Local Landowner Interview Report

Rolvenden 2015

Draft

Compiled by

Rolvenden Neighbourhood Plan Steering Committee and Rolvenden Parish Council

Contents:

1. Introduction

2. Executive Summary

3. Methodology

4. Results Summary

5. Appendices:

a. List of landowners/farmers/business owners consulted

b. Final call for site submissions Email sent to Landowners/farmers/business owners

c. Landowner Interview questions

d. Results recorded

e. Rolvenden Update Leaflet 2015 Notification

1 Introduction As part of the Neighbourhood Development Plan evidence gathering, informal interviews with local

landowners were held with four objectives in mind: i) to identify if any future developments were being

considered; ii) to identify publicly owned land that may become available for future developmental

opportunities and iii) to establish where the Parish Council, via the NDP, might further support local

landowners, farmers and business owners. It was also an opportunity to discuss the broader policy areas of

Housing, Transport, Environment, Social issues and the Economy of Rolvenden with some of the longer

residing families.

2 Executive Summary The recorded interview responses indicate the following: Land usage surrounding the built confines of the

parish is predominantly agricultural – pastoral, horticultural, arable - with isolated pockets of light industrial

usage located mainly in converted farm buildings.

Looking to the future, some landowners had no plans at all to make changes in the short to mid-term, while

those who had, had mostly considered developments either as additional sources of income or to house

family members (young and old). Without commitment, the most mentioned development type was

residential – mainly windfall sites, conversions or reinstatements of original buildings. Those landowners

with larger plots for housing developments have since confirmed availability and these are dealt with in a

separate Local Site Assessment report. The second most mentioned ideas were for ancillary incomes to

boost the tourism industry: holiday lets and campsites – generally on a small scale. A few considered the

possibility of using redundant buildings for light industrial/commercial or small workshop usage. In the final

submissions, four sites were confirmed available for industrial usage consideration. There were no plans to

develop or introduce more retail outlets.

Additional comments about housing mentioned the generally accepted (and since proven) local need for

affordable and retirement homes and a request for Rolvenden to grow organically rather than become part

of a larger urban sprawl.

Suggestions to resolve transport issues by far outweighed suggestions to improve the economy which

generally requested better broadband and local websites. Interviewees were more concerned with traffic

calming and road safety and improving footpaths for pedestrians and tourists. The quality of roads locally

and problems with parking were discussed.

Socially, it was recognised there is little to occupy the younger generation and additional sporting facilities

(basketball and a skate park for example) were mentioned. Similarly, activities where the older generation

could meet were suggested. It was also thought that a restaurant/coffee shop would be beneficial along

with more shops for the village and a Doctor’s surgery facility within the village hall.

It was clear that many interviewees were already involved in schemes to protect wildlife, hedgerows, ancient

woodlands and the environment and there were concerns about current practices harming bats, barn owls

and the small bird population in particular.

There is a long list of recognised assets in the village to be protected and at the top of this are the sports

clubs, the church, the pubs, the shop and the rural, tranquil, idyllic character of our parish!

The early interviews with landowners coincided with Ashford Borough Council’s Call for Sites and five local

submissions were made at that time for consideration within Ashford’s Local Plan: these were for residential,

(greenfield and brownfield) and a community facility, should it be required.

3 Methodology Public announcements declaring that local landowners would be interviewed as part of the Neighbourhood

Development Plan process were made at regular Sunday Services in Church, at Annual Parish meetings and

during public gatherings at Parish Council meetings. Additional notifications were issued at various intervals

via Rolvenden Update emails and the Parish Magazine. All landowners, prominent farming families and

business owners were invited to step forward or were contacted directly by telephone to arrange

appointments (Appendix a). Occasionally, it was necessary to conduct telephone interviews where

landowners lived outside the parish or were too busy with seasonal farming work to meet in the ‘foreseeable

future’. Interviewees were asked for suggestions and contact details of neighbouring landowners.

Interviews were informal and mainly conducted at their homes or place of business. Early interviews had

the single key objective of establishing land that may become available for development opportunities,

which were recorded, and general additional notes only were taken. As other people became involved in

the interviewing process, guide interview questions were compiled for consistency (Appendix b).

Interviewees were reminded why we were conducting the interviews and were encouraged to comment on

the wider draft policy areas. Those known landowners who could not be reached or did not step forward,

were contacted by email during the final call for development site submissions towards the end of 2015

(Appendix c). In the end, 17 local sites were submitted for consideration and are subject to a separate

report on the assessment process.

4 Results Summary (Indications as taken from RECORDED interviews):

i) Current use of land: Pastoral 11111111111 Horticultural 111111 Arable 111 Light Industrial 111 Other 111

ii) Future plans (without commitment): Housing / Reinstatements/conversions to residential usage: 1111111111111111 Conversions or development of Holiday Lets / Campsites: 11111111111111 No Plans for change, diversification, conversions or development: 11111111111 Industrial / commercial/retail development / workshops: 111111 Farming related Improvements / introductions: 1111 To enhance community facilities: 111 Educational purposes: 11

Seasonal employment provision: 1 iii) Other comments about housing and development: Mentions of specific locations:

Gradual, organic growth in central locations to avoid urban sprawl: 111

Opposite Gatefield preferred: 11

Village centre around the cricket field: 1

No more houses in Wassall Lane: 1

Keep bungalows/retirement places in the Layne: 1

Mentions of specific types of developments:

Low-cost housing: 111

Retirement homes: 11

eco-friendly housing: 11

more light industry/workshops: 11 Other - Low density appropriate to the countryside: 1

iv) Suggestions to improve The Economy:

Promote as ideal for walking / horse riding holidays: 111

Improve phone / broadband facilities: 11

Improve website to promote local businesses and for historical facts: 11

Local road networks here less attractive for industry: 1

(If tourism expands) – will need public toilets: 1

v) Suggestions to improve Transport:

Impose speed limits/traffic calming/road safety measures: 1111111111

Improve / open up Footpaths/protect from 4WD’s: 1111111

Improve road quality: 1111

Improve Parking: 1111

No to cycle routes: 11

Mini bus/community bus: 11

Bus shelter for Monypenny : 1 vi) Suggestions to improve Social and Well Being aspects:

More facilities for the younger generation: 11111

More sports and improved facilities: 11111

Facilities/activities for the older generation: 1111

More retail outlets: 111

a restaurant / café / coffee shop: 111

Reinstate a Doctors Surgery: 11

vii) Suggestions to improve The Environment

Already actively protect and preserve the environment: 1111111

Specific concerns that current practices harm local flora and fauna: 11111

No to solar or wind farms: 111

Consider a community biomass boiler facility to benefit community buildings: 1

viii) Assets mentioned to be maintained and protected:

Sports and sporting facilities: 1111111

Church and church yard: 111111

Shop: 11111

Rural, tranquil, idyllic character: 1111

Pubs: 1111

School and Field: 11

The windmill: 11

Historic elements: 11

Hedgrows and ancient woodland: 11

Garage: 1

Motor Museum: 1

Hole Park: 1

Views to Hexden Channel and Sandhurst: 1

5 Appendices

a) List of landowners/farmers/business owners consulted

b) Final Call for sites Email sent to Landowners/farmers/business owners.

c) Informal questionnaires: Landowner Interview questions

d) Results recorded

e) Rolvenden Update Notification

a) List of landowners/farmers/business owners consulted

The following landowners were interviewed either face to face or by telephone and emails were sent to

everyone we had contact details for:

The Antrums, Edward Barham, David Beatton, Paul Brightling, Harry Craddock, Mrs Crowley,

Kate De Haan, Jacques Derosiers (Church), Andrew Edwards, Deborah Feldhaus, The Georgettis,

Mr and Mrs Graham, Ed Hoad, Mr and Mrs T Homewood, John Hunt, Lin and Trevor Lodge,

Mr and Mrs Long, Margaret Lowrie, Nick Marston, Martin Pexton, Sue Saggers, Jackie Stace,

Mr and Mrs Tallett, Miss Thoburn, Mr and Mrs Tompsett, Emma West, Robert and Simon Wheeler,

Mrs Woodley

Additionally, the following people were contacted by email (Appendix b):

Morghew Farm, Little Halden Farm, Hinxden Dairy, Devenden Farm and Anna McDonald.

One landowner declined an interview.

b) Final call for sites email November 18 2015 Rolvenden Land and Business owners – URGENT ACTION REQUIRED For the urgent attention of Rolvenden Land / Business owners, Many of you will already have been contacted and interviewed over the past couple of years to establish how Rolvenden Parish Council and the Neighbourhood Development Plan might support you in any future plans for development or expansion, and to ascertain your perspectives on each of the 5 local policy areas to be covered (Economy, Transport, Housing, Environment and Social issues). A few of you have already submitted your sites to Ashford for future consideration but we have now compiled a set of criteria specific to Rolvenden and to the requirements identified in the recent Housing and Business Needs Surveys. In order to ensure fairness and uniformity, please now complete the attached form to 1) confirm your land IS available for consideration and 2) to extend the FINAL CALL for development sites, in case your plans for the future have changed. Please note, for housing, only land over 0.2 hectares, or space for approximate 10 dwellings, may be included in the NDP. Any less may still be forwarded to planning at Ashford but will be deemed a "windfall site" for the purposes of the plan. We are however particularly interested to hear about expansion/development plans for any of the existing industrial areas or the creation of office, retail or workshop space, or tourism facilities for example, irrespective of size. The closing date to receive these forms for inclusion in the NDP is November 26th so please respond urgently. There are guidance notes included to help you complete the information as accurately as possible. If you have any queries, please contact any of your parish councillors or me on 07966 372727 / lynncw277@gmail.com. Kind regards Lynn Curtis –Woodcock for the Rolvenden NDP Steering Committee

Appendix c) Landowner Interview questions

Name…………………………….

Date………………………………

Overview – brief explanation of the NDP and today’s objectives

The NDP – is the next step on from all the work carried out by Rolvenden the Future – it’s the Action Plan to

the Wish List. Setting out draft policies on Transport, Social Issues, the Economy, the Environment and

Housing and development, for Ashford, it identifies where new houses/businesses etc might be located to help

with planning in the next 25 – 30 years, but also protects areas and assets that are considered important to

maintain the character of Rolvenden.

Most importantly, once the draft policies are finalised, they will go to referendum and once accepted, the

Planners HAVE to take note of them. – (Government led – Localism etc.)

We are interviewing all the landowners and as many businesses as possible to gain your views, find out what

your ideas and plans might be for the next 20 - 30 years and see what we might be able to include in the Plan

to support you, the Landowner

1) Mark off on the map the boundaries of your land (use different colours to others) / current uses?

2) Do you have any specific plans in place for the land?

3) Do any of the plans fall under the categories / or, have you considered…:

- Housing and Development (eg – have they considered that underused/redundant

farm buildings might be able to be used for other things in the future … Housing for family members?)

- The Economy - Tourism for example, holiday lets, B&B, campsites

- Small workshops to create local employment etc

- Transport – road systems to their property – cycle routes etc

- Social aspects

- The Environment – maintain areas for wildlife, for example

- Housing and Development ideas

4) Go through each of these (policy areas) again for their opinions for Rolvenden as a whole …

including anything (land / assets) they think should be

- maintained and protected and

- anything they would like to see changed?

(Additional comments noted)

(Contact details for neighbouring landowners….)

Appendix d ) Interview Results:

Recorded Landowner Responses (in no particular order)

1) Current use of land: Dairy and arable Sheep and fruit – used to be hops Sheep and grass Main business fruit and sheep. Land is farmed by tenants: sheep, wheat, beans, rape. Beef, suckler cows, ewes for breeding. 29 acres – land currently rented (by local farming family) Light industrial Grave yard Grazing land and allotments Vineyard, cobnuts, arable, woodland, rare breeds. Used for local shoots. Pastoral, horticultural, light industrial. Light industrial

2) Do you have any specific plans in place for the land?

“No immediate plans” “Possible farmhouse (reinstatement?)” “No other plans – possibly a few holiday lets” “No plans to diversify.” “In the process of getting Forestry Commission approval for the land (30 acres) which runs along Frogs lane (Slade Wood and the roadside wood east of the bridge), the woodland west of the stream running under the bridge on Frogs Lane, the shaw running south from Frogs lane just west of Rolvenden Layne and some woodland east of the A28 – which is not connected to either road or footpaths. Intention is for coppice management.” “Plans to retire and farm (the land) himself. Maintain the rural character. Possibly (introduce) rare breeds”. “Some of the land marked is in Newenden – concerns re bore hole” “Want their farm to remain as open countryside – much of it prone to flooding so not suitable for development” “Railway line runs through the farm – possible camp site or hard standing for caravans as they get older and less able to farm” “(Considering) a caravan park overlooking the railway – short stay for caravan clubs only” “5 acres for development on footprint of existing buildings – 60 houses or light industrial - likelihood of staying industrial” “ as it stands (there is probably) 100 years of graveyard space – only use half the graveyard currently and more and more people are getting cremated (these days). In any case can re-use graves after 75 years. The church can be used as a community facility – eg. Concerts: couple of hundred seating – up to 300 people standing. Plans to change seating to create more flexible surface”.

“Allotments must remain. Grazing land and its outstanding views (between Rolvenden and Rolvenden Layne) must not be spoiled – Not as parkland with benches but maybe used for picnics, kicking balls. Need (to keep) sheep (there). May consider more land for the graveyard for wildlife if needed.” “Would like to build an eco-house”. “Sparkeswood Park” – possible location for a new school (if needed) with plenty of fields. Would help alleviate parking on Sparkeswood Avenue” “Planning permission for a winery in place (5,000 vines)” “(Considering) possible vineyards or housing with an access road to Sparkeswood Park (if that is developed)”

3) Do any of the plans fall under the categories / or, have you considered:

- Housing and Development (eg – have they considered that underused/redundant farm buildings might be able to be used for other things in the future … Housing for family members?) “Good location would be opposite Gatefield. Not keen on more houses in Wassall Lane” “Yes, (our) under-used buildings might become offices/storage/possible workshops – (Rolvenden needs) small retirement places.” “No plans to develop any farm buildings. Possibly (consider) family homes for family members if required” “Possible windfall site in Friezingham Lane – room for 1 house (plus plot available in Frogs Lane – possibly for affordable housing if needed)” “No plans at all, (but think the parish needs) affordable (housing) and as centrally (located) as possible to avoid sprawl”

“Younger people need low-cost housing and they shouldn’t be cramped – like Glebefield – not in the countryside!”

“(No to selling off farm buildings for conversions – potential problems introducing strangers to living/working in close proximity with the farm. Just for family usage.)” “Remote possibility of (land for) housing (if there’s a need) – (all plans dependent upon outcome with HMRC)” “Main farm buildings are Victorian – thinking about converting the stables etc (excl the barn) to either holiday lets or long term lets”. “Former oast – now partly ‘atcost’- would like to restore (it) – son wishes to return to the farm” “Originally.. house was two cottages – would like to convert back for elderly parents / daughter” “(Evidence of) 1 house and 1 barn – would like to reinstate both”. “Parents previously tried to get permission for a new house in the field alongside the A28” “Housing – opposite Gatefield (would be best/sensible/most appropriate location)” “Considering well designed and eco-friendly housing”

- The Economy - Tourism for example, holiday lets, B&B, campsites, small workshops to create local employment etc “A campsite might be an option for the future.” “(The area) is good for walkers – but it gets very wet in the winter” “(Should think about reinstating) Doctors Surgery.” “Not everywhere in Rolvenden (is) served well with broadband (so) barn conversions to offices not practical”

“Already do holiday lets”. “Atcost building on the A28 – possible conversion to a workshop if there was local demand. Old Dairy building – possible holiday let or permanent home. Pump House – possible restoration or conversion. Formerly used to pump water up to the Tower on the A28”. Already has permission for one holiday let – under construction. “Barn by entrance – possible plans to convert to holiday let for disabled (grant funded) – suitable as single storey”. “Caravan sited in field for many years – (possible) change to log cabin for holiday lets.” “Already have (a) successful holiday let – thinking about a second unit, possible log cabin”. “(Needs to improve) phone service and internet (with) fibre optic”

“Considering conversion of barn to holiday let”. “(Plans for :) shop for wine selling / tasting rooms / bar with appropriate licenses. Through DEFRA are the first licensed bluebell seed sellers. Rare breed sheep – educational access. Camping: 50 eco pods (28 days per annum allowed). Grape picking – for two weeks, employ 10 people per day. Instruction in wine making.” “Redundant farm buildings could become low cost workshops”. “(To promote) tourism, (we would need) loos. (Could do with a) coffee/tea shop. Holiday homes and B & B’s (can only be a good thing).” - Transport – road systems to their property – cycle routes etc. “Wassall Lane really bad for potholes. There are no PROWS on their land for cycle routes.” “Wassall Lane also ancient and prone to flooding” “Mounts Lane – ‘access only’ or ‘one way’ or ‘no entry for Sat Navs’ sign at the junction of the A28 . Also 40mph along the A28 by Mounts Lane. Footpaths should be developed.” “No to cycle routes” “The by-way is the(ir) road – a Saxon track. DEVELOP FOOTPATHS” “Promote the walks – leaflets – set out the walks, encourage people to spend. Horse riding : ideal for holidays” “Push for better roads. The A28 is worn out. By-way – good for off road cyclists. Winter closure for 4 wheel drivers”. “Might consider public access where (the land) runs along Frogs Lane: there is an existing gate and farm track. There is a small section not in (their) ownership but might consider an access only path to link to the existing footpath” “(Would like) 30 mph speed limit to be extended just past the Lowden turning – new businesses (Farm machinery maintenance) will be running from the buildings there”. “(In Rolvenden) likely to get only 2/3rd s of the rent achievable in Headcorn because of roads and proximity to motorway etc.” “Protect footpaths and bridle ways by discouraging 4 wheel drive vehicles along the bi-ways”. “20 mph (through the High Street). Improve parking”. “The PROW has been resurfaced – now wheelchair and cycle friendly – rehedged, ditched and fenced – lots of investment”. Mini buses (for the country lanes) “(Would like some form of) traffic calming measures on the A28 – bollarded islands?” “Create further parking in the main road”

- Social aspects “ Not much going on these days for the youngsters” (explained about the forthcoming activity buses) “Maintain pubs. Sport. (Would be lovely to have another) shop in the Layne – was a meeting point. Need something for older people. Stool ball (is good for the youngsters but just in summer).” “Need a café for the elderly to go to. Would like a Historical Society”. “Craft work aimed at older people. Younger people want to go somewhere more vibrant.” “ A skate park (would be a good idea for the youngsters)” “Put basketball nets on the tennis courts”. “(Any initiative needs) volunteers – individual characters like Basil Russell who ran table tennis and snooker clubs in the village”. - The Environment – maintain areas for wildlife, for example “Nothing specific, - don’t want wind farms!” “No solar farms or wind farms. (Already) set aside areas under one of the schemes. Happy to preserve wildlife, diversity and the AONB aspect”. “There is talk about flooding the land by the pump station (Hexden Channel) – helps wildlife?” “The whole place (is given over to wildlife): Barn owls, peacocks, - protecting birds especially.” “Currently in the scheme – 2m headland – leave rough piece for wild life”. “Subsidy – in a scheme. Entry level stewardship. DEFRA biodiversity – (have) hedges, ponds, permanent pasture” “Slade Wood = semi ancient trees”. “Better design (of new houses mean) lower bills” “(Have) one of the only pieces of lowland heath – covered in heather – which is rare in the UK” “No windfarms – ugly and noisy.”

4) Opinions for Rolvenden as a whole … including anything (land / assets) that should be : - maintained and protected “Church and Church Yard, School Field kept as a green area, Shop, Church, Garage” “Shop and Church” “School” “Keep bungalows/retirement places in the Layne.” “Football facilities. The windmill. Hole Park” “Church area. Views to Hexden Channel and Sandhurst to be protected” “Historic mound (Frogs Lane ) with some evidence of a man made structure – explore this”. “All the barns on the farm contain the timbers from the original Manor House (at Lowden)” “Keen to preserve rural character (of the) village.” “Heritage / tourism: not in favour of anything ruining the tranquillity” “Want Rolvenden to maintain its rural character” “ Keep shop and pubs.” “Motor Museum – it’s an asset” “The shop.. the pubs, Cricket Field and Tennis Courts” “(If you have a) PROW you have a responsibility to maintain it. (Keep) footpaths immaculate, prettier and disabled and cycle friendly.” “Protect the hedgerows and ancient woodland” “Shops, pubs, windmill, church. In the deeds of some of the old houses are obligations to maintain the church!” “Football and Cricket. The three pubs.” “ It’s an attractive village – the idyll with the cricket green”.

- anything they would like to see changed? Maybe a zebra crossing in the High Street or 20mph speed limit Hedge at Cornhill needs cutting back – difficult to see when pulling out – (dangerous) Quality of the road in Wassall Lane Bus Shelter at Moneypenny Local bus to the Layne / Community Bus. Would be nice to have a centre of the village – possibly around the cricket field. (Have noticed some people are) allowed to cut trees all through the nesting season – bats are protected too so should not be allowed in winter. (Rolvenden needs) a restaurant and more shops, but parking is an issue! Frogs Lane used as a rat run – major works required (to the road) – would like it to have ‘quiet lane’ status. It is an ancient road – evidenced by steep banking to the sides. Parking in the High Street reserved for customers only during working hours. (Need a) website to publicise local businesses/WWI records (for example). Concerned about over population of buzzards and kestrels which has decimated the barn owl and skylark population. Also loss of habitat for small birds. (Would like to see) ‘organic’ growth of the village – not to become a suburb of Tenterden. (Would like) to see the village grow gradually, more light industry, more affordable housing. Parking – around Sparkeswood and the Village Hall: staff parking is restricted. Address the speed limit on the A28 – by Cherry Garden Farm/Wassall Lane/World of Water Consider some form of combined heat and power plant – biomass boiler ( to burn dried cow/chicken waste, rubbish etc) to produce methane which runs a turbine to power a local generator – where heat is piped to local community buildings (Church / village hall) or sell the electricity back to the grid. Instead of rubbish going to landfills it could even heat a small housing estate.” Would like to see an outreach doctor’s surgery in the village hall. More shops Joint facility with separate changing (for Cricket and Tennis clubs) Basketball nets on the Tennis Courts Don’t use pesticides or sprays. Conduct pond surveys (and look after the) Emperor dragon flies. Need a better website (to promote the economy)

Appendix e) Rolvenden Update Leaflet 2015 Notification Neighbourhood Development Plan The process of compiling Rolvenden's Neighbourhood Development Plan to 2035 is well under way and we have now engaged a professional planning consultant to guide us through the final processes. Once passed at referendum, this document will enable local people to shape the future of development in the parish and help speed up planning applications. The Housing Needs Survey and recent Public Consultation to assess the 'Landscape, Design and Environmental Character

of the Parish' have contributed greatly to the planning related draft policies on Housing, Transport, Economy, Social and Environmental issues upon which the Plan will be based. Local landowner interviews and a call for sites have identified windfall sites to help meet government targets and a few key locations for future developmental consideration. The steering committee are working on compiling a new assessment checklist relevant to Rolvenden to help prioritise these locations for the future. It is not too late to include any potential plots to the list and landowners should contact us immediately if you are even considering the possibility of eventually applying for planning. This is not a guarantee that permission will be granted but if found suitable and listed in the Plan, the process will be greatly simplified. The next survey to look out for is aimed at Local Business Needs. We will need to hear from all types and all sized

businesses, cottage industries and home workers to see how the Parish Council and Neighbourhood Development Plan can support you and help the local economy prosper. All results of the surveys will be kept anonymous. Please look out for announcements by email on Rolvenden Update, local notice boards, the Rolvenden column in the Kent Messenger and social media. If you are a landowner with land for a potential development project - however small, if you are a home worker, operate a cottage industry or business from an address in Rolvenden or are simply a resident with particular views on the future of Rolvenden, we do need to hear from you. Please make contact with any of your parish councilors without delay or by email to lynncw277@gmail.com

The recent public consultation held in the Village Hall. (01.03.15)

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