In summary what the developers are trying to achieve will benefit more people in Thanet than a cargo hub will ever do.
In Summary the proposal will comprise
"The proposed development comprises 6 key components: (1) residential; (2) employment; (3) sport/recreation facilities; (4) museums/cultural heritage uses; (5) village centre; and (6) open space. The intention is that these components will function as an inter-dependent mutually beneficial mix of uses that complement and support one another and create an integrated mixed use new community. Critically, the aim is to blend this mix of uses with the site’s heritage, high quality design, effective estate management, sound environmental practice, and a focussed delivery strategy to create a high quality and distinctive new place which firmly accords with sustainable development principles"
Housing
The housing (use class C3) component of the development will comprise a
mix of sizes and types, ranging from 1-5 bedrooms and including apartments and
houses. An indicative unit size mix is provided within the Planning Statement,
which comprises:
One bed:
10-20%
Two bed:
30-40%
Three
bed: 30-40%
Four+
bed: 15-20%
The application proposes that up to 250 of the
residential units can be provided as age-restricted C3 or C2 units (for elderly
persons). These could comprise a number of products including retirement
housing, extra-care/assisted living, residential care, residential nursing (or a
blend of products provided as a retirement ‘village’).
The
housing component of the development will include a mix of tenures. The Initial
s.106 Heads of Terms and Viability Appraisal (ref. SHP1-12) proposes that 15%
of C3 residential units will be provided as affordable tenures, to comprise 60%
Intermediate tenures and 40% Affordable Rent (Intermediate tenures to comprise
Shared Ownership and Discount Market Sale/Starter Home). The affordable
proportion and product mix will be controlled by a s.106 planning obligation.
Employment
The
employment uses are intended to focus on an ‘Advanced Manufacturing Park’ and therefore
it is intended that the majority of floorspace will be taken up for B1(c) and
B2 uses. This will comprise a high quality managed/serviced environment which
is intended to
complement
the existing employment offer at Manston Business Park. This will involve the reuse
of some retained existing buildings and the provision of new development
(including 10,244sqm of new floorspace as part of Phase 1, which comprises the
detailed element of the application). B1(a) uses are restricted to the ‘Village
Centre’.
Social Infrastructure
The
proposed development includes the provision of up to 11,500sqm of D1/D2 uses
plus up to 2 primary schools with a combined capacity of up to 4-forms of
entry. It is anticipated that the D1 allowance will include a community centre
and GP surgery, provided within the Village Centre, which are intended to
satisfy the social infrastructure needs generated by the proposed development
(as assessed in the Social Infrastructure Assessment provided in the ES).
The
primary schools will be located either within the Village Centre or residential
areas (most accessible parts of the site which benefit from complementary
adjacent uses, and within walk distance of most/all homes).
Sport/Recreation/Play
A strategy for the provision of outdoor sport/recreation
and play facilities to meet the needs of future residents is provided in the Design
and Access Statement (ref. SHP1-3). This commits to the provision of 6ha of
playing fields, 3 Neighbourhood Equipped Areas for Play (NEAPs), 4 Local
Equipped Areas for Play (LEAPs) and 27 Local Areas for Play (LAP). We propose
that a Sports and Play Scheme is prepared/submitted to the LPA for approval
prior to the commencement of development (secured by condition). We note that
these outdoor sport/play facilities form part of a network of around 100ha of
publicly accessible open space (as controlled by the parameter plans), including
the part-retained runway which is anticipated to provide a unique outdoor
recreation resource.
The
planning application allows for up to 11,500sqm of D1/D2 uses (which includes
indoor sport and recreation uses). The intention is that this will allow for
the provision of small scale sport/recreation facilities to meet the local
needs of residents/workers. In addition to this it allows for the provision of
a regionally significant sports facility (the applicant’s aspiration is for this
to be an indoor swimming pool)
Further
to this, the application allows for the provision of an outdoor ‘recreational
surface water body’ and associated built facilities to be provided. The Applicant’s
aspiration is that this will comprise a man-made surf lake (a ‘wave garden’)
which it is anticipated will function
as a
regionally significant visitor attraction. The vision is that the co-location
of this with the proposed swimming pool and some of the outdoor
sports/recreation facilities will allow for the establishment of a base for
multi-sport activities such as triathlons.
The above screen grabs are from the very extensive community consultations.
The public can comment on the proposals so as it was open to all I decided I would make a few comments.
With reference to Final_Thanet_Preferred_Option_Draft_Local_Plan
pages 21,
“Strategic Priority 1 -
Create additional employment and training opportunities, to strengthen and
diversify the local economy and improve local earning power and employability.”
And “Support the sustainable development and
regeneration of Manston Airport to enable it to function as a local regional
airport, providing for significant new employment opportunities, other
supporting development and improved surface access subject to environmental
safeguards or as an opportunity site promoting mixed-use development that will
deliver high quality employment and a quality environment.”
To emphasise the last
part “or as an opportunity site promoting mixed-use development that will
deliver high quality employment and a quality environment.” This is further
confirmed on page 32 with the following policy.
Policy SP05 – Manston
Airport
The site of Manston
Airport and the adjoining area will be designated as an “Opportunity Area” for
the purposes of preparing the Manston Airport Area Action Plan” Development
Plan Document. The Manston Airport AAP will explore through the development
plan process the future development options for the site of the airport and the
adjoining area. A consideration of the AAP should be the retention, development
and expansion of the airport and aviation operations where supported by a
feasibility study and a viable Business Plan, while exploring alternative
options for the future development of the area for mixed-use development.
I contend that the soft
marketing exercise has confirmed that no aviation related business wants the
Manston site and furthermore in the 22 months whilst Price Waterhouse Cooper
marketed the site no aviation related business wanted it either.
It is past time when TDC
planning worked out that aviation is doomed to fail on this site because of its
geographical position and it’s time to make a choice between failure and
success. Whether to develop the site for housing and industrial use has always
been a political decision and it shouldn’t be that way. Planning had already
advised that change of use for some of the existing building should be granted
yet here we are again.
Housing
Page 18 of the proposed
local plan states:
“The levels of
development proposed within the draft Plan are based upon robust and up to date
evidence of the needs of the district. Thanet’s population is expected to grow
significantly over the next 20 years, and new homes and jobs are required to
support this. The overall strategy aims for an optimistic and aspirational
level of economic growth necessary to bring about the step change that is
required in the district. It also aims to deliver the right number and mix of
housing required alongside such growth, as well as delivering new open space,
and protecting and improving the quality of Thanet’s existing built and natural
environment.”
Further it says:
“It is recognised that
any growth in Thanet must be supported by the necessary infrastructure, such as
roads, schools and health facilities. The Plan aims to take a co-ordinated
approach to delivering such facilities alongside new development, and the
Council has and will continue to work with other agencies, organisations and
service providers to ensure that this is achieved.”
“Strategic Priority 3 -
Provide homes that are accessible to, and suited to the needs and aspirations
of, a settled and balanced community”
“Objectives:
·
Plan for sufficient new homes to meet local
community need so that, irrespective of income or tenure, people have access to
good quality and secure accommodation.
·
Meet the housing needs and demands of a balanced
and mixed community and to support economic growth.
·
Safeguard family homes and the character and
amenity of residential areas.
·
Increase the supply of affordable homes.
·
Improve the environment and the quality and mix
of housing in areas needing revitalisation to restore mixed and confident
communities.
The
plan submitted will provide 2500 homes maintaining the same strategic mix as
identified in the new local plan and will reduce the pressure of Greenfield
sites thus preserving the green lung centred on the airport. Further the
availability of opening up the land surrounding the runway will also increase
access because for 98 years the land has been fenced off to the general public.
Currently
the local plan needs 15660 new dwellings completed by 2031 and with the, just
under, 4000 already built or granted planning permission Thanet needs 800
completions a year. With the 2500 proposed for Stone Hill Park that reduces the
need to 600 completions a year massively reducing the pressure for greenfield
site development.
This
2500 includes affordable homes, units for retirees, one, two and 3 bed
dwellings and aspirational homes all centred round a village “high street”,
incorporating two primary schools, a Medical Centre, and transport links. With
additional transport links to Manston Parkway proposed and links to Westwood
Cross the Council’s preferred shopping centre this will form a balanced land
use for the former airfield.
Recreational
use
With
the removal of fences round the airfield and the development of 230 acres of
parkland incorporating footpaths and cycleways this will transform this area
into an accessible green site for many.
Adding
to this is the addition of a sports village with facilities such as football
pitches, tennis courts, an Olympic sized swimming pool, and should it be
developed a wave pool. This will transform Thanet into a “must see” sports
centre, not just for the local but for the wider community in HeneBay,
Canterbury and Ashford.
Employment
With
the development of an industrial park on site it is hoped that the need for the
16-29 age group commuting out of Thanet to find work will slow and reverse.
This aspirational age group needs work much closer to home. Many find it
difficult to find the right job locally and school leavers and college leavers
have nothing local to provide that level of salary and vocational need.
With
the addition of a high Tech industrial park colleges and sixth forms will be
able to find the right apprenticeships to support employment closer to home.
The success of the Developers in turning round the fortunes of Discovery Park
show that have to business acumen to succeed.
Conclusion
This
development could transform East Kent but only if the local council can seize
the moment and realise that Manston as an airfield is doomed to failure.
Sometimes in life these moments come along and politicians need to put aside
their differences so that the people of Thanet can move on in their lives.
It
also will go a long way to replenishing TDC’s coffers after the reserves were
depleted by actions before the present incumbents took over."
Wish them well with this plan.
ReplyDeleteHere here.
ReplyDeleteThis comment has been removed by the author.
ReplyDeleteHear hear?
ReplyDeleteHere here as I agree with Richards comment if that's OK with your good self 21:56.
DeleteAll the airport supporters have been briefed on the Leo basis on which to object quoting all the relevant issues. Doubt the antis are as well organised so expect the plans will be rejected by all especially DIG who will no doubt turn up to vote. So it will then go to appeal.
ReplyDeleteAnon 09.32 above, Leo should be legal
DeleteNo Planning should be given until the D.C.O is decided Yes or NO
ReplyDeletewhy on earth should a mickie Mouse application to government for a NSIP hold up job creation in Thanet. Anon 19:23 you must be brain dead
DeleteEnough time has been wasted, the DCO will come to nothing, move forward and let Thanet progress, not continue to stagnate, trying to save a past that is long since gone.
DeleteThe DCO is just another trick by RO&co to say they have been trying by any means to save the closed airport site in the name of NSIP and bring untold jobs? to the area;all this is backed up by sir Roger Gale who is hell bent on looking after himself and hes mates.This all started with Gale sticking up one Tony Freudmann to 'give the airport a go'David Smith CBE informed me that there were over interested partys at the time Freudmann made the failed bid in 2014, sir Roger never even entertained the possibility of anyone but Annex aviation get hold of the site and to this day he still backs hes mate Freudmann who is part of RivernoOaktrees.All this hard work they have ALL put in will come down to a court case Riveroak will demand compo for this&that and get nothing.HD.
ReplyDeleteBarry, your mate Adem Mehmet has just posted that the DCO planning team have said that the DCO will be taken into account when deciding the planning appeals to be heard in July.
ReplyDeleteMy mate :)
ReplyDeleteHow would he know?
He has the fine distinction of being banned from both sides of this debate
He claims to have email correspondence with the PI department responsible for the appeals.
DeletePlanning Inspectorate Section 51 advice page restored now after I emailed the Inspectorate to report that only 3 advice entries had been showing
ReplyDeleteMy advice is be wary of questions which are based on areas of Thanet being "Most affected". The air pollution will not restrict itself to particular areas.
The DCO can't be taken into account when deciding the planning appeals, because it hadn't been initiated when the decisions were originally made. The appeal will deal with whether the decisions were correct at the time. In any event, the intention to submit an application for a DCO is very different from actually submitting it. To date, RiverOak has submitted nothing and, even on their best estimates, they won't be submitting anything until the end of the year. The appeal has to be decided long before then.
ReplyDeleteCorrect Anon 11 04. Except maybe the applicant as current holder of the airport S106 agreement could seek to now disqualify it for a number of reasons including TDC dodging statutory Planning Law public health and environmental impact assessment in its creation.
DeleteI don't think the Section 106 agreement is relevant to the appeal. It wasn't cited as a reason for rejecting the application and so there is no need for the inspector to look at it. The key issue will be whether it is reasonable for the council to have relied on saved policies from the out-of-date local plan when those saved policies are themselves out of date. You can't turn down planning applications for a new development on the grounds on the grounds that you would like to see someone reopen an airport on the site. If this were legal, councils would be able to block almost any type of development from occurring anywhere.
DeleteAs I understand it Stone Hill Park are applying to TDC for planning consent. The precautionary principle appears to be mandatory in its application. IE That Stone Hill Park is the best option consistent with public health and environmental impact. TDC could refer to its aviation use statutory planning law public health and environmental health study ..... cept they dodged doing those studies.
DeleteAlthough Riveroak are at pre-application stage they will, if they make application, have to account for how they dealt with public concerns brought to their attention at this stage plus at the formal consultation stage yet to come. If they are unable to satisfy the inspectorate that they have taken concerns into the "Front loading of the application their application will be rejected.
If by that stage SHP have triggered precautionary principle in their planning application they can cancel the S106 agreement on their site for aviation use.
Richard, how do SHP trigger precautionary principle and thereby cancel the S106 agreement ? Is it possible to post a copy of the S106 agreement on here ?
ReplyDeleteI see RO are hard at work with their scooping report out! I shall print of a copy as it will come in handy when I walk the dog as the perfect scooping tool.HD.
ReplyDeleteParagraph 2 of article 191 of the Lisbon Treaty states that
ReplyDelete"Union policy on the environment shall aim at a high level of protection taking into account the diversity of situations in the various regions of the Union. It shall be based on the precautionary principle and on the principles that preventive action should be taken, that environmental damage should as a priority be rectified at source and that the polluter should pay."[17]
After the adoption of the European Commission's Communication on the precautionary principle, the principle has come to inform much EU policy, including areas beyond environmental policy. As of 2006 it had been integrated into EU laws "in matters such as general product safety, the use of additives for use in animal nutrition, the incineration of waste, and the regulation of genetically modified organisms."[18]:282–83 Through its application in case law, it has become a "general principle of EU law
That is borrowed from Wiki. It seems to me since 2000 the application of precautionary principle is a statutory requirement. The 106 agreement with Wiggins after 2000 (the year Roger Gale concealed Thor and Sericol air and water contamination from Commons in his address about Foreland outfall) we know that a "Determined group" of TDC cllrs and officers pushed through the S106 for Manston by dodging statutory environmental impact study of planning law. They then appear to have come up with a certificate of lawfulness of the 106 as a way to sustain the airport operation.
It is up to SHP if they want to take this strategy. Maybe they think they don't need to.
Riveroak have now put their scoping report to Planning Inspectorate. The relevant bits are around page 50. Which looks reasonable but does not mention precautionary principle. They appear to be reliant upon meeting national standards of air quality. By the look of it they claim Thanet has had good air quality. But they make no mention of the mystery why Thanet has highest COPD rates in UK. I emailed Riveroak solicitors to ask about this and copied it to Roger Gale and Planning Inspectorate.
It seems to me it has been TDC for many years who have broken Environmental and Public Health law by covering up the water and air pollutions and by failing to inform public and by failing to apply precautionary principle which includes the principle that polluter pays.
Richard, have you shared with SHP how they might be able to terminate the S106 arrangement. Think they'd be very interested.
ReplyDeleteSHP Ray Mallon never answered me. I would think they are confident RO will get nowhere. And maybe they want to avoid the awful Thanet public health and environmental pollution facts too ? After all they ain't the ones proposing filling the air with airborne lung irritant particulates for the area that already has highest COPD rates in Britain.
DeleteIndirectly,Stone Hill Parks 80% will have to 'Get rid' of the S106 problem,part of the deal I would imagine,all done in a round about way,Two birds one stone.
ReplyDeleteP.S When you buy an airport you take on ALL problems as well as ALL profits.
ReplyDelete