New Haine Road Barratt David Wilson Homes Statement of Community Involvement - Prepared by Barton Willmore LLP on behalf of Barratt David Wilson ...
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New Haine Road
Barratt David Wilson Homes
Statement of Community Involvement
Prepared by Barton Willmore LLP on behalf of Barratt David Wilson Homes
February 2021
New Haine Road
Barratt David Wilson Homes
Statement of Community Involvement
Prepared by Barton Willmore LLP on behalf of Barratt David Wilson Homes
Project Ref: 31852/A5
Status: Final
Issue/Rev: 1
Date: 19 February 2021
Prepared by: Alison Osborne
Checked by: -
Authorised by: -
Barton Willmore LLP
7 Soho Square
London
W1D 3QB
Tel: 020 7446 6888 Ref: 31852/A5/AO
Fax: 020 7446 6889
Email: alison.osborne@bartonwillmore.co.uk Date: 19 February 2021
COPYRIGHT
The contents of this document must not be copied or reproduced in whole or in part without
the written consent of Barton Willmore LLP.
All Barton Willmore stationery is produced using recycled or FSC paper and vegetable oil based
inks.
CONTENTS
1.0 INTRODUCTION .................................................................................. 1
2.0 ABOUT BARRATT DAVID WILSON HOMES .......................................... 2
3.0 THE DEVELOPMENT PROPOSALS ........................................................ 3
4.0 REQUIREMENTS OF THE CONSULTATION .......................................... 6
5.0 CONSULTATION PROCESS .................................................................. 9
6.0 METHODS OF ENGAGEMENT ............................................................. 10
7.0 FEEDBACK ......................................................................................... 14
8.0 RESPONDING TO FEEDBACK............................................................. 18
9.0 CONCLUSION .................................................................................... 21
APPENDICES
APPENDIX 1 : PUBLIC CONSULTATION LEAFLET
APPENDIX 2 : GRAPHS TO SHOW ALL CONSULTATION
RESPONSES
New Haine Road Introduction
1.0 INTRODUCTION
1.1 This Statement of Community Involvement (SCI) has been prepared by Barton
Willmore on behalf of Barratt David Wilson Homes, hereafter referred to as ‘the
Applicant’/’Barratt’. This SCI provides a clear record of the pre-application
consultation carried out for the proposed development of land at New Haine Road,
Ramsgate between November and December 2020. It sets out details of both the
public and stakeholder engagement that has been undertaken and aims to give an
overview of all consultation activity undertaken prior to the planning application
submission.
1.2 This SCI should be read in conjunction with the suite of documentation which forms
the Applicant’s hybrid planning application to Thanet Borough Council. It aims to
demonstrate that the Applicant has actively informed and involved the local
community about the plans, in accordance with relevant planning guidance for
community involvement.
1.3 The purpose of the programme of early engagement with the local community was
to ensure that local people have the opportunity to inform the proposals prior to the
submission of the planning application. The consultation programme has sought to
identity issues or concerns held by local residents and stakeholders. It has satisfied
the requirements for pre-application consultation on major planning applications;
ensured that the local community and its representatives were made aware of the
proposed development and had the opportunity to be fully engaged in the
proposals’ preparation; and has demonstrated how feedback has been addressed in
the final scheme, now the subject of a planning application.
1.4 Barratt’s proposals would see the site developed to provide up to 500 high quality
new homes, including affordable housing and homes suitable for families and first-
time buyers, along with a comprehensive provision of new publicly accessible open
space.
1.5 Barratt welcomed and invited feedback on the proposals to establish if any
amendments could be taken on board prior to the submission of a planning
application. The following sections set out in more detail what was undertaken by
the Applicant, and the responses from interested parties that were submitted.
31852/A5/AO Page 1 February 2021
New Haine Road About Barratt David Wilson Homes
2.0 ABOUT BARRATT DAVID WILSON HOMES
2.1 Barratt Developments plc group is the UK’s largest 5-star housebuilder and best
known housebuilding company, and is comprised of Barratt London, Barratt Homes
and David Wilson Homes. Barratt aims to provide the highest standards of design,
construction and customer service in the business, resulting in a host of major
industry awards in recent years.
2.2 Amongst many other accolades, Barratt is the proud winner of the 2019
Housebuilder of the Year category at the WhatHouse? Awards. The WhatHouse
Awards are the UK’s largest housebuilding event, awarding only to the very best
new homes. This latest win is another reason why Barratt is the country’s largest
and most recommended housebuilder. Has anything won in 2020 overtaken this?
2.3 Barratt is particularly proud of achieving 93 Built for Life Awards, including 23
outstanding awards under the Building for Life 12 government-endorsed industry
standards for well-designed homes and neighbourhoods. Built for Life is a way of
assessing the way in which construction companies and developers in England build
new housing. Built for Life is not just about the houses themselves however, and
the idea behind the scheme is to look at all the elements which make up the
development including access to local facilities, parking, landscaping and traffic
management.
2.4 The Built for Life mark has quickly become to be regarded as the Gold Standard
which proves that a development has been planned to cater for a diverse cross-
section of society and that development decisions fully reflect environmental
responsibility.
2.5 As industry leaders, renowned for quality and customer service, Barratt is proud to
be building more of the new homes that the country needs.
2.6 Barratt recognises the need for effective communication with the communities local
to their developments. Views from local people and groups in Ramsgate were
actively sought by Barratt’s team prior to the submission of this planning
application.
31852/A5/AO Page 2 February 2021
New Haine Road The Development Proposals
3.0 THE DEVELOPMENT PROPOSALS
3.1 The application site is part of the ‘Eurokent’ land allocation within Thanet District
Council’s Local Plan. This means that the Council has formally identified the site for
a residential-led development. The final scheme would complement existing
development: the established housing to the south of Stirling Way; the Eurokent
Business Park immediately to the south of the site; the Jacky Bakers Sports Ground,
the Marlowe Academy secondary school and Laleham Gap school to the south/east;
and Westwood Cross shopping and leisure facility to the north.
3.2 The Planning Statement sets out the details of the final development proposal in
detail, and an overview is provided here.
3.3 To communicate the application strategy, an illustrative masterplan was prepared
and presented as part of the consultation material. It sought to explain how the
application proposals relate to the Local Plan’s intention for the site; the proposed
arrangements for new buildings and new public open space provision; and the
proposed solutions for road and pedestrian access. It was explained that the
Applicant is preparing a hybrid planning application for the site, which contains a
detailed element (application for full planning permission) and a principles element
(application for outline planning permission). The different stages were outlined on
the consultation website as follows:
Application for Full Planning Application
3.4 The Full element of the application covers the first phase of development on the site
and provides extensive details such as the exact number of homes proposed; the
layout, size, tenure and type of homes proposed; the location and amount of car
and cycle parking spaces; the specific building materials; and details of the design,
planting and maintenance of landscaped areas. It was explained throughout the
consultation that the first phase of development would comprise:
• 175 homes made up of 1- and 2-bedroom apartments; 2, 3 and 4 bedroom
semi-detached; and 3- and 4-bedroom detached houses;
• All residents will have access to areas of open space, in the form of private rear
gardens for houses and doorstop play areas for apartment blocks;
• 30% will be affordable homes;
31852/A5/AO Page 3 February 2021
New Haine Road The Development Proposals
• The majority of homes will range from 2-2.5 storeys in height, with some 3-
storey apartment blocks around the site access and near to the landscaped
parkway park;
• A landscaped parkway to the west of New Haine Road providing open informal
space, located opposite the access into the site;
• Up to 310 parking spaces, with off-street parking provided on plots for the vast
majority of houses with communal parking areas for apartment blocks and
visitor parking;
• Electric vehicle charging points installed on each plot, with one electric vehicle
space for every 10 parking spaces provided in communal parking areas; and
• Cycle parking will be provided throughout the development with houses having
either provision for cycle parking in garages or in rear gardens alongside cycle
storage for apartment blocks.
3.5 Images to show indicative design ideas for the proposed homes, and how the
proposed landscape and open amenity spaces might look were shared as part of the
consultation.
Application for Outline Planning Permission
3.6 The Outline element of the proposed application is being submitted for the
remainder of the site and will establish development parameters and principles.
Plans will specify the broad locations for new buildings; establish the maximum
number of new homes; and propose the minimum amount of green space that will
be delivered. They will also show locations for pedestrian and vehicle access and
propose maximum heights for buildings.
3.7 It was explained throughout the pre-application consultation that the purpose of the
outline application would be to establish parameters and principles for later stages
of development, which would have their own planning applications (reserved
matters applications) at a later date. The reserved matters applications would
cover finer details such as appearance, landscaping and layout for approval.
The parameters would:
• Define broad areas in which development will take place;
• Define broad areas in which public open space and landscaping will be
provided, including the location of the landscaped parkway, east of New Haine
Road;
31852/A5/AO Page 4 February 2021
New Haine Road The Development Proposals
• Identify development to predominately be up to 2-storeys in height, with
provision for some 2.5-storey and 3-storey elements in certain locations; and
• Confirm locations for vehicular, cycle and pedestrian access into, within and
across the Site.
3.8 Submitting an application in this way will enable the Applicant to deliver the
detailed phase at pace, assisting the Council with meeting its housing targets.
31852/A5/AO Page 5 February 2021New Haine Road Requirements of the Consultation
4.0 REQUIREMENTS OF THE CONSULTATION
4.1 The usual first step for preparing an SCI is to carry out a review of the relevant
national and local planning policy guidance on pre-application engagement. Whilst
this was conducted as part of preparing the planning application, it had to be set in
context of the current global pandemic, which has required consultants to recast
standard best practice measures for consultation and ensure that any new methods
employed continue to deliver the same type and quality of engagement and
communication, and that opportunities for public participation are not diminished.
4.2 In March 2020, the UK Government imposed restrictions on public gatherings and on
non-essential travel due to the COVID-19 outbreak. The Local Authorities and
Police and Crime Panels (Coronavirus) (Flexibility of Local Authority and Police and
Crime Panel Meetings) (England and Wales) Regulations 2020, Part 2 Remote
Attendance came into effect. This had a key influence over our chosen methods of
communication and consultation.
4.3 Whilst we had hoped to hold face-to-face public events in November 2020, the
COVID-19 situation unfortunately had not improved enough to allow this. On this
basis, and in light of the aforementioned regulations, the decision was made with
the support of the Council as local planning authority, to carry out consultation
online, through a website providing detailed information about the proposals.
4.4 Therefore, in order to establish an appropriate consultation strategy for the
proposed development, a review of the relevant national and local planning policy
guidance was undertaken, and then combined with a considered response to the
new regulations identified above. Despite some limitations, we are satisfied that all
reasonable measures have been taken to deliver a robust and measurable public
consultation.
Local Policy Requirements
4.5 Thanet Council adopted its current Statement of Community Involvement in 2012
and no reviews to this document are planned as yet. It applies primarily to the
preparation of local planning policy documents and to the Council’s duty to publicise
and consult on planning applications, with the document not providing framework
guidance for applicants in their preparation of a pre-submission engagement
strategy for major planning applications.
31852/A5/AO Page 6 February 2021New Haine Road Requirements of the Consultation
National Planning Policy
4.6 The National Planning Policy Framework, February 2019 (NPPF) sets out the
Government’s planning policies for England and how these are expected to be
applied. Community involvement is at the forefront of national planning policy and
the Government considers that pre-application engagement, prior to the submission
of a planning application, is paramount to ensuring timely decision making, reducing
delays, enabling better coordination between public and private resources and
improving outcomes for the community.
4.7 The NPPF (paragraph 40) states that LPAs have a significant role to play in
community engagement, by encouraging applicants to utilise pre-application
services and engage with the local community and any statutory consultees, prior to
submitting their application.
4.8 The level of engagement should be proportionate to the nature and scale of the
proposed development. Early engagement by applicants, before an application is
formally submitted, is encouraged so that the Council can give informal comments
and help overcome any potential difficulties that may arise. Paragraph 41
encourages statutory consultees to engage and respond at an early stage to ensure
that the planning process is not unnecessarily delayed.
Statutory Requirements
4.9 The development proposal will be determined on the basis that it comprises a Major
Planning Application, on account of the number of residential units that are being
proposed. As such, the following publicity will be given when the application is
submitted to the LPA, satisfying the requirements of the Town and Country Planning
(General Development Procedure) Order 1995:
• A site notice will be displayed in at least one place, on or near the development
site for at least 21 days;
• Notice will be served on adjoining landowners and occupiers as relevant; and
• An advertisement in the local newspaper.
4.10 The Applicant introduced the proposals to the LPA at pre-application stage and
discussed the level of community involvement that would be required and the
preferred methods of consultation.
31852/A5/AO Page 7 February 2021New Haine Road Requirements of the Consultation
Best Practice
4.11 It is generally considered that the normal means of consultation for a major
application should be a display of material explaining the proposals at a suitable
venue, or by letter with accompanying plans as appropriate.
4.12 A report of the consultation exercise should be submitted as part of the planning
application process, which sets out details of the consultation undertaken; the range
of information and visual material that was shared and offered for comment; the
nature of questions and concerns raised by the community participants together
with any responses given and details of any proposed changes to the design of the
pre-application version of the proposed scheme arising from feedback from the
consultation process. This document provides information on these matters.
31852/A5/AO Page 8 February 2021New Haine Road Consultation Process
5.0 CONSULTATION PROCESS
5.1 The aim of our community consultation has been to engage with local residents,
stakeholders and other interested parties; inform them of the investment that is
being made in their community; identify any significant local issues or concerns;
and then ensure these are addressed in an inclusive manner.
5.2 This SCI, and the accompanying Planning Statement and Design and Access
Statement, explains how the Applicant and its advisory team have actively engaged
with the local community and key local stakeholders throughout the preparation of
the current planning application.
5.3 Comments were invited to be submitted by 6 December 2020, to allow sufficient
time for the Applicant’s team to consider all received comments ahead of the
submission of the application.
Consultation Aims
5.4 The objectives throughout the process of consultation have been to:
• Research and identify all relevant interest groups and parties;
• Encourage as much input as possible from the local community, including
residents, interest groups, Councillors and businesses;
• Provide the community with genuine and well-publicised opportunities to
provide feedback on the proposed scheme;
• Ensure that people can put forward their own ideas and feel confident that
there is a process for considering those ideas;
• Identify and address where possible any issues or concerns highlighted by the
community and stakeholders;
• Be clear about what can be changed and what cannot, and explain why;
• Be inclusive, accessible, transparent and engaging;
• Clearly communicate all feedback from the local community to the wider project
team; and
• Make provisions to ensure that interested parties are kept informed about
progress and outcomes.
31852/A5/AO Page 9 February 2021New Haine Road Methods of Engagement
6.0 METHODS OF ENGAGEMENT
6.1 A variety of methods of engagement were applied to raise awareness of the proposed
development.
Consultation Boundary
6.2 A consultation boundary was established in the early stages of the project. The
consultation boundary comprised 1,604 addresses, made up of 1,488 residential
addresses and 116 business addresses, and was used as a distribution area for the
consultation material.
6.3 The main streets within the boundary were identified as: Haine Road, New Haine
Road, Marlowe Way, Stirling Way, Rockstone Way, Spratling Lane & Street, St John’s
Avenue, Quetta Road, Dunedin Road, Bengal Road, Brisbane Drive, Princess Margaret
Avenue, Melbourne Avenue, Newington Road, Allenby Road, Roman Road, Fitzroy
Avenue, Highfield Road, Cherry Tree Gardens, Orchard Close, Margate Road, New
Cross Road, Antolin Way and Coldswood Road.
Website
6.4 A website went live on Monday 16 November 2020, dedicated to the consultation and
engagement process. The website contained key information on the proposals.
Feedback forms were available to be completed online and the additional contact
details of an email address, postal address and telephone number were also provided.
The telephone line was staffed and managed by the Applicant’s community
engagement consultant team and was particularly important to enable people without
access to the internet to be able to find out more about the scheme and have an
equivalent opportunity to provide their own comments and opinions.
6.5 The website can be accessed at: www.newhaineroad.co.uk. It continues to be
updated, most recently with the final plans that form part of the planning application
being made available for viewing.
Publicity
6.6 The following methods were used to publicise the public consultation website:
31852/A5/AO Page 10 February 2021New Haine Road Methods of Engagement
• Leaflets were sent to 1,604 addresses within the consultation boundary. The
leaflets arrived with residents and businesses on Monday 16 November 2020.
• The leaflet was enclosed in an envelope which was addressed to the occupier.
A strapline was also added to the envelope advising that it contained
information of a public consultation, intended to avoid it being mistaken as junk
mail.
• The leaflet provided high level information of the proposals and provided the
website address and a QR code - allowing a direct link to the website when
scanned with a smartphone. Contact information, including an email address,
telephone number and postal address, was provided.
• A printed copy of the feedback form was also included with in the envelope.
This was to ensure that those who might not be comfortable using a computer,
or who had limited online access, were able to return feedback comments by
post.
6.7 A copy of the public consultation leaflet and feedback form is provided at Appendix 1.
Project Database
6.8 A project database was built by the Barton Willmore Community Engagement team
and was used to keep a record of people who expressed an interest in remaining
involved or being informed about the project. The database was populated by:
• People who directly contacted the Applicant’s community engagement
consultant team via the project email or phone line;
• People who completed feedback forms on the proposals online requesting to be
kept informed about the progress of the project; and
• Representatives of local groups and associations contacted directly by the
Applicant and community engagement consultant teams.
6.9 The database was used to send any updates or relevant information regarding the
project.
6.10 We take data protection seriously. Personal details were supplied to the Barton
Willmore Community Engagement consultant team only for the purposes of research
in connection with this project and to be able to contact those choosing to be
31852/A5/AO Page 11 February 2021New Haine Road Methods of Engagement
registered to receive updates on the progress of the project. Personal details will be
treated as confidential and will not be shared, passed on to or used by any third
parties, and they will only be retained until the end of the planning process for the
project, after which time they will be deleted.
Involving Local Representatives
6.11 It was important to engage local representatives as part of the consultation process.
Emails were sent to local political representatives to invite them to view to the
proposals via the project consultation website. Due to the site’s allocation in
Thanet’s adopted and emerging local plans, and the expired planning consent, local
political representatives were aware that the site would be coming forward, so it was
considered that an email was appropriate and sufficient to advise them of the
pending application.
6.12 The following political representatives were contacted:
Cllr George Rusiecki Thanet District Council
Cllr Lynda Piper Thanet District Council
Cllr Rev Stuart Piper Thanet District Council
Cllr Rick Everitt Thanet District Council
Cllr Helen Whitehead Thanet District Council
Cllr Jason Savage Thanet District Council
Cllr Linda Wright Thanet District Council
Cllr Michael Tomlinson Thanet District Council
Cllr Keith Coleman-Cooke Thanet District Council
Cllr-Ruth.Duckworth Thanet District Council
Cllr Peter Campbell Ramsgate Town Council
Cllr Anne-Marie Nixey Ramsgate Town Council
Cllr Stephen Albon Ramsgate Town Council
Cllr Pat Makinson Ramsgate Town Council
John Dearing Manston Parish Council
6.13 An email was received from Councillor Pat Matkinson on 19 November with questions
on affordable housing provision and healthcare provision. This was responded to by
the Community Engagement team on the same day.
31852/A5/AO Page 12 February 2021New Haine Road Methods of Engagement
Focused engagement
6.14 Following the leaflet distribution, the Community Engagement Team were contacted
by telephone by Mr Les Milton, Headteacher at the Laleham Gap SEN School to the
south of the site, making enquiries about the proposals. Following this, a letter was
received from the Headteacher and Chair of Governors, raising questions and some
concerns. Barratt undertook some focussed consultation with the school to try and
address these matters, and this is explained further in Section 7.
31852/A5/AO Page 13 February 2021New Haine Road Feedback
7.0 FEEDBACK
7.1 An important part of the consultation process is to analyse and report back on the
findings from all received comments, in order for them to be able to be fed back into
the design process and keep the Applicant’s team updated on any topics or issues
which may arise.
7.2 Residents were asked to complete a comment form online, if possible, to record their
level of agreement or otherwise to the scheme, in order to obtain structured
feedback. Email and telephone comments were also accounted for and loaded online
by the Barton Willmore Engagement Team. When comments have been loaded online
on respondents’ behalf, all due care has been taken to fairly represent comments and
opinions, to ensure that the recording of answers has been done in a consistent and
unbiased way.
7.3 Following the close of the consultation period, the Applicant’s team analysed and
discussed the comments received from the community and reported back to the
project development team.
7.4 A pledge was given to share with the local community the final plans via the project
website prior to the submission of the planning application, and this has been met.
Summary of Feedback
7.5 A total of 52 comment forms were returned from the public consultation, with 25 of
these being submitted online and 27 following in the post. Detailed analysis, drawn
from the 52 comment forms completed, is set out below.
7.6 People were invited to answer a total of 9 questions. Four introductory questions
were asked to establish the demographics of the respondents. Questions 1-4 were
open-ended questions, to give residents the opportunity to provide more comments
and suggestions, enabling both positive and negative feedback. Finally, Question 5
sought a direct answer, at pre-application stage, to whether respondents would
support the planning application or not. Appendix 2 provides a summary of all
responses received in graph form.
31852/A5/AO Page 14 February 2021New Haine Road Feedback
Q1. We intend to provide public open space and a new landscaped parkway.
Do you have any suggestions for other amenities which could be provided as
part of this?
7.7 The amenities that were suggested by respondents ranged from improved children’s
play space (6% of total respondents); measures to increase biodiversity (4%); good
quality cycle routes (4%); retail facilities (3%); and a larger area of public open
space (1%).
7.8 It should be noted that the answer space for this question was also used by the
majority of respondents to note general concerns about the application. Greatest
hesitation was expressed under this question regarding the concern about the
existing stress on social infrastructure in the area (doctors/dentists/schools etc) and
how more housing would increase pressure on these services (13%); the desire to
keep the site as farmland (10%); the need for much improved road infrastructure
(7%); and an in-principal objection to the development of more housing (6%).
Q2. Do you have any comments on the proposed Full or ‘detailed’ element of
the application?
7.9 A wide variety of comments were supplied under this question, including:
- There needs to be much better local road infrastructure to avoid further traffic
problems (18%)
- We don’t need any more new housing (11%)
- There should be no development near to the Laleham Gap SEN School (8%)
- Air and noise pollution concerns, especially connected with the construction phase
(7%)
- Homes for people on the Council’s waiting list need to be provided first (4%)
- The green/farmland should be preserved and not built on (4%)
- Concern for ease of emergency vehicle access (3%)
Q3. Do you have any comments on the proposed Outline element of the
application?
7.10 A wide variety of comments were supplied under this question, including:
- There is a need for improved road infrastructure (13%)
31852/A5/AO Page 15 February 2021New Haine Road Feedback
- There is no need for any more new homes (11%)
- The play space for Laleham Gap SEN School will no longer be private (9%)
- This element should be refused (8%)
- Development should not happen near the Laleham Gap SEN School (8%)
- Object to the loss of green/farmland (8%)
- There will be an unacceptable noise impact on Laleham pupils (6%)
Q4. Do you have any other comments or ideas on how the scheme could
benefit the local area?
7.11 22 different themes were identified in the responses to this question. 24% of
respondents considered that there would be no local benefits. Other comments
provided included:
- Development near Laleham Gap SEN School is unacceptable (5%)
- The pressure on existing social infrastructure will increase (5%)
- There is a need for more/new social infrastructure (5%)
- There is no need for more new housing (3%)
- There should be more social housing (3%)
- There is a good opportunity to use local suppliers (3%)
Q5. We are hoping to submit our planning application in early 2021. Having
seen our emerging scheme, would you support our planning application?
7.12 Of the 52 respondents, 32 (69%) considered at pre-application consultation stage
that they would not support the planning application. 8% said they would support
the proposal with the remaining 23% either undecided or opting to not provide an
answer.
Focused Consultation
7.13 A clear theme emerged through the pre-application consultation and the responses
given to Questions 1-4 above, and that was the relationship between the proposed
development and the existing Laleham Gap SEN School. The majority of respondents
saying they would not support the planning application at pre-application consultation
stage included a comment in some form about the school in their responses.
31852/A5/AO Page 16 February 2021New Haine Road Feedback
7.14 Laleham Gap School is a specialist SEN educational facility, whose pupils are
vulnerable to issues of noise, change and general disruption. In addition to plain
objections to the principle of any development adjacent to the school, the following
points were also made across the four questions:
- The school will be overlooked from the proposed development
- The proposed play space should be accessible to the Laleham Gap School
children
- Retail facilities as part of the development could provide training opportunities
for SEN pupils
- Noise pollution from construction will particularly affect the pupils
- Consultation should take place directly with the school
7.15 The Applicant undertook direct consultation with the school to fully understand its views on the
development proposals and discuss the comments raised during the public consultation
exercise. A meeting was held via MS Teams software on Wednesday 16 December with
members of the Applicant’s team and the Headteacher of the school. The Applicant’s
team sought to provide re-assurance to the school including identifying the construction
safeguards which will be in place during construction to reduce noise, traffic and other
construction related impacts, as well as future engagement with the School regarding learning
opportunities for its pupils during the construction stage.
7.16 Following the meeting a request has been made by the School for additional mitigation to be
provided including new mature planting on the School site, to assist in screening views of the
School’s playing fields. The Applicant is keen to continue to positively engaging with the School
in conjunction with the Council post-submission of the planning application, to discuss this
request and to secure through the planning application any additional mitigation as considered
necessary.
31852/A5/AO Page 17 February 2021New Haine Road Responding to Feedback
8.0 RESPONDING TO FEEDBACK
8.1 Throughout the consultation process, the Applicant has listened to feedback from
stakeholders and local residents, and where possible has made changes to the
emerging scheme design to address concerns raised. The following table is a
response to those concerns. Where it has not been possible to make changes in
order to address stakeholder and residents’ concerns, this is explained below.
Concern Applicant’s response
Leave the land as green/farmland The site has been allocated by Thanet
District Council as a location suitable for
development through its adopted Local
Plan. Furthermore, the Site was subject to
a previous consent, now lapsed, for similar
development approved in 2017. The
principle of development is therefore
established and confirmed to be acceptable
by the Council.
There is no need for more new There is a known need and demand for
housing additional housing in Thanet District, with a
housing need of 17,140 additional homes to
be delivered between 2011 – 2031. The
Site has been identified by the Council as
contributing towards this need.
There needs to be improved road The site was allocated in the Thanet District
infrastructure Council Local Plan, which included a
comprehensive transport strategy and road
improvement scheme to mitigate the impact of
this site along with the wider growth. The
Transport Assessment has analysed the site in
this context and confirmed that the LP strategy
will effectively mitigate the development impact.
A pedestrian and cycling route within the site is
proposed, upgrading the existing route between
New Haine Road and Haine Road, while bringing
31852/A5/AO Page 18 February 2021New Haine Road Responding to Feedback
forward pedestrian crossings on both links to
facilitate through movements.
Parking provision within the development will be
in line with the Kent Design Guide and address
the need for EV charging points, at the same
time promoting sustainability option for the
residents.
Unacceptable pressure on social The site has been allocated for housing
infrastructure development and therefore its social
infrastructure requirements considered as
part of the Local Plan process. Where
necessary and shortfalls in provision exist,
financial contributions will be provided as
part of the development through the
Section 106 agreement.
Need homes for those on the The proposed development includes 30%
Council’s local list of the dwellings as affordable homes. The
tenure of these will be agreed with the
Council through the planning process,
however, is likely to be split 70% shared
ownership and 30% affordable rent.
Employment use development The Site forms part of an allocation which
would be better includes both residential and employment
uses. The Site itself will deliver the
residential element of this allocation with
other adjoining land due to come forward
separately for the allocated employment
uses.
Need more open space and play Design comment required.
space
Parking provision needs to be Parking provision within the site will be in
sufficient to avoid congestion on excess of the Kent Design Guide suggested
roads minimums for this type of development, making
sure there will be no requirement for parking
outside the site boundary.
31852/A5/AO Page 19 February 2021New Haine Road Responding to Feedback
Concern for ease of emergency The site layout has been designed in
vehicles accordance with the Kent Design Guide and will
therefore provide a road hierarchy suitable for
the scale of development of appropriate
emergency access.
The development needs to Enhancements for biodiversity will be
enhance biodiversity included within the development design.
This will include a native species rich
hedgerow planting, native woodland and
tree planting, native wildflower meadows
and bat and bird boxes, and other wildlife
refuges.
The conclusions from the Biodiversity ES
Chapter will be added here.
Noise, air and water pollution An assessment of the proposed
development’s impact on air quality is
included within the Environmental
Statement. The conclusions will be added
in once available.
Layout appears cramped Design comment required.
Development next to the school is The development proposed to introduce two
unacceptable new toucan (signalised pedestrian and cycle)
crossing facilities over New Haine Road to
enhance permeability and access to the school.
Locating development near to a school
maximises the scope for walking and cycling to
be a primary mode of travel and significantly
reduces peak hour traffic.
31852/A5/AO Page 20 February 2021New Haine Road Conclusion
9.0 CONCLUSION
9.1 The Applicant has undertaken a programme of consultation and engagement with
local residents, representatives and stakeholders on the proposals to develop land at
New Haine Road. The Applicant’s engagement process, under the Government’s
COVID-19 restrictions, has actively enabled local residents and stakeholders to
comment on the proposed scheme prior to submission of the planning application.
9.2 The Applicant is confident that its consultation process to date has reflected guidance
set out within the NPPF and the Council’s SCI, whilst adhering to COVID-19
Government guidelines and restrictions prohibiting public gatherings and encouraging
the planning system to continue through these unprecedented times.
9.3 In summary, the Applicant’s pre-application engagement strategy for the proposed
residential scheme has focused on:
• The identification of, and engagement with, key local stakeholders
• An extensive notification by post of the consultation proposals, covering all
• households and businesses within the consultation boundary.
• Providing all reasonable opportunities for the local community to comment on
the proposed scheme online, via email and by telephone.
• Maintaining a positive and ongoing dialogue with local stakeholders, responding
to requests for further meetings - via MS Teams or Zoom - and information
where possible.
• Undertaking a thorough review and analysis of all feedback received.
9.4 As part of the collaborative approach to planning, the Applicant and its project team
have listened to all the feedback received. The Applicant’s submission has been
informed by the pre-application process and this SCI provides responses, where
appropriate and possible, to feedback received to address concerns expressed and to
respond to suggestions and comments.
9.5 Overall, the consultation responses generated a range of issues and questions for the
project team to consider. It was clear that the protection of the interests of Laleham
Gap School was important to a large number of people. The Applicant’s team has
sought to give every reassurance and explanation to the school.
31852/A5/AO Page 21 February 2021New Haine Road Conclusion
9.6 The planning application that has been submitted to Thanet Council has sought to
address the concerns raised by the local community and stakeholders.
9.7 The Applicant is keen to ensure an ongoing dialogue with local Councillors, residents
and stakeholders as the application is taken through the planning process and as
such, will keep all communication channels open and interested parties updated in
the future.
31852/A5/AO Page 22 February 2021APPENDIX 1 PUBLIC CONSULTATION LEAFLET
NEW HAINE ROAD
RAMSGATE, KENT
Barratt David Wilson Homes are proposing to develop land at
New Haine Road into a thriving modern community.
We are proposing to deliver up to 471 homes with 30% of those homes being
affordable. The proposals will also seek to provide quality pedestrian and
cycle routes, roads and public open spaces including a new landscaped
parkway between Haine Road, New Haine Road and Jackey Bakers sports
ground and areas of play space.
This consultation leaflet seeks to provide you with information on the proposed
development and offer you the opportunity to have your views heard.
www.NewHaineRoad.co.ukThe site comprises land divided by
the A256 New Haine Road which runs
broadly North to South.
Our application will consist of 2
parts; a Full element for 175 homes
with associated infrastructure and
amenities, and an Outline element for
the reminder of the site for up to 296
homes.
FULL ELEMENT
• Circa. 175 homes
• 30% affordable homes
• Access from New Haine Road
• 23 x 1 bedroom homes
• 78 x 2 bedroom homes MASTERPLAN TO
• 53 x 3 bedroom homes BE PROVIDED
• 21 x 4 bedroom homes
• 2 -3 storeys in height
• Cycle parking
• Around 310 car parking spaces
• A landscaped parkway forming
a pedestrian & cycle route
• Landscaping
• Planting
This will enable delivery of the first
175 homes to be delivered at pace,
assisting the Council to provide much
needed homes.Illustrative image of house type
OUTLINE ELEMENT
• Circa. 296 homes
• 30% affordable homes
• 2-3 storeys in height
• Defined areas for development,
open space and landscaping
MASTERPLAN TO • Defined location for landscaped
parkway East of New Haine Road
BE PROVIDED
• Defined locations for vehicular,
cycle and pedestrian access
An outline application maintains
flexibility which is particularly important
to enable us to respond to future
requirements, particularly in a post-
COVID-19 world.
Illustrative image of landscaped parkwayIllustrative images of various house types
As a member of the community, we are keen
to understand your views on our emerging
proposals for the site. Please visit our website
to find out more information and leave us your
comments via our feedback form. Alternatively
scan the QR code with your smart phone to be
SCAN ME
directed to the website.
www.NewHaineRoad.co.uk
We fully appreciate that not everyone has access to the internet or is
comfortable navigating websites and commenting online. We have therefore
set up a direct telephone number and an email address for anyone wishing
to find out more and leave their comments.
0207 446 6837 NewHaineRoad@bartonwillmore.co.uk
7 Soho Square, London, W1D 3QB
To enable us to take your comments into account, please ensure your
feedback is sent to us by 6th December 2020APPENDIX 2 GRAPHS TO SHOW ALL CONSULTATION RESPONSES
What is your connection to the area? What is your gender?
6%
12% 2%
4%
31%
6%
58%
21%
62%
I liv e here I work here I liv e and work here I study here Other / No response Male Female Other / No response Prefer not to say
What is your age group? What is your employment status?
0%
4% 2% 4%
4% 12%
8%
15%
37%
19%
21%
2%
2%
27%
13%
15% 15%
17 and under 18-24 25-34 35-44 45-54 55-64 65-74 75-84 85 or over No response Working full time Working part time Self employed Student/Apprentice Unemployed Retired Other/No responseQ1. We intend to provide public open space and a new landscaped parkway.
Do you have any suggestions for other amenities which could be provided as part of this?
No response 17%
Bridges to provides safe road crossings 1%
Please provide outdoor gym equipment 1%
A tree planting and maintenance plan needs to be in pl ace 1%
Development should not go ahead 6%
Concern of aquifer contamination 1%
Need surface water drainage solutions 1%
Direct consultation with Laleham School is needed before an application is submitted 1%
Object as autistic children will be harmed by contruction noise 3%
Cannot outweigh pollution concerns 1%
Retail facilities, including any associated with SEN school training opportunities 3%
Tall green buffers needed around the full site 1%
The open space needs to be well lit 1%
Dog park 1%
Need to be wildlife preservation concious/bee friendly/increase biodiv ersity 4%
Cycle routes / pathways for running 4%
Need more parking provision to avoid road congestion 3%
Don't need more park space 1%
Area of open space needs to be bigger 1%
Need improved childrens' play space 6%
Need more employment development 3%
Not more housing 6%
Social infrastructure under pressure 13%
Leave the land as farmland 10%
Improved road infrastructure 7%
0% 2% 4% 6% 8% 10% 12% 14% 16% 18%Q2. Do you have any comments on the proposed Full or 'detailed' element of the application?
Homes' sustainabi lity credentials questioned - solar panels should be compulsory 2%
More information is needed to fully understand the proposals' impacts 1%
Looks good to me 1%
This is today's showrooms, tomorrow's slums 1%
Make sure Jacky Bakers is not touched 1%
Concern of aquifer contamination 1%
Need surface water drainage solutions 1%
Application should not be submitted during pandemic 1%
Pleased to see electric charging points for cars 1%
The SEN school playspace will be overlooked on account of buildi ng heights 2%
Development should not be next to the school 8%
Pleased that a number of smaller homes are proposed 1%
Concern with idea of development consolidation with Westwood Cross 1%
Cramped layout proposed with insufficent space between houses 1%
Wildlife concerns / need to increase biodiversity 2%
Open space should be bigger 1%
Should be preserving green land 4%
Air and noise pollution concerns 7%
Don't build this scheme 4%
Employment use development should be happening 2%
Old/empty housi ng stock shoul d be refurbished first 2%
Need homes for people on the housing list 4%
Farmland will be needed post Brexit 2%
Concern for ease of emergency vehicle access 3%
No pedestrian crossings are shown 1%
Parking provision needs to be sufficient 1%
Need better road infrastructure to avoid traffic problems 18%
Don't need any more houses 11%
No response 12%
0% 2% 4% 6% 8% 10% 12% 14% 16% 18% 20%Q3. Do you have any comments on the proposed Outline element of the application?
Some homes don't have gardens 2%
Surface water drainage concerns 2%
Is a very good site for new development 2%
Biodi versity concerns 2%
Air, ground water and noise pollution 4%
Concern over constructi on related pollution 4%
Areas marked for apartments need to be more mixed with open space too 2%
Properties on Hawthorn Grange will be overlooked 2%
Development density too great 4%
Need homes for people on the housing list 2%
Noise effect on school 6%
Unsatisfied that affordable housing will be affordable 4%
The playspace for the SEN school will no longer be private 9%
Development should not happen next to the school 8%
Object to the loss of green/farmland 8%
Extend the open space on 'potential future devel opment' l and 4%
Object to accommodating London out-migration 2%
Need more employment development 4%
Should be refused 8%
Need better road infrastructure 13%
Don't need any more houses 11%
No response 34%
0% 5% 10% 15% 20% 25% 30% 35% 40%Q4. Do you have any other comments or ideas on how the scheme could benefit the local area?
Opportunity to use local suppliers 3%
Retail facilities, especially associated with SEN school training opportunities 2%
Proposed play space should be accessible t o the SEN school children 2%
Consultation should take place directly with the school 2%
Development near the SEN school is unacceptable 5%
The development would overlook the school 3%
Tall green buffers needed around the full site 2%
Considers other sit es are better residential development sites 2%
Encourage cycling infrastructure 2%
Provide more open space 2%
Include measures to enhance biodiversity 2%
Include solar panels 2%
Only a benefit i f new homes have garages to relieve parki ng pressure 2%
There should be more social housing 3%
Need more/new social infrastructure 5%
Pressure on social infratructure will i ncrease 5%
A swimming pool and other fitness/leisure should happen instead 2%
Need employment dev elopment 3%
More people will create higher unemployment 2%
Objection to London out -mi gration 3%
Don't need more housing 3%
There will be no local benefits 24%
No response 23%
0% 5% 10% 15% 20% 25% 30%Q5. Having seen our emerging scheme, would you support our planning application?
8% 8%
15%
69%
Yes No Undecided No responseYou can also read
