead to lower bills for consumers
Increased potential for renewable sources of energy.
Appendices
Page 90 of 94 Ash NDP Plan September 2021
Glossary
Affordable Housing Social rented, affordable rented and intermediate housing provided to eligible
households whose needs are not met by the market. Eligibility is determined with
regard to local incomes and local house prices. Affordable housing should
include provisions to remain at an affordable price for future eligible households
or for the subsidy to be recycled for alternative affordable housing provision.
Allocation An area of land identified for development in a development plan. The allocation
will specify the type of development that will be permitted on the land.
BREEAM Building Research Establishment Environmental Assessment Method
(BREEAM). It sets best practice standards for the environmental performance of
buildings through design, specification, construction and operation.
Brownfield Site Brownfield land is another term for previously developed land.
Conservation Area An area of special architectural or historic interest, designated under the
Planning (Listed Buildings & Conservation Areas) Act 1990, whose character and
appearance are protected.
Density (dph) Measurement of the number of dwellings per hectare and often in equivalent
dwellings per acre.
Development Development is defined under the 1990 Town and Country Planning Act as "the
carrying out of building, engineering, mining or other operation in, on, over, or
under land, or the making of any material change in the use of any building or
other land." Most forms of development require planning permission.
Duty to Cooperate Local Councils now have a duty to co-operate with their neighbouring Councils
and a set of prescribed bodies as defined by the Localism Act 2011 on planning
issues that cross administrative boundaries, particularly those which relate to the
strategic priorities
General Conformity All planning policy documents must align with the expectations of the National
Planning Policy Framework. This is known as general conformity.
Listed Building A building or other structure of Special Architectural or Historic Interest. The
grades of listing are grade I, II* or II.
Local Development Framework (LDF)
The old-style portfolio or folder of Development Plan Documents and Area Action
Plans which collectively set out the Spatial Planning Strategy for a Local
Planning Authority area. Local Plans have now replaced the Local Development
Framework.
Local Green Space An area of green space that is demonstrably special to a local community by way
of its beauty, historic significance, recreational value, tranquillity or richness of its
wildlife (see NPPF 2018 paragraph 100)
Local Plan The plan for the future development of the local area, drawn up by the local
planning authority in consultation with the community. In law this is described as
the development plan documents adopted under the Planning and Compulsory
Purchase Act 2004. Current core strategies or other planning policies which
under the regulations would be considered to be development plan documents,
form part of the Local Plan. The term includes old policies which have been
saved under the 2004 Act.
Local Planning Authority (LPA)
The Local Government body responsible for formulating Planning Policies in an
area, controlling development through determining planning applications and
taking enforcement action when necessary. This is either a District Council,
Unitary Authority, Metropolitan Council or National Park Authority.
Appendices
Page 91 of 94 Ash NDP Plan September 2021
Material Consideration A matter that should be taken into account in deciding on a planning application
or on an appeal against a planning decision.
National Planning Policy Framework (NPPF)
The NPPF forms the national planning policies that Local Planning Authorities
need to take into account when drawing up their Local Plan and other documents
and making decisions on planning policies. The NPPF is published by the
Department of Communities and Local Government.
Neighbourhood Plans (NDP)
A Plan prepared by a Parish Council or Neighbourhood Forum for a particular
neighbourhood area (made under the Planning and Compulsory Purchase Act
2004).
Open Space Open space is defined in the Town and Country Planning Act 1990 as 'land laid
out as a public garden, or used for the purposes of public recreation, or land
which is a disused burial ground'. Open space should be taken to mean all open
space of public value, including not just land, but also areas of water such as
rivers and lakes that offer opportunities for sport and recreation and can also act
as a visual amenity.
Public Rights of Way (PRoW)
A way over which the public have a right to pass and repass, including; Public
Footpaths, Public Bridleways, Restricted Byways and Byways Open to All Traffic.
Protected Species Plants and animal species afforded protection under certain Acts of Law and
Regulations
Right of Way Improvement Plan – Kent County Council (ROWIP 1)
A statutory policy document for Public Rights of Way, setting out a strategic
approach for the protection and enhancement of Public Rights of Way.
S106 Agreement A legal agreement under Section 106 of the 1990 Town and Country Planning
Act 1990 to mitigate the impacts of a development proposal.
Site of Special Scientific Interest (SSSI)
A SSSI is identified by Natural England as requiring protection from damaging
development on account of its flora, fauna, geological and/or physiological
features.
Strategic Environmental Assessment (SEA)
A procedure (set out in the Environmental Assessment of Plans and
Programmes Regulations 2004) which requires the formal environmental
assessment of certain plans and programmes which are likely to have significant
effects on the environment.
Sustainable Development
Meeting peoples’ needs now, socially, environmentally and economically, without
jeopardising the needs of future generations. There are three dimensions to
sustainable development as seen in paragraph 7 of the NPPF: - economic
contributing to a strong, competitive economy; - social-supporting strong, vibrant
and healthy communities and – environmental contributing to protecting and
enhancing the natural, built and historic environment.
Appendices
Page 92 of 94 Ash NDP Plan September 2021
Evidence Documents
All documents can be viewed on the Ash Parish Council website at
https://ashparishcouncil.gov.uk/ash-ndp/ash-neighbourhood-development-plan-regulation-16/
Submission Documents for Regulation 16 Consultation 28
th
Nov 2020
• Ash Neighbourhood Development Plan – Mr C Turner
• Basic Conditions Statement – Mr C Turner
• Consultation Statement – NDP Committee
• Habitats Regulations Assessment (AECOM Nov 2020)
• Strategic Environment Assessment (AECOM Nov 2020
Evidence Documents
• DDC Ash Parish Council NDP SEA and HRA Screening Opinion (LUC Nov 2019)
• Housing Needs Assessment (AECOM April 2019)
• DDC report on AECOM Housing Needs Assessment (Peter Brett Associated, May 2019)
• Ash Site Assessments & Options (AECOM Aug 2018)
Assessments carried out by Ash Parish Council, NDP Steering Group and local volunteers relating to the
parish of Ash
• Archaeological Report 2018 – Ms P Bernard
• Biodiversity Report 2019 – Mrs M Smith and Mrs P Thorne
• Character Assessment 2018 – Mrs A Foat
• Design Guide 2020 – Mr N Blake, Ms A Charles, Mr K Collingwood, Mr I Howard and Mrs M Smith
• Green & Open Spaces Assessment 2018 – Mrs K Lott
• Key Views – location and photos of 11 essential views – Mr K Ellis
Reports commissioned by the Ash Parish Council
• Sustainability Scoping Report 2017 (Mr J Boot)
• Ash Housing Survey 2017 (Action for Communities in Kent) – Ms T O’Sullivan
• Local Insights Ash Parish (OCIS Report 2018)
• Vixan Ash Parish Council Traffic Survey 2017 – Mr A Lague
Surveys carried out by Ash Parish Council and its Steering Group and local volunteers Ash NDP Surveys:
• Business Survey 2018 and graphs – Mr K Ellis
• Leisure Survey 2019 and graphs
• Questionnaire Sept 2016 – Ash NDP Steering Group
• Minutes and agenda of the Ash Steering Group, Ash Parish Council NDP Committee and the Ash
Parish Council
External References
• Dover District Council Local Plans and Planning Policies:
https://www.dover.gov.uk/Planning/Planning-Policy-and-Regeneration/Adopted-Development-
Plans/Home.aspx
• DDC Emerging Local Plan and timetable 2 December 2019 (updated May 2020):
https://www.dover.gov.uk/Planning/Planning-Policy-and-Regeneration/New-District-Local-
Plan/Home.aspx
• Government’s 25 year ‘Environmental Plan 2018’:
https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/69
3158/25-year-environment-plan.pdf
• Historic England List: https://historicengland.org.uk/listing/the-list
• Kent County Council Policies and Strategies: https://www.kent.gov.uk/about-the-council/strategies-
and-policies
- including KCC Right of Way Improvement Plan (ROWIP 1)
• Kent Nature Partnerships’ ‘Kent Biodiversity 2020 and beyond – a strategy for the natural
environment 2015-2025’ (updated Feb 2020): http://kentnature.org.uk/biodiversity-strategy.html
• NPPF: https://www.gov.uk/government/publications/national-planning-policy-framework--2
Page 93 of 94 Ash NDP Plan September 2021
Acknowledgements
There were many residents involved in the work for this plan as well as members of the Ash Parish
Council over the years that it has taken to complete.
Ash NDP Steering Group members:
Jeffrey Loffman, Leanne Steed, Kevin Ellis, Irene Elliott, Kelly Lott, Debbie Laslett, Mary Smith, Dani
Dunn, Adrienne Ayres, Chris Turner
Ash NDP Committee:
Cllr Jeffrey Loffman, Cllr Chris Turner, Cllr Leanne Steed, Cllr Graham Foat, Cllr Andrew Harris-Rowley,
Cllr Martin Humphries, Cllr Len Rogers, Cllr Martin Porter, Cllr John Tanner, Mrs Mary Smith, Mrs Ann
Foat.
Members of the Ash Parish Council between 2016 and 2020 and the Clerk, Christine Haggart.
Volunteer helpers:
Alice Henderson, Christine Wood, Kimberley Lawson, Marilyn Akeroyd, David Jones, Jean Jones, Maddie
Oliver, Cressida Williams, Susan Johnstone, Ian Salter, Mary Bean, Kirsty Bell, Jenny Taylor, Rosemary
Murgatroyd, Alison Smith, Jan Field, Pat Way, Carole Palmer, Richard Palmer, Sally Quested, Lucy
Rowe, Janet Fassoms, Victor Marsh, Pam Mawson, David Mawson, Rebecca Smith, Penny Bernard,
John Rowe, Ray Cooper, Bob Page, Sheila Page, Victoria Coombes, Jean Le Bont, Robert Hudson,
Denise Lodge, Nina Vallack, Kathy Mills, Sarah Miller, Val Smith, Jan Connor, Mary Evans, David
Shepheard, Alison Charles, Pearl Thorne, Julie Daly, Nick Blake.
Photographs in the plan were taken by local residents: Ian Howard, Richard Palmer, Kevin Ellis,
Rosemary Murgatroyd, Wade Harris, Ann Foat, Kelly Lott and John Tanner.
Consultants who advised were Mr Jim Boot and Mr Lindsay Frost.
All the residents who attended the public events and responded to the questionnaires.
