Main modifications are proposed to be made to the submitted
Local Plan, and are set out on the schedule below.
Text to be deleted is shown as strikethrough, and new text
is shown as italic and underlined. Each change is referenced for ease, and also
indicates its location in the submitted plan, a reference to its origin (PC/
ref) and a reason.
Main
Modification Number
|
Related
Policy Number
|
PC/ ref
|
Proposed
Change text
|
Reason
|
MM1
|
Policy SS1 and supporting text
|
PC/2; PC/3; PC/77; PC/132; Action 7.2;
Action 8.5; Action point 4.10
|
Amend 4.3; 4.8; 4.14; and Table 4.4 and Policy SS1 (1), (4), (8) and
(10):
4.3 The Strategic Housing Market Assessment 2015 confirms the
objectively assessed housing need for the borough over the plan period 2011
to 2031 is confirmed as 18,560 17,660
dwellings (928 883 dwellings per annum). This need
is based on an analysis of national population projections with key local
inputs, including net migration, household formation rates and housing
vacancy rates. The council will monitor the impact of new data releases on
its objectively assessed housing need and respond as appropriate. The council
does not need to allocate land to meet the whole need of 18,560 17,660
dwellings because at 1 April 2016, 2860 homes have already been
built since 2011 or and
5,475 have been granted planning permission on
sites that are not yet completed. A reduction of 5% has been made
to the number of dwellings expected to be built on sites with planning
permission in order to allow for the non-implementation of some planning
permissions. The local plan allocates a further 5,150 8,707
dwellings, and identifies broad locations for housing growth that can yield
around 2,440 3,500 dwellings. Adding a windfall
allowance of 1,650 dwellings 114 dwellings per annum
from unidentified sites in the latter years of the plan period, the
council will be able to meet its objectively assessed housing need of 18,560
17,660 dwellings in full, as set out in the table
below. The housing trajectory (appendix A) demonstrates in detail how this
need will be met. This is a ‘snapshot’ of the borough’s housing land
supply position as at 1 April 2016, which will be updated annually through the
authority’s monitoring report. Any shortfall in supply will be addressed
through the Local Plan review, which will be adopted by April 2021.
|
|
Housing land supply
|
Dwellings (net)
|
Dwellings (net)
|
1
|
Objectively assessed housing need/ Local Plan housing
target
|
|
18,560 17,660
|
2
|
Completed dwellings 2011 to 2015 1 April
2011 to 31 March 2016
|
2,341 2,860
|
|
3
|
Extant planning permissions as at 1
April 2016 (including subject to S106 and a
non-implementation discount) to 30.11.15
|
2,907 5,475
|
|
4
|
Local Plan allocated sites (balance of
allocations not included in line 3 above)
|
8,707 5,150
|
|
5
|
Local Plan broad locations for future housing
development
|
3,500 2,440
|
|
6
|
Windfall sites (2022-2031) contribution
|
1,026 1,650
|
|
7
|
Total housing land supply
|
|
18,481
17,575
|
|
|
|
|
9
|
Housing land deficit 2011/2031
|
|
565 (85)
|
Table 4.1 Meeting objectively assessed housing need
4.8 Part of The office,
industry and warehousing floorspace provision have been requirements
can be met in part through the occupation of
vacant buildings and land, redevelopment and planning permissions
granted/completed since 2011-16. The
amount of floorspace needed in addition to what is available from these
sources is shown in Table 4.4 below as a net requirement for the remaining
plan period. For industrial uses, sufficient land is already available from
these sources to more than meet the amount of floorspace which is forecast to
be needed. The net requirement therefore appears as a negative figure. For
offices, the required floorspace will be met, in part, through development on
windfall sites in addition to the specific allocations in the Plan.
|
Offices (NIA)
|
Industry (GIA)
|
Warehousing (GIA)
|
Gross requirement sqm
(2011-31)
|
39,830
|
20,290
|
49,911
|
Supply
|
24,247
|
16,595
|
36,964
|
Net requirement sqm (2016-31)
|
15,583 24,600
|
3695 -18,610
|
12,947 7,965
|
Table 4.4 Net floorspace requirement for offices, industry and
warehousing
4.9 In addition to establishing the quantity of additional B
class employment floorspace needed, an assessment of the existing,
established employment sites in the borough and their continuing role in
meeting future business needs was also completed. This analysis identified
that, without further action, the borough would lack a new, well serviced and well connected mixed use business
park which could be particularly aimed at providing new offices, small
business orientated space, stand-alone industrial and manufacturing space
built for specific end users and smaller scale distribution businesses. There
is a gap in the borough’s portfolio of employment sites to be addressed and this
‘qualitative’ need is distinct from the purely numerical need identified
through the forecast. The outcome is that the Local Plan allocates more land
than the purely numeric requirement for offices, industry and warehousing
would imply to ensure that the right type as well as the right amount of land
is delivered. The local plan allocates
sufficient land to provide for offices, industrial and warehousing needs and
medical use. With respect to offices, a restricted level of
office demand and take up within the market has been demonstrated over
an extended period by persistently high vacancy rates and unbuilt
permissions. This trend is replicated across the South East, including in
more local locations such as Kings Hill, Ashford and Ebbsfleet, and is
unlikely to may not change in the short term. However, g
Given the considerable supply of dated and outmoded stock
within the town centre there are opportunities to encourage replacement of poor
quality stock and also to foster new provision through the
Plan’s policies in the latter years of the plan period that is
likely to achieve greater space efficiencies.
4.14 Rural service centres have constraints to development. All the
rural service centres sit within landscape which is in good condition and has
high landscape sensitivity with the exception of the Harrietsham to Lenham
Vale. The location of Lenham and Harrietsham within the setting of the
Kent Downs Area of Outstanding Natural Beauty makes this an area sensitive to
change. Headcorn is surrounded on three sides by the functional floodplain
of the River Beult and its tributaries and. has limitations in respect
of sewer and sewerage treatment capacity.
Amend Policy SS1 Maidstone Borough Spatial Strategy:
1. Between 2011 and 2031 provision is made
through the granting of planning permissions and the allocation of sites for:
i. 18,560 17,660 new
dwellings;
ii. 187 Gypsy and Traveller pitches and 11
Travelling Showpeople plots;
iii. 39,830m2 floorspace for office use;
iv. 20,290m2 floorspace for industrial use;
v. 49,911m2 floorspace for warehousing use;
vi. 98,000m2 floorspace for medical use;
vii. 6,100m2 floorspace for retail use
(convenience goods); and
viii. 23,700m2 floorspace for retail use
(comparison goods).
2. New land allocations that contribute towards
meeting the above provisions are identified on the policies map.
3. An expanded Maidstone urban area will be the
principal focus for development in the borough. Best use will be made of
available sites within the urban area. Regeneration is prioritised within the
town centre, which will continue to be the primary retail and office location
in the borough. Strategic locations to the north west and south east of the
urban area provide for substantial residential development and junction 7 of
the M20 motorway is identified as a strategic location for additional business
provision in association with a new medical campus.
4. A prestigious business park at Junction
8 of the M20 that is well connected to the motorway network will provide for
a range of job needs up to 2031. The site will make a substantial
contribution to the need for new office space in the borough as well as meeting
the ‘qualitative’ need for a new, well serviced and well connected mixed use
employment site suitable for offices, industry and warehousing and
will thereby help to diversify the range of sites available to
new and expanding businesses in the borough to help accommodate future
demand.
5. Harrietsham,
Headcorn, Lenham, Marden and Staplehurst rural service centres will be the
secondary focus for housing development with the emphasis on maintaining and
enhancing their role and the provision of services to meet the needs of the
local community. Suitably scaled employment opportunities will also be
permitted.
6. The larger villages
of Boughton Monchelsea, Coxheath, Eyhorne Street (Hollingbourne), Sutton
Valence and Yalding will be locations for limited housing development
consistent with the scale and role of the villages.
7. Broad locations for
significant housing growth likely to come forward in the later phases of
the plan period are identified at Invicta Park Barracks, in the town
centre and at Lenham.
8. Suitably Small
scaled employment opportunities will be permitted at appropriate
locations to support the rural economy (in accordance with policy DM41).
9. In other locations, protection
will be given to the rural character of the borough avoiding coalescence
between settlements, including Maidstone and surrounding villages, and
Maidstone and the Medway Gap/Medway Towns conurbation.
10.The green and blue
network of multi-functional open spaces, rivers and water courses, will
generally be maintained and enhanced where appropriate; and the Kent
Downs Area of Outstanding Natural Beauty and its setting, the setting of the
High Weald Area of Outstanding Natural Beauty, and landscapes of local value
will be conserved and maintained enhanced.
11. Supporting Infrastructure
schemes that will be bought forward in a timely way to provide
for the needs arising from development will be supported. New
residential and commercial development will be supported if sufficient
infrastructure capacity is either available or can be provided in time to
serve it.
Amend Appendix A
Housing Trajectory to reflect changes to Table 4.1
|
To update the housing and employment supply to reflect the Interim Findings.
This is the key strategic policy of the Local Plan. Changes
therefore required to demonstrate the Local Plan has been positively prepared
and is justified, to reflect new evidence that justifies the strategy.
|
MM2
|
Key Diagram
|
PC/86
|
Amend the Key Diagram to show Lenham as a
broad location in addition to its Rural Service Centre status, and reflect
the change in the legend of the Key Diagram.
|
Reflection of a change in
approach for Lenham as a Broad Location (Policy SP8 and H2(3)), required to
demonstrate the Local Plan has been positively prepared, consistent
with national policy, is justified and effective.
|
MM3
|
Introduction paragraph 1.17 and Policy SS1
supporting text
|
PC/118
|
Amend paragraph 1.17 and move to paragraph 4.1 to
state:
1.17 The policies within
the Maidstone Borough Local Plan comprise:
4.1 To deliver the Spatial Vision and Spatial Objectives
outlined in chapter 3 of the Local Plan a number of strategic policies have
been identified. The strategic policies are
contained within this chapter and set out the
overall approach towards providing new homes, jobs, infrastructure and
community facilities over the plan period to 2031. These policies form the
basis of this Local Plan’s policy framework, as well as providing the core
principles that planning applications and Neighbourhood Plans are expected to
generally conform with. The Strategic policies set out:
·
The
borough wide spatial strategy which sets development targets;
and explains the factors that influence the distribution of development;
·
Spatial
policies that focus on Maidstone urban area, Maidstone town centre, rural
services centres, larger villages and the countryside;
·
A
settlement strategy for the direction and distribution of development across
the Borough, amplified by a series of area based strategies for Maidstone
urban area, the rural service centres, larger villages and the countryside;
·
Specific
site allocation policies that set criteria for development sites: housing
(including future broad locations for growth), Gypsy and Traveller pitches,
employment, retail and mixed use;
·
Development
management policies that apply across the borough, within Maidstone urban
area, Maidstone town centre, rural service centres, larger villages and in
the countryside which focus on delivering the spatial strategy and set
criteria against which planning applications for development will be
determined; and
·
Requirements
for open space, broad locations, employment and gypsy and traveller
allocations;
·
Strategic
policies for housing mix, affordable housing, economic development, retention
of employment sites and sustainable transport; and
·
An A strategic infrastructure delivery policy
which explains how infrastructure required to support new development will be
delivered.
4.2 The strategic policies in this chapter are underpinned by strategic site allocation policies (set out in
chapter 5) which detail specific site based criteria for new development (
housing, employment, Gypsy & Traveller, retail & mixed use and
employment) against which planning applications for these sites will be
determined.
4.3 Chapter 6 sets out the development management policies to
be used by the council in helping to determine individual planning applications.
4.4 Chapter 7 sets out the monitoring and review for the Local
Plan to ensure that the plan is delivering the amount and type of development
that is required by the strategic policies.
Housing and economic development targets
4.15 One of the principal
aims of the local plan is to set out clearly the council’s proposals for the
spatial distribution of development throughout the borough based on the
vision and objectives of the plan. This section determines the housing and
economic development targets for the plan period (2011 to 2031) and describes
the council's approach to the distribution of development. The justification
for this approach has been derived from…..
|
To ensure consistency with national policy
and to clarify the relationship between local and neighbourhood plans.
|
MM4
|
Policy SP1, SP2, SP3 and SP6, SP7, SP9,
SP10, SP13, SP15 and supporting text
|
PC/5
PC/4
PC/6 and PC/7
PC/10
PC/11,
PC/13, PC/15, PC/16, PC/18
|
Additional criterion at SP1(3)(v)(e) to
read: “Improvements to health infrastructure including extensions
and/or improvements at Brewer Street Surgery, Bower Mount Medical Centre, The
Vine Medical Centre, New Grove Green Medical Centre, Bearsted Medical
Practice and Boughton Lane Surgery”
Additional criterion at SP2(3)(iv) to read:
“Improvements to health infrastructure including extensions and/or
improvements at Barming Medical Practice, Blackthorn Medical Centre,
Aylesford Medical Centre and Allington Park or Allington Clinic”
Additional criterion at SP3(3) (v) to read:
“Improvements to health infrastructure including extensions and/or
improvements at The Mote Medical Practice, Orchard Medical Centre, Wallis
Avenue Surgery and Grove Park Surgery”
Amend criterion SP3(3)(ii) to read: “New two form entry primary
schools on sites H1(5) and H1(10) and expansion of an existing primary
school within south east Maidstone.
Additional criterion at SP6(3)(iv) to read: “Improvements to health
infrastructure including extension and/or improvements at Glebe Medical
Centre.”
Additional criterion at SP7(4)(v) to read:
“Improvements to health infrastructure including extension and/or
improvements at Headcorn Surgery.”
Additional criterion at SP9(4)(iv) to read:
“Improvements to health infrastructure including extension and/or
improvements at Marden Medical Centre.”
Additional criterion at SP10(4)(iv) to
read: “Improvements to health infrastructure including extension and/or
improvements at Staplehurst Medical Centre.”
Additional criterion at SP13(3)(iii) to read:
“Improvements to health infrastructure including extension and/or
improvements at Orchard Medical Centre and Stockett Lane Surgery.”
Additional criterion at SP15(3) to read: “Key
infrastructure requirements for Sutton Valence include: (i) Improvements to
health infrastructure including extension and/or improvements at Sutton
Valence Surgery and Cobtree Medical Practice.”
|
Change to policy to reflect updated
assessment of infrastructure requirements, and to ensure the Local Plan is
positively prepared.
|
MM5
|
Policy SP1(3)(i)
|
|
Approximately 1,859 1,846
new dwellings will be delivered on 24 23 sites in
accordance with policies H1(11) to H1(28), and H1(30) to
H1(32), and policies RMX1(2) to RMX1(3)
|
To reflect Interim Findings
|
MM6
|
Policy SP3(3)(i)
|
|
Amend para 3 (i) to state:
Highway and transport infrastructure
improvements including: junction improvements, a new roundabout and
capacity improvements on the A274 Sutton Road incorporating bus
prioritisation measures, the installation of an extended bus lane in
Sutton Road, together with improved pedestrian and cycle access…
|
To reflect Interim Findings
|
MM7
|
Policy SP7 supporting text
|
Action 7.2
|
Paragraph 5.50 and Policy SP7, add
additional criterion text regarding sewerage network
capacity
Headcorn is surrounded on three sides
by the functional floodplain of the River Beult and its tributaries and
additional capacity will be required in the sewer network and may be required
at the wastewater treatment works in the period to 2031.
Additional criterion at SP7(4)(iv) to read: “Additional
capacity will be required in the sewer network and at the wastewater
treatment works if required in the period to 2031.”
|
Clarification
|
MM8
|
Policy SP8 and supporting text
|
PC/12 and PC/85
|
Amend para 5.52 as follows:
5.52 It is recognised that the location of Lenham within the setting of the
Kent Downs Area of Outstanding Natural Beauty makes this an area sensitive to
change. The benefits of selecting this most sustainable of all the rural
service centres is considered on balance to outweigh the potential negative
impacts on the landscape. The precise scale and location of future
development will depend on further studies to assess the impact of
development on the environment and to identify the mitigation measures
necessary for any proposals to proceed. The precise scale will also depend
on the progress being made towards meeting the housing target as the local
plan comes forward for review. Recognising the need to avoid large
scale development in the Kent Downs Area of Outstanding Natural Beauty and coalescence with the village of neighbouring Harrietsham,
land at Lenham is available to the east and west of the village that
has potential to deliver in the region of 1,500 1,000 dwellings.
Additional criterion at SP8(4)(iii) to
read: “Improvements to health infrastructure including extension and/or
improvements at The Len Valley Practice.”
Amendments to Policy SP8:
(1) In addition to …approximately 165
155 new dwellings …
(6) Lenham is also identified as a broad location for growth for the delivery
of approximately 1,500 1000 dwellings post April 2021
in the latter period of the plan, in accordance with policy H2(3). Master
planning of the area will be essential to achieve a high quality design and
layout, landscape and ecological mitigation, and appropriate provision of
supporting physical, social and green infrastructure. Housing site
allocations and associated infrastructure requirements will be made through
the Lenham Neighbourhood Plan or through the Local Plan review to be adopted
by April 2021. Housing sites should avoid significant adverse
impact on the setting of the AONB and coalescence with neighbouring
Harrietsham.
|
Change in approach for Lenham Rural Service
Centre as a Broad Location (Policy SP8 and H2(3)), which is required to
demonstrate the Local Plan has been positively prepared, is justified and
effective.
Reduction of 10 units for H1(42) and
reflection of Interim Findings on Lenham Broad Location
|
MM9
|
Policy SP12
|
|
(1) In addition … approximately 193 118
new dwellings will be delivered on six five allocated
sites (policies H1(52) and H1(54) to H1(57))
(3)(ii) A minimum of 1.79 0.30
hectares of publicly accessible open space will be provided.
|
Deletion of H1(53) for 75 dwellings. To
reflect Interim Findings.
|
MM10
|
Policy SP16
|
PC/19
|
Amend Policy SP16(1) as follows:
In addition … approximately 265 65
new dwellings will be delivered on two one allocated sites site
(policies policy H1(67) and RMX1(4)).
Combine Policy SP16 criteria 2 and 3,
as per other SP policies and include health infrastructure criterion so that
the policy reads as below:
Amend Policy SP6(2) as follows:
Key infrastructure requirements for
Yalding include:
(i)
Improvements to highway and transportation infrastructure will be made in accordance with
individual site criteria set out in policies policy
H1(67) and RMX1 (4). Key schemes include junction improvements, a
variety of measures to improve sustainable transport infrastructure, and improvements
to pedestrian access.
(ii)
Improvements to health infrastructure including extension and/or improvements
at Yalding GP Practice.
(iii)
A minimum of 4.4 hectares of publically accessible open space will be
provided.”
|
Change to policy to reflect updated
assessment of infrastructure requirements, and to ensure the Local Plan is
positively prepared.
Interim Findings -
Delete RMX1(4) for 200 dwellings
|
MM11
|
Policy SP17 and supporting text
|
PC/128; Action 11.6
|
Amend SP17 as follows
Policy SP17 The Countryside
The countryside
Kent Downs Area of Outstanding Natural
Beauty and its setting
5.77 A large part of the northern part of the borough lies within the
Kent Downs Area of Outstanding Natural Beauty (AONB). This is a visually
prominent landscape that contributes significantly to the borough’s high
quality of life. It is an important amenity and recreation resource for both
Maidstone residents and visitors and forms an attractive backdrop to
settlements along the base of the Kent Downs scarp. It also contains a wide
range of natural habitats and biodiversity. Designation as an AONB confers
the highest level of landscape protection and one which the council has a
statutory duty to conserve and enhance have regard to the purposes of the designation including
the great weight affording in national policy to its conservation and
enhancement [1]. Within the AONB, the Management Plan provides a framework for objectives to conserve and enhance conserving and enhancing the natural beauty of
the area. The council has adopted the Management Plan and will support its
implementation. Open countryside to the
immediate south of the AONB forms a large extent of the setting for this
designation. In Maidstone this is a sensitive landscape that is coming under
threat from inappropriate development and is viewed as a resource that
requires conservation and enhancement where this supports the purposes of the
AONB.
5.78 The council will ensure proposals
conserve and enhance the natural beauty, distinctive character, biodiversity
and setting of the AONB, taking into account the economic and social
well-being of the area. Rural diversification and land-based businesses in
the Kent Downs AONB will only be acceptable where they help improve the
special character of the AONB and are in accordance with the Kent Downs AONB
Management Plan, supporting guidance and position statements. Economic
development within the AONB should be located in existing traditional
buildings of historic or vernacular merit in smaller settlements, farmsteads
or within groups of buildings in sustainable locations.
5.79 New development in the AONB should
demonstrate that it meets the requirements of national policy. needs
to respect the vernacular architecture, settlement character and the natural
beauty of the local landscape. This will require high quality designs as
set out in policy DM34. To help developers produce designs of a suitably high
quality, the council will continue to encourage the use of the Kent Downs
AONB Unit’s design guidance and publications.
5.80 The above considerations apply equally
to the setting of the Kent Downs AONB. The Kent Downs AONB Management Plan
2014-2019 states that the setting of the Kent Downs AONB is ‘broadly speaking
the land outside the designated area which is visible from the AONB and from
which the AONB can be seen, but may be wider when affected by intrusive
features beyond that.’ It makes it clear that it is not formally defined or
indicated on a map.
5.81 The foreground of the AONB and the
wider setting is taken to include the land which sits at and beyond the foot
of the scarp slope of the North Downs and the wider views thereof. It is
countryside sensitive to change, with a range of diverse habitats and
landscape features, but through which major transport corridors pass. Conservation
and enhancement of Having due regard to this area
the purposes of the designation is also part of the
council’s statutory duty under the Countryside and Rights of Way Act
2000. and is covered under the guidance set out in nNational
policy (National Planning Policy Framework and National Planning Practice
Guidance) directs that great weight should be given to conserving
landscape and scenic beauty in the AONB. However, proposals which
would affect the setting of the AONB are not subject to the same level of
constraint as those which would affect the AONB itself. The duty is
relevant to proposals outside the boundary of the AONB which may have an
impact on the statutory purposes of the AONB. The weight to be
afforded to potential impact on the setting will depend on the significance
of the impact. Matters such as the size of proposals, their distance,
incompatibility with their surroundings, movement, reflectivity and colour are
likely to affect impact. The Kent Downs AONB Management Plan advises that
‘where the qualities of the AONB which were instrumental in reasons for its
designation are affected, then the impacts should be given considerable
weight in decisions. This particularly applies to views to and from the scarp
of the North Downs.’ It is considered therefore that it is not necessary to
formally define the setting of the Kent Downs AONB and that the impact of
development can be appropriately assessed through the criteria of the policy.
Metropolitan Green Belt
5.83 Green Belts afford protection to
the countryside from inappropriate development, and policies for their
protection are set out in the National Planning Policy Framework. A small
area (5.3km2) on the western edge of the borough is included within the
Metropolitan Green Belt. The designation extends up to the borough boundary,
contiguous with the Green Belt boundary in Tonbridge and Malling Borough
Council’s administrative area; and lies between Teston and Wateringbury and
west of the River Medway, which includes the settlements of Nettlestead and
Nettlestead Green. The Council has undertaken a review of its Green Belt boundary
(Maidstone Borough Council Metropolitan Green Belt Review, January 2016),
which concluded there were no exceptional circumstances for revising the
Green Belt boundaries within the borough.
Landscapes of local value
5.88 The Low Weald covers a significant
proportion of the countryside in the rural southern half of the borough. The
Low Weald is recognised as having distinctive landscape features: the field
patterns, many of medieval character, hedgerows, stands of trees, ponds and
streams and buildings of character should be protected, maintained conserved
and enhanced where appropriate.
Policy SP17 The Countryside
The countryside is defined as all those
parts of the plan area outside the settlement boundaries of the Maidstone
urban area, rural service centres and larger villages defined on the policies
map.
1. Provided Development
proposals in the countryside will not be permitted unless they accord
with other policies in this plan and do they will not
result in harm to the character and appearance of
an the area. , the following types of development
will be permitted in the countryside:
i. Small-scale economic development, including
development related to tourism and open-air recreation, through:
a. The re-use or extension of existing buildings;
b. The expansion of existing businesses; or
c. Farm diversification schemes; or
ii. Small-scale residential development necessary to:
a. Meet a proven essential need for a rural worker to
live permanently at or near their place of work;
b. Meet a proven need for Gypsy and Traveller
accommodation; or
c. Meet local housing needs; and
iii. Development demonstrated to be necessary for
agriculture or forestry.
2. Where proposals meet criterion 1,
development in the countryside will be permitted if:
i. The type, siting, materials and
design, mass and scale of development and the level of activity maintains, or
where possible, enhances local distinctiveness including landscape features;
and
ii. Impacts on the appearance and
character of the landscape can be appropriately mitigated. Suitability and
required mitigation will be assessed through the submission of Landscape and
Visual Impact Assessments to support development proposals in appropriate
circumstances.
3. The loss of local shops and community
facilities which serve villages will be resisted. In all cases, another
beneficial community use should be sought before permission is granted for
the removal of these facilities;
2. Agricultural Pproposals
will be supported which facilitate the efficient use of the borough's
significant agricultural land and soil resource provided any adverse impacts
on the appearance and character of the landscape can be appropriately
mitigated;
4. The distinctive character of the Kent
Downs Area of Outstanding Natural
Beauty and its setting, the setting of
the High Weald Area of Outstanding
Natural Beauty and the extent and
openness of the Metropolitan Green
Belt will be rigorously conserved,
maintained and enhanced where appropriate;
3. Great weight should be given to
the conservation and enhancement of the Kent Downs Area of Outstanding
Natural Beauty ;
4 Proposals should not have a
significant adverse impact on the settings of the Kent Downs Area of
Outstanding Natural Beauty or the High Weald Area of Outstanding Natural
Beauty;
5 The extent and openness of the
Metropolitan Green Belt will be rigorously protected;Green Belt is shown
on the Policies Map and development there will be managed in accordance with
national policy for the Green Belt;
6. The distinctive landscape
character of the Greensand Ridge, Medway Valley, Len Valley, Loose
Valley, and Low Weald as defined on the policies map, will be conserved,
maintained and enhanced where appropriate as landscapes of local
value;
7. Development in the countryside will
retain the setting of and separation of individual settlements; and
9. Natural and historic assets,
including characteristic landscape features, wildlife and water resources,
will be protected from damage with any unavoidable impacts mitigated.
Account should be taken of the Kent Downs
Area of Outstanding Natural Beauty Management Plan and the Maidstone Borough
Landscape Character Guidelines supplementary planning document.
[1] s85 Countryside and Rights of
Way Act 2000
|
Changes required for consistency with
national policy for rural development, landscape and Green Belt, and to
ensure that the policy is justified.
|
MM12
|
SP18 - New Strategic Policy for the
Historic Environment
|
PC/130
|
Addition of a new policy as follows:
Policy SP 18 – the Historic Environment
Maidstone borough has been shaped and influenced by a long past
history, the legacy of which is a strong and rich cultural heritage.
Brewing, paper making and shipping along the Medway have been notable
industrial influences on the borough’s heritage. The borough’s varied geology
has been the source of locally distinctive building materials, namely Kentish
ragstone, Wealden clay for brick and tile making and oak from the Wealden
forests used in the construction of timber-framed buildings and weather
boarding.
The diversity of heritage assets is recognised through designations
made at the national level by Historic England such as listed buildings,
scheduled ancient monuments and historic parks and gardens and also those
identified more locally such as conservation areas, the parks and gardens
included in the Kent Gardens Compendium and locally listed buildings. The
term ‘heritage asset’ is defined in the Framework and, in addition to these
‘designated’ assets, encompasses features of more localised significance, so
called ‘non-designated’ heritage assets.
Collectively these heritage assets contribute to the strong sense of
place which exists across the borough. This historic inheritance also has
wider economic, social and cultural benefits. The Archbishop’s Palace and
Leeds Castle are two particularly high profile examples which help to drive
tourism in the borough. Mote Park is an historic park which both local
residents and visitors value highly as a popular recreational resource.
Historic features such as buildings, traditional field enclosures and
monuments are also integral to the borough’s high quality landscape,
particularly enjoyed by users of the borough’s extensive public rights of way
network.
This rich historical resource is, however, vulnerable to damage and
loss. This importance is signified by the fact that heritage assets are
inherently irreplaceable; once lost they are gone forever. Through the
delivery of its Local Plan, and its wider activities, the Council will act to
conserve and enhance the borough’s heritage assets.
Policy SP 18 – the Historic Environment
To ensure their continued contribution to the quality of life in
Maidstone borough, the characteristics, distinctiveness, diversity and
quality of heritage assets will be protected and, where possible, enhanced.
This will be achieved by the Council encouraging and supporting measures that
secure the sensitive restoration, reuse, enjoyment, conservation and/or
enhancement of heritage assets, in particular designated assets identified as
being at risk, to include;
o collaboration with developers, landowners, parish
councils, groups preparing neighbourhood plans and heritage bodies on
specific heritage initiatives including bids for funding;
o through the development management process, securing the
sensitive management and design of development which impacts on heritage
assets and their settings;
o through the incorporation of positive heritage policies
in neighbourhood plans which are based on analysis of locally important and
distinctive heritage; and
o ensuring relevant heritage considerations are a key
aspect of site masterplans prepared in support of development allocations and
broad locations identified in the Local Plan.
|
Changes required to ensure that the
Local Plan is positively prepared and justified, and to provide a positive
strategy for the historic environment to ensure consistency with national
policy.
|
MM13
|
SP23 – New Strategic Policy
|
PC/118; Action 2.3
|
New strategic policy by merging Policy
DM24 criteria 1 and 2 with Policy DM25 criterion 1 to read:
Policy SP23
Sustainable transport
1. Working in partnership with Kent County
Council (the local highway authority), Highways England, infrastructure
providers and public transport operators, the Borough Council will manage any negotiations and agreements regarding schemes
for mitigating the impact of development where appropriate on the local and
Strategic Road Network and facilitate
the delivery of transport improvements to support the growth proposed by the
local plan. An Integrated Transport Strategy prepared by the Council and
its partners adopted in September 2016 will have has
the aim of facilitating economic prosperity and improving accessibility and
modal shift across the borough and to Maidstone town centre, in order
to promote the town as a regionally important transport hub.
2. In doing so, the council and its partners
will:
i. Ensure the transport system supports the growth projected by
Maidstone’s Local Plan and facilitates economic prosperity;
ii. Manage Deliver modal shift through managing
demand on the transport network through enhanced public transport and the
continued Park and Ride services and walking and cycling improvements;
iii. Improve highway network capacity and function at key locations and
junctions across the borough;
iv. Manage parking provision in the town centre and the wider borough
to ensure it is fair and proportionate and supports demand management;
v. Improve transport choice across the borough and seek to influence
travel behaviour;
vi. Protect and enhance public rights of way;
vii. Develop Deliver strategic and public
transport links to and from Maidstone, including increased bus service
frequency along the radial routes into the town centre and its railway
stations, particularly in the morning and evening peak travel times;
viii. Work with landowners and public transport operators to secure the
provision of a new bus interchange facility that is more accessible,
user-friendly and fit for purpose;
ix. Work with service providers to improve bus links to the rural
service centres and larger villages, including route options and frequency;
x. Improve strategic links to Maidstone across the county and to wider
destinations such as London;
xi. Ensure the transport network provides inclusive access for all
users; and
xii. Address the air quality impact of transport.
1 3. Within the
bus and hackney carriage corridors, as defined on the policies map, the
council and the highway authority will develop preference measures to improve
journey times and reliability and make public transport more attractive,
particularly on park and ride routes and the radial routes into the town
centre. Such measures will include:
i. Bus priority measures along radial routes including bus
prioritisation at junctions;
ii. Prioritisation of sustainable transport modes along radial
routes within traffic management schemes; and/or
iii. Enhanced waiting and access facilities and information systems for
passengers, including people with disabilities.
The Infrastructure Delivery Plan will
support the implementation of the Local Plan and outlines how and when
necessary infrastructure schemes will be delivered.
Insert paragraphs 17.120 to 17.151
(inclusive) as the supporting text to Policy SP23 – Sustainable transport.
Amend paragraph 17.134 to read:
The ITS will seek to retain the existing
sites at Willington Street and London Road. All sites are aimed at long-stay
commuters into the town centre. Bus priority measures will also be provided
on Park and Ride routes in tandem with the service.
The Council will continue to review and
improve the functionality and effectiveness of Park and Ride services in
Maidstone, including through the investigation of whether additional sites
may be available and deliverable to contribute towards wider objectives for sustainable
transport and air quality.
|
Changes to reflect revised structure of the
Local Plan and to ensure consistency with national policy
|
MM14
|
Table 6.1
|
|
Amend Table 6.1 to reflect amendments to housing site allocations as
follows:
H1(11)
|
Springfield, Royal Engineers Road and Mill Lane,
Maidstone
|
500 692
|
H1(29)
|
New Line Learning, Boughton Lane, Loose
|
220
|
H1(30)
|
West of Eclipse, Maidstone
|
35 50
|
H1(42)
|
Tanyard Farm, Old Ashford Road, Lenham
|
155 145
|
H1(53)
|
Boughton Lane, Boughton Monchelsea and Loose
|
75
|
RMX1(4)
|
Former Syngenta Works, Hampstead lane, Yalding
|
200
|
|
To reflect Inspector’s Interim Findings and
MBC Modifications
|
MM15
|
Policy H1 Housing Allocations
|
PC/137
|
Insert additional criterion for sites (reference numbers reflect
updated site policy numbers as set out in the revised contents page which
forms part of this schedule): H1 (1), (2), (3), (4), (5), (6), (7), (8), (9),
(10), (11), (17), (21), (27) (31), (34), (36), (37), (38), (40), (41), (43),
(44), (45), (46), (47), (48), (49), (50), (52), (53), (54), (56), (57), (58),
(59), (60), (65) and RMX1 (4):
“Utility Infrastructure – A connection is provided to the local
sewerage system at the nearest point of adequate capacity, in collaboration
with the service provider.”
|
Changes to policies to reflect updated
assessment of infrastructure requirements, and to ensure the Local Plan is
positively prepared and effective.
|
MM16
|
Policy H1 Housing Allocations
|
PC/71
|
Policies H1 (2), (11), (17), (21), (29), (30), (31), (32), (33), (34), (36), (44), (45),
(46), (47), (50), (63), H2(2), RMX1(1), RMX1(4), EMP1 (1), EMP1(4); Insert
Additional criterion to read: “Minerals Safeguarding – This site
falls within the Minerals Safeguarding Areas as shown on the policies map and
therefore development proposals will be required to undertake a minerals
assessment to assess the viability and practicability of prior extraction of
the minerals resource. The minerals assessment will comply with Policy DM7 of
the Kent Minerals and Waste Local Plan (2013-2030) and any supplementary
planning guidance produced by the Minerals Planning Authority in respect of
minerals safeguarding.”
|
Changes to policies to reflect consistency
with national/county policy and to improve the effectiveness of these policies.
|
MM17
|
Policy H1(2) East of Hermitage Lane
|
PC/22;
|
Delete Policy H1(2) criterion 14
“14. Maintenance of the open character
between Allington in Maidstone Borough and the Medway Gap settlements in
Tonbridge and Malling Borough.”
|
To ensure that the policy is
justified.
|
MM18
|
Policy H1(5) Langley Park, Sutton Road,
Boughton Monchelsea
|
PC/24;
|
Amend Policy H1(5) criterion 6 to read; “A
separate bus, cycle and pedestrian access will be provided to
site H1(10) South of Sutton Road subject to agreement with the Highways
Authority and Borough Council.”
|
Change to policy to reflect updated
assessment of infrastructure requirements, and to ensure the Local Plan is
positively prepared.
|
MM19
|
Policy H1(8) West of Church Road, Otham
|
PC/133
|
Amend Policy H1 (8) as follows:
Policy H1 (8) – West of Church Road,
Otham
West of Church Road, as shown on the
policies map, is allocated for development of approximately 440 dwellings at
an average density of 35 dwellings per hectare. In addition to the
requirements of policy H1, planning permission will be granted if the
following criteria are met.
Design and layout
1. The tree line along the western boundary
of the site will be enhanced, to protect the amenity and privacy of residents
living in Chapman Avenue.
2. An undeveloped section of land will be
retained along the western boundary of the site, to protect the amenity and
privacy of residents living in Chapman Avenue.
3. An undeveloped section of land
will be retained along the eastern edge of the site in order to protect the
setting of St Nicholas Church and maintain clear views of the Church from
Church Road.
4. The Church Road frontage will be built
at a lower density from the remainder of the site, to maintain and reflect
the existing open character of the arable fields on the eastern side of
Church Road and to provide an open setting to St Nicholas Church.
5. The hedge line along the east
boundary of the site with Church Road shall be retained and strengthened
where not required for access to the site.
6. Retain non-arable land to the north and
east of St Nicholas Church, to protect its setting.
7. Retain discrete section of land at the
south east corner of the site to provide a 15 metres wide landscape buffer to
ancient woodland (bordering site at this location), to be planted as per the
recommendations of a landscape survey.
Access
8. Access will be taken from Church Road
only.
Air quality
9. Appropriate air quality mitigation
measures to be agreed with the council will be implemented as part of the
development.
Open space
10. Provision of approximately 2.88ha of natural/semi-natural
open space consisting of 1.4ha in accordance with policy
OS1(18), and 1.48ha within the site, together with additional
on/off-site provision and/or contributions towards off-site
provision/improvements as required in accordance with policy DM22.
Community infrastructure
11. Contributions will be provided
towards the expansion of an existing primary school within south east
Maidstone to mitigate the impact of the development on primary school
infrastructure.
Highways and transportation
12. Widening of Gore Court Road between the
new road and White Horse Lane.
Strategic highways and transportation
13. Bus prioritisation measures on the A274
Sutton Road from the Willington Street junction to the Wheatsheaf junction,
together with bus infrastructure improvements.
14. Improvements to capacity at the
junctions of Willington Street/Wallis Avenue and Sutton Road.
15. Package of measures to significantly
relieve traffic congestion on Sutton Road and Willington Street.
16. Improvements to capacity at the
A229/A274 Wheatsheaf junction.
17. Improvements to frequency and/or
quality of bus services along A274 Sutton Road corridor.
|
To ensure that this policy is
positively prepared and consistent with achieving sustainable development.
|
MM20
|
Policy H1(11) Springfield, Royal Engineers
Road and Mill Lane, Maidstone
|
PC/79; PC/80; PC/135;
|
Update Policy H1 (11) at first sentence to
read: “Springfield, as shown on the policies map, is allocated for
development of approximately 500 692 dwellings at an
average density of around 132 180 dwellings per
hectare.”
Update Policy H1 (11) at (1) to read: “A high density scheme will be developed reflecting that
the site is in an edge of town centre location. The highest density
development should be situated on the north eastern and south eastern parts
of the site.”
Additional criterion to be added:
Flood Risk
Residential development should only occur outside flood zone 3 unless
appropriate mitigation can be provided.
|
For consistency with housing land
supply evidence.
To ensure that this policy is positively
prepared and consistent with achieving sustainable development.
Consistency with national policy.
|
MM21
|
Policy H1(23) North Street, Barming
|
PC/26;
|
Delete Policy H1(23) criterion 5
“5. Provision of approximately 0.77ha of open space within the site,
together with additional on/off-site provision and/or contributions towards
off-site provision/improvements as required in accordance with policy
DM22.”
|
To ensure that the policy is deliverable
and effective.
|
MM22
|
Policy H1(29) New Line Learning, Boughton
Lane, Maidstone
|
|
Delete Policy H1(29).
New Line Learning, Boughton Lane,
Maidstone
New Line Learning, as shown on the
policies map, is allocated for development of approximately 220 dwellings at
an average density of 35 dwellings per hectare. In addition to the
requirements of policy H1, planning permission will be granted if the
following criteria are met.
Design and layout
1. The character of this
development will be complementary to its semi-rural location at the edge of
the urban area.
2. The existing hedgerow and trees on the
southern boundary of the site will be retained and enhanced with structural
landscaping where necessary, to provide screening from the open countryside.
Access
3. Access will be taken
from Boughton Lane only.
4. Pedestrian and cycle
access will be made to footpath KB26 on the eastern boundary of the site.
5. Pedestrian and cycle access will be
made to footpath KM98 on the southern boundary of the site.
Ecology
6. Provision of a 15 metres wide landscape
buffer along the western boundary of the site adjacent to the designated area
of ancient woodland (Five Acre Wood), to be planted as per recommendations
detailed in a landscape survey.
7. Subject to further evaluation of their
value, trees subject to a (woodland) tree preservation order will be
retained, as per advice from the Borough Council.
Air quality
8. Appropriate air quality mitigation measures to be agreed with the
council will be implemented as part of the development.
Open space
9. Replacement sports facilities will be provided, as agreed by the
Borough Council, before development of this site commences.
Strategic highways and transportation
10. Highway improvements at Boughton Lane and at the junction of
Boughton
Lane and the A229 Loose Road.
Amend Local Plan Policies Map to reflect the deletion of the
allocation.
|
Allocation to be deleted to reflect
Inspector’s Interim Findings.
|
MM23
|
Policy H1(30) (29) West of
Eclipse
|
PC/136
|
Amend H1 (30) (29) as
follows:
Policy H1 (30) (29) – West of Eclipse, Sittingbourne
Road, Maidstone
West of Eclipse, as shown on the policies map, is allocated for development
of approximately 35 50 dwellings at an average density
of 35 dwellings per hectare. In addition to the requirements of policy H1,
planning permission will be granted if the following criteria are met.
|
To ensure that this policy is
positively prepared and consistent with achieving sustainable development.
|
MM24
|
Policy H1(37) (36) Ulcombe Rd
& Millbank, Headcorn
|
PC/31; PC/32; PC/33;
|
Amend Policy H1(37) (36) criterion
3 to read: ‘Primary access will be taken from Ulcombe Road either
Kings Road or Mill Bank.’
Amend Policy H1(37) (36) to add additional criterion under
‘Access’ to read: ‘Emergency/pedestrian and cycle access will be taken
from Kings Road.’
Amend site plan to include emergency/pedestrian and cycle access to be taken
from Kings Road.
Amend
Policy H1(37) to add additional criterion under ‘Community
Infrastructure’ heading to read: ‘Sufficient land shall be
provided to allow expansion of Headcorn Primary School and transferred to the
Local Education Authority (Kent County Council) for primary education use,
the details of which will be agreed with the local education authority.’
|
Change to policy to reflect updated
assessment of infrastructure and access requirements, and to ensure the Local
Plan is positively prepared and effective.
|
MM25
|
H1(42) (41) Tanyard Farm, Old
Ashford Road, Lenham
|
|
Amend policy H1 (42) (41) as
follows:
Tanyard Farm, as shown on the policies map, is allocated
for development of approximately 155 145 dwellings at an
average density of 30 dwellings per hectare. In addition to the requirements
of policy H1, planning permission will be granted if the following criteria
are met.
Amend Criterion 3 as follows:
The development proposals shall be
designed to maintain existing vistas and views of the Lenham Cross from Old
Ashford Road, through the site along PROW KH433.
The development proposals shall be designed
so as to create a pronounced vista which would afford a clear view of the
Lenham Cross from Old Ashford Rd. The axis of this vista shall be PROW KH433
and shall incorporate substantial public open space including an open
drainage channel / swale.
Amend Policy H1(42) (41) Criterion
5 as follows:
The development proposals are shall be designed
to take into account the results of a landscape and visual impact assessment which
should be undertaken in accordance with the principles of current
guidance that particularly addresses the impact of development on the
character and setting of the Kent Downs AONB.
Insert additional criterion:
Flood risk and drainage
9. Development will be subject to the results of a
detailed flood risk assessment and a sustainable surface water drainage
strategy that demonstrates that surface water run-off from the site will not
lead to an increased risk of flooding off-site.
Insert additional criterion
Open Space
10. Provision of 0.34 hectare of
natural/semi-natural open space, otherwise known as the landscape vista,
either side of PROW KH433, in accordance with Policy OS1 (XX) together with
additional on-off-site provision and/or contributions towards off-site
provision/improvements as required in accordance with policy DM22.
Add the above open space allocation
to Policy OS1.
|
To ensure that this policy is positively
prepared and consistent with achieving sustainable development.
|
MM26
|
Policy H1(53) Boughton Lane, Boughton
Monchelsea and Loose
|
|
Delete Policy H1(53)
Boughton Lane, Boughton Monchelsea and Loose
Boughton Lane, as shown on the policies map, is allocated for
development of approximately 75 dwellings at an average density of 28
dwellings per hectare. In addition to the requirements of policy H1,
planning permission will be granted if the following criteria are met.
Design
and Layout
1. Development will be restricted to
the 2.7ha located to the south of Leonard Gould Way and to the rear of ‘Slade
House’, ‘Milldean’, ‘Grove Cottage’, ‘Cherry Lodge’ and ‘Pendale’, Pickering
Street.
2. The remaining 7.1ha of land to
the east and north east of the development site will be provided as public
open space (in accordance with criterion 13) or will remain undeveloped.
3. The retention and reinforcement
where necessary of existing boundary hedgerows and tree belts.
4. The character of the development
and its resultant density will reflect its role as a transition site on the
edge of the urban area.
5. Development proposals will be of a
high standard of design and sustainability incorporating the use of
vernacular materials.
Access
6. Access will be taken from Boughton
Lane from the northern site boundary running southwards, to ensure the open
space area is not unacceptably severed.
7. The provision of pedestrian and
cycle access to PROW KM55 on the southern boundary of the site.
Heritage Impact
8. The development proposals are designed to take into account a
detailed Heritage and Archaeological Impact Assessment that addresses the
impact of the development on the setting of the adjacent Slade House.
Landscape/Ecology
9. The development proposals are designed to take into account the
results of a landscape and visual impact assessment undertaken in accordance
with the principles of current guidance.
10. The development proposals are designed to take into account the
results of a detailed arboricultural survey, tree constraints plan and tree
retention/protection plans.
11. The development proposals are designed to take into account the
result of a phase 1 habitat survey and any species specific surveys that may
as a result be recommended, together with any necessary mitigation/enhancement
measures.
Flood
risk and drainage
12. Development will be subject to the results of a detailed flood
risk assessment and a sustainable surface water drainage strategy that
demonstrates that surface water run-off from the site will not lead to an increased
risk of flooding along the River Loose at The Quarries and downstream from
The Quarries.
Open space
13. Provision of 1.49ha of natural/semi-natural open space in
accordance with policy OS1(15) together with additional on/off-site provision
and/or contributions towards off-site provision/improvements as required in
accordance with policy DM22. Open space should be sited to maximise
accessibility to new and existing residents.
Strategic highways and transportation
14. Highway improvements at Boughton Lane and
at the junction of Boughton Lane and the A229 Loose Road.
Amend Local Plan Policies Map to reflect the deletion of the
allocation
|
Allocation to be deleted to reflect
Inspector’s Interim Findings
|
MM27
[unused]
|
|
|
[this MM number has not been used]
|
|
MM28
|
Policy OS1 Strategic open space allocations
|
PC/134
|
Addition of new open space allocations:
OS1
(18) West of Church Road, Otham
1.40ha Natural/semi-natural open
space
OS1 (19) Tanyard Farm,
Lenham 0.34ha Natural/semi-natural
open space
Delete the following open space
allocations:
OS1(14)
|
Former Syngenta Works, Hampstead
Lane, Yalding
|
4.40ha
|
Natural/semi-natural open
space
|
OS1(15
|
Boughton Lane, Loose and
Boughton Monchelsea
|
1.49ha
|
Natural/semi-natural open
space
|
|
Change to policy to ensure the Local
Plan is positively prepared in respect of infrastructure requirements.
As a consequence of deleting housing
allocations MX1(4) and H1(53)
|
MM29
|
Policy H2 Broad Locations
|
PC/78
|
Amend Table 9.1 Broad locations for housing
growth to read:
Policy Reference
|
Area
|
Approximate Dwellings yield
|
H2(1)
|
Maidstone town
centre
|
940 700
|
H2(2)
|
Invicta Park
Barracks
|
500 1,300
|
H2(3)
|
Lenham
|
1,000 1,500
|
Amend Policy H2 to read:
The broad locations for future housing growth allocated under policies H2(1)
to H2(3) have the potential to deliver up to 2,440 3,500
homes to meet the borough's housing need within the plan period.post
2026. These locations will deliver a range of developments of varying
sizes, types and densities. In addition to the specific requirements set out
in the detailed policies for the broad locations, all sites should meet the
following criteria.
|
To ensure that the Local Plan is
justified, is positively prepared and effective.
|
MM30
|
Policy H2(1) Maidstone Town Centre
|
PC/78
|
Amend Policy H2(1) to read:
Policy H2(1)
Maidstone town centre broad location for housing growth
Maidstone town centre, as defined on the policies map, is identified as a
broad location in accordance with policy H2 for approximately 940 700
dwellings.
1. In addition to the
development, redevelopment and conversion of appropriate sites, new dwellings
within the town centre broad location will be delivered at:
i.
The Mall, King Street, as shown on the policies map, for 400
dwellings;
ii.
The Riverside, St Peter Street, as shown on the policies map,
for 190 dwellings; and
iii.
Through the conversion of poor quality office stock for
approximately 350 dwellings.
2. Development proposals must
comply with policy SP4.
The council will prepare a master plan
to develop the vision for the town centre and to guide development proposals. Delivery of the town centre broad location will
be achieved through a masterplanning approach, working with partners to guide
development and to maximise opportunities for regeneration.
Amend Para 9.2 to read:
9.2 It is acknowledged that there is an oversupply of poorer quality office
stock in the town centre which is no longer fit for purpose. This has the
effect of suppressing the town centre office market and thereby inhibiting
new development which could better meet modern business needs. A route to
tackle this is to rationalise the supply of the poorest stock through
conversion or redevelopment to alternative uses. Over the time frame of the
plan it is anticipated that the value of the lowest quality office stock, in
terms of rents, will fall further making redevelopment for alternative uses
increasingly viable. With a corresponding uplift in the market for town
centre apartments, this trend could see the delivery of significant new
housing in and around the town centre. The impact of the temporary
permitted development entitlements for changes of use from office
accommodation to residential use have had a significant effect on the
potential supply of residential units in the town centre. At 1 April 2016, a
total of 665 dwellings had been consented through prior notification within
the town centre during the first three years of its operation - with 85%
achieved through the conversion of poor quality office stock. There is
substantial further poor quality office floorspace in the town centre from
which to realise further residential opportunities, yielding approximately
350 dwellings during the plan period. The Town Centre Study and recent
interest from landowners also signal further potential opportunities within
the town centre including at The Mall (400 dwellings) and the riverside west
of the River Medway (190 dwellings) through prior notification yet
to be fully assessed, although a number of prior notifications have been
submitted. In view of the market shifts needed, full delivery is unlikely to
be realised until the end of the plan period. The town centre broad
location has the potential to deliver in the order of 940 700
additional homes.
|
To ensure that the Local Plan is
justified, is positively prepared and effective.
|
MM31
|
Policy H2(2) Invicta Park Barracks
|
PC/38; PC/71
|
Amend Para 9.4 to read: “The MoD keeps it
property portfolio under regular review. As part of the MoD review
(November 2016) Invicta Park Barracks will be released by 2027. The MoD
has confirmed to the council that, in the longer term, there could be some
prospect that the site may be declared surplus and so become available for
alternative uses. In recognition of this potential and the clear need to plan
positively for it, in the event that the site does become surplus the MoD
requirements (again it is advised there are no immediate plans to vacate the
site), the local plan identifies Invicta Park Barracks as a broad
location which is unlikely to come forward for housing growth until the end
of the local plan period (post 2026). The site has the potential to
deliver in the order of 1,300 new homes, of which a minimum 500
dwellings will be delivered within the plan period. The council is working
with the MoD to encourage an earlier delivery of the site.
Amend criterion 3 of Policy H2(2) to read
“Ensuring requisite community facilities, which may include neighbourhood
shopping and health and education facilities, in addition to a
new primary school, are delivered where proven necessary and
in conjunction with housing; “
|
Change to policy to ensure the Local
Plan is positively prepared in respect of infrastructure requirements.
|
MM32
|
Policy H2(3), Lenham and supporting text
|
PC/39; PC/85
|
Amend Para 9.6 as follows:
9.6 Land adjacent to the east and west
of Lenham's built form is considered suitable to accommodate additional
housing in the region of 1,000 1500 dwellings in total post
April 2021 if required towards the latter end of the plan period
(post 2026). The topography of this area is low lying and does not have
the same landscape or infrastructure constraints as some other areas of the
borough. However, it is accepted that a number of infrastructure improvements
and mitigation measures (e.g. transport, highways, education, health,
sporting facilities, waste water treatment works improvements)
would be required to ensure that any future development is integrated into
the existing fabric of the settlement and to ensure that Lenham remains a
sustainable settlement. Masterplanning of the area will be essential
and housing site allocations and associated infrastructure requirements will
be made through the Lenham Neighbourhood Plan and/or the Local Plan Review to
be adopted by April 2021.
Amend Policy H2(3) as follows:
Policy H2(3)
Lenham broad location for housing growth
The rural service centre of Lenham is identified as a broad location in
accordance with policies SP8 and H2 for up to approximately 1,000
1,500 dwellings post April 2021 towards the
end of the local plan period (post 2026). Master planning of the
area will be essential to achieve a high quality design and layout, landscape
and ecological mitigation, and appropriate provision of supporting physical,
social and green infrastructure. Housing site allocations and
associated infrastructure requirements will be made through the Lenham
Neighbourhood Plan and/or the Local Plan Review. It is
important that development of Lenham takes place in a manner that is well
integrated with the existing communities of Lenham, so that they are seen as,
and functional as, the village which they adjoin, rather than stand-alone
communities. In order to ensure coordinated and planned approach, proposals
for development within Lenham which come forward prior to an agreed
Neighbourhood Plan and/or the Local Plan Review being adopted will be
refused.
. If the council's housing land supply position requires
this broad location, as illustrated on the inset plan, to come forward before
the local plan is reviewed. the
following criteria must be met in addition to other policies of this local
plan:
Housing site allocations and
associated infrastructure requirements will be made through the Lenham
Neighbourhood Plan and/or the Local Plan Review which will illustrate how
environmental, social, design and economic objectives of the Local Plan will
be met and to demonstrate the physical and functional integration of the
site(s) within Lenham. The Neighbourhood Plan and/or Local Plan will
incorporate and address the following principles:
1. Preparation and submission of a
master plan for the site(s) prepared in conjunction with and
for approval by the which are relevant to attaining development guide
development;
1. Make efficient use of
land and provide a broad range or housing choice by size and tenure
(including market and affordable housing) and cater for people with special
housing needs;
2. Submission of necessary ecological, arboricultural,
and landscape and visual impact assessments with detailed mitigation schemes
where appropriate;
2. Outline measures to
mitigate the traffic impacts from development on the strategic and local road
networks;
3. Individual transport assessment for each development, to be submitted
to and approved by the Borough Council in consultation with Kent County
Council, as the highway authority, demonstrating how proposed mitigation
measures address cumulative impacts of all the sites taken together;
3. Identify appropriate
provision of, or contributions towards infrastructure improvements;
4. Provision of, or contributions towards infrastructure improvements that
benefit public transport users, pedestrians and cyclists in and around the
village;
4.
Incorporate primary school(s) and secondary school(s) if the
scale of development justifies on-site, or if not, contributions to provision
off-site in order to meet the needs generated by the broad location;
provision of, or contributions towards,
other community infrastructure (e.g. medical facilities, youth facilities)
where proven necessary,
5. Ensure development is
fully integrated with the surrounding village through shared community uses,
and a variety of transport modes including walking, cycling and public
transport;
6. Provision of publicly accessible open space, including
natural and semi-natural open space, as proven necessary, and/or
contributions;
6.
Provide, commensurate with the scale of development, a network
of open spaces and green infrastructure for amenity, play, sport and
recreation, including allotments, local nature reserves woodlands, green
spaces and wildlife corridors. Such provision should respond positively to
the wider area to ensure enhanced linkages and networks;
7. Appropriate surface water and robust flood mitigation
measures will be implemented where deemed necessary, subject to a flood risk
assessment, incorporating sustainable urban drainage systems;
7.
Incorporate appropriate landscape treatment which ensures that
developments can be satisfactorily assimilated into the surrounding area;
8. A feasible solution shall be identified to provide
wastewater treatment capacity so that water quality objectives set by the
Environment Agency are not compromised, and the necessary wastewater
treatment capacity can be delivered in parallel with the development; and
8. Protect and, where
possible, enhance any features of biodiversity value on site or which are
off-site but might be affected by the proposed development;
9. Development proposals must demonstrate that the
necessary sewerage infrastructure is either available, or can be delivered in
parallel with the development.
9.
Incorporate an appropriate flood risk management strategy and
measures for its implementation;
10.
Ensure adequate provision is made for enhanced and comprehensive
sewerage infrastructure.
|
Change in approach for Lenham Rural
Service Centre as a Broad Location (Policy SP8 and H2(3)), which is required
to demonstrate the Local Plan has been positively prepared, is justified and
effective.
|
MM33
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Policy RMX1(1) Newnham Park, Bearsted
|
PC/106; PC/107; Action 9.2; 9.3
PC/40; PC/41; PC/43; PC/44; PC/45; PC/102;
PC/103; PC/104; PC/105; PC/71; PC/106; PC/107; Action 9
|
Amend Policy RMX1(1) and supporting text
13.6 Building
heights will be restricted across the whole site to two storeys. Exceptionally
there are two locations within the site where modestly higher buildings may
be achievable. The first of these lies towards the north of the site,
immediately west of the stream and south of the KIMS phase 1 development
where the site topography would enable a building of up to 4 storeys to be
achieved. The second location is at the entrance to the site where buildings
of up to three storeys would be acceptable. Whilst the extant consent
for the site (MA/13/1163) is less specific about the locations for 3/4 storey
buildings, future proposals will be considered against the criteria in the
policy. In all cases buildings should be designed and sited to
respond to the site’s undulating topography and should avoid any significant
site levelling in the creation of development platforms for example by the
use of terracing. Development will be entirely excluded
from the ‘grassy knoll’ area shown on the policies map.
13.7 The medical campus will deliver up to 100,000m2 of specialist medical
facilities and associated uses, of which 25,000m2 will provide for related
offices and research and development. Appropriate uses on the site will
include hospital or healthcare facilities, specialist rehabilitation
services, medical related research and development, central laboratory
facilities, and medical training. Medical facilities to the west of the
existing stream will be delivered in advance of those being provided on land
to the east of the stream.
13.8 The regeneration and revitalisation of Maidstone's town centre is a
priority and the town centre will continue to be the primary retail and
office location in the borough. Development will predominantly comprise
replacement premises for the existing garden centre and for the shops already
established on-site (equating to some 14,300m2) and a limited
amount of additional floorspace at Newnham Court Shopping Village (up
to 700m2 ) within the vicinity of the existing retail footprint, as shown
on the policies map. Restrictions on the type of goods sold and the class
A and D2 uses operating should ensure that the Village is complementary
rather than in conflict with the vitality and viability of the town centre
and should ensure that the character and appearance of the area is consistent
with its sensitive location. The town centre functions successfully due
to the mix of uses in close proximity to each other. Consequently, new
additional non-retail floorspace (i.e. that which does not fall within use
class A1) at Newnham Park, such as cafés, restaurants and public houses,
together with banks and estate agents, are unlikely to be acceptable. Similarly,
leisure uses such as cinemas and bowling alleys, and other uses that are
likely to conflict with that would undermine the vitality and viability
of the town centre, are unlikely to be acceptable.
will not be permitted. Proposals for any additional retail
floorspace above 14,300sqm and leisure uses will require sequential and
impact assessments at the planning application stage. Restrictions on the
type of goods sold and the class A and D2 uses operating may be required to
further ensure that impacts on the town and other centres can be controlled.
The types of goods which may need to be controlled include clothing,
footwear, accessories, jewellery and watches. Subject to
restrictions on the type of goods sold, retail premises that have a unique
and recognised "out of town" format, such as ‘homeware’ offers,
could be acceptable on the allocated site provided conflict with town centre
uses would be unlikely. The height and bulk of the retail units will need
to be controlled in this sensitive landscape location and for this reason
conventional retail warehouse style buildings will not be acceptable. In
order to assess the impact of proposals on the town centre, a retail impact
assessment will be required.
Amend Policy RMX1(1) as follows:
Policy RMX1(1)
Newnham Park, as shown on the policies map, is allocated for a medical campus
of up to 100,000m2, a replacement retail centre of up to 15,000m2 14,300sqm
and a nature reserve. A development brief, to be approved by the council,
will detail the way in which medical facilities, retail redevelopment and the
nature reserve, together with integral landscaping and supporting
infrastructure, are delivered in an integrated and coordinated manner.
Planning permission will be granted if the following criteria are met.
Design and layout
1. Phased provision of a maximum of 100,000m2 of specialist medical
facilities set within an enhanced landscape structure of which 25,000m2 will
provide for associated offices and research and development.
2. Provision of a replacement garden centre and replacement retail premises
of up to 14,300m2 gross retail floorspace and additional provision of
retail floorspace not exceeding 700m2 gross retail floorspace which is not to
be used for the sale of clothing, footwear, accessories, jewellery and
watches. All replacement and additional The retail
floorspace shall be confined to the vicinity of the existing footprint of the
current retail area as shown on the policies map. New additional non-A1
floorspace will not be appropriate. The retail development should include the
provision of a bus interchange and a car park management plan.
3. Creation of a parkland woodland nature reserve of
approximately 3 hectares on land to the south east of the site, as shown on
the policies map, and through a legal agreement transferred to a Trust
secured through a legal agreement.
4. Construction of buildings of high quality design in a sustainable form
that reflect the site's prime location as a gateway to Maidstone.
5. Mitigation of the impact of development
on the Kent Downs Area of Outstanding Natural Beauty and its setting through:
i. The provision of new structural and internal landscaping to be phased in
advance of development to accord with an approved Landscape and
Ecological management plan for the site;
ii. The retention and enhancement of existing planting. Where the loss of
selected existing planting is unavoidable, appropriate compensatory planting
must be provided;
iii. The use of the topography in site layout plans to exclude development
on the higher, more visually prominent parts of the site; The
absence of built development within the area shown on the policies map;
iv. The restriction of building heights across the whole site to a maximum of
two storeys. Exceptionally a building of up to 4 storeys could be
accommodated on the land adjacent to the existing KIMS (phase 1) development
to the immediate west of the stream and buildings of up to 3 storeys could be
accommodated at the New Cut roundabout entrance to the site;
v. The use of low level lighting; and
vi. The use of green roofs where practical and avoidance of the use of
light coloured or reflective materials
6. Medical facilities on land to the west of the existing stream will be
delivered in advance of medical facilities on land to the east of the stream.
7. The additional retail floorspace must be of an out of town format that is
complementary to town centre uses and, by means of a sequential sites
assessment, demonstrably require an out of town location. Large scale retail
warehousing style buildings will not be acceptable in this sensitive
landscape location.
8. Submission of a retail impact assessment which clearly demonstrates that
the retail development has no significant adverse impact on town and local
centres.
x. [criteria 7 & 8 combined] For proposals which include retail
floorspace additional to the existing 14,300sqm , submission of a sequential
sites assessment and a retail impact assessment which demonstrate that the
National Planning Policy Framework’s sequential and impact tests are met. The
retail impact assessment will clearly demonstrate no significant adverse
impact on town, district and local centres including those in adjoining
boroughs. Large scale retail warehousing style buildings will not be
acceptable in this sensitive landscape location.
9. Provision of a landscape buffer of
between 15m and 30m in width along the northern and eastern boundaries of the
site in order to protect Ancient Woodland, with tracts of planting extending
into the body of the development.
10. Provision of a landscaped buffer of a minimum 15m in width on both sides
of the existing stream running north-south through the site (minimum 30m
width in total), in order to enhance the amenity and biodiversity of this
water body.
11. Submission of a full Landscape and
Visual Impact Assessment to be approved by the council which
includes assessment of the impact of the development on views to and from the
Kent Downs AONB
Access
12. Vehicular access to the site from the
New Cut roundabout, with bus and emergency access from the A249 Sittingbourne
Road if required.
13. Enhanced pedestrian and cycle links to the residential areas of Grove
Green, Vinters Park and Penenden Heath, and to Eclipse Business Park.
14. Submission of a Travel Plan, to include a car park travel plan, to be
approved by the Borough Council.
Archaeology
15. Provision of a watching archaeological brief in order to protect any
heritage assets found on-site.
Ecology
16. Submission of an ecology survey and detailed mitigation measures.
Highways and
transportation 17. Submission of a full
Transport Assessment to identify those off-site highway
improvements and sustainable transport measures necessary to
serve the development, to be secured in a phased manner by the provision of
infrastructure or through contributions by means of a signed legal agreement which
is to be completed prior to the commencement of development. Development will contribute, as proven necessary
through the Transport Assessment, to the following improvements;
i. Capacity improvements and signalisation
of Bearsted roundabout and capacity improvements at New Cut roundabout.
Provision of a new signal pedestrian crossing and the provision of a combined
foot/cycle way between these two roundabouts.
ii. Traffic signalisation of the M20 J7 roundabout, widening of the coast
bound off-slip and creation of a new signal controlled pedestrian route
through the junction.
Capacity improvements at M2 J5 (located in Swale Borough).
iii. Upgrading of Bearsted Road to a dual carriageway between
Bearsted roundabout and New Cut roundabout.
iv. Increased frequency of 333 / 334 route to provide a bus service with 15
minute intervals between the site and the town centre, potentially to include
the provision of bus priority measures on New Cut Road to include traffic
signals at the junction with the A20 Ashford Road.
v. Improved bus links to the site from the residential areas of Grove Green
and Penenden Heath.
Insert Additional criterion to read: “Minerals Safeguarding – This
site falls within the Minerals Safeguarding Areas as shown on the policies
map and therefore development proposals will be required to undertake a
minerals assessment to assess the viability and practicability of prior
extraction of the minerals resource. The minerals assessment will comply with
Policy DM7 of the Kent Minerals and Waste Local Plan (2013-2030) and any
supplementary planning guidance produced by the Minerals Planning Authority
in respect of minerals safeguarding.”
|
To ensure that the policy is sound;
positively prepared, justified, effective and consistent with national
policy.
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MM34
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Policy RMX1(2) Maidstone East and Royal
Mail Sorting Office and paragraph 13.12
|
Action 8.9
|
Amend paragraph 13.12 as follows;
13.12 Office uses will be an important component of the mix of
uses on the site. The site is in a highly sustainable location adjacent to
Maidstone East station which will benefit from improved services to London
in 2018 and with good access to Junction 6 of M20. Housing is also
seen as an important supporting use on this site. Residential development
could be delivered in separate blocks either to the west of the site or
possibly south of the railway line
Fronting Brenchley Gardens, or on upper floors above the retail
development.
Amend Policy RMX1(2) as follows;
Maidstone East and former Royal Mail Sorting Office, as shown on the policies
map, is allocated for development for up to 10,000m2 comparison and
convenience retail, 4,000sqm of offices (B1a) and approximately
210 dwellings. In addition to the requirements of policy H1, planning
permission will be granted if the following criteria are met.
1 The provision of up to 10,000sqm of comparison and convenience shopping
floorspace, 4,000sqm of offices (B1a) and some 210 dwellings. The
submission of a retail impact assessment is required which demonstrates that
the National Planning Policy Framework’s impact test is met.
|
To ensure consistency with national policy
and to ensure the plan is positively prepared to meet identified needs.
|
MM35
|
Policy RMX1(3) King Street and paragraph
13.16
|
Action 9.10
|
Amend paragraph 13.16 as follows;
13.16 The King Street multi storey car park
site has recently been cleared and is being used as a surface level car park
for the short term. Together with the adjacent AMF Bowling site which has
recently been demolished, this area offers a significant redevelopment
opportunity close to the heart of the town centre to deliver a mix of ground
floor retail and residential uses. This area could be brought forward in
conjunction with the wider redevelopment of The Mall proposed for the longer
term. This would enable a comprehensive approach to development on both sides
of King Street at this gateway location to the town centre.
Amend criterion 1 of Policy RMX1(3) as
follows;
1 The provision of up to 1,400sqm of comparison and/or convenience shopping
floorspace at ground floor level and up to 53 dwellings. The
submission of a retail impact assessment is required which demonstrates that
the National Planning Policy Framework’s impact test is met.
|
To ensure consistency with national
policy and to ensure the plan is positively prepared to meet identified needs.
|
MM36
|
Policy RMX1(4) Syngenta
|
Action 10.1
|
Amend paragraph 13.17, include a new sub-section after paragraph
13.17 and amend Policy RMX1(4) to read as follows;
Former Syngenta Works, Hampstead Lane, Yalding
13.17 The Former Syngenta Works site near Yalding is a large,
flat brownfield site (19.5 ha) about one kilometre to the west of Yalding
village and adjacent to Yalding Railway Station. The site
was previously used for agro-chemicals production and is now vacant was
decommissioned in 2002/2003. The site has been cleared
of buildings, apart from an office building at the site entrance, and the
land has been remediated to address the contamination resulting from its
previous use. Securing a significant proportion of employment uses on this
site alongside housing will have important sustainability benefits.
Comprehensive measures to address flood risk will be required in association
with development. Immediately to the east of the site is a
canalised section of the River Medway. The whole site lies within Flood Zone
3a.
13.xx The aim of the Sequential Test method set out in the NPPF
is to steer new development to areas with the lowest probability of flooding.
If, following application of the Sequential Test, it is not possible for the
development to be located in areas with a lower probability of flooding, the
Exception Test can be applied. Crucial to any redevelopment of this
brownfield site is the identification of a comprehensive scheme of flood
mitigation which addresses the identified flood risk. Subject to such a
scheme being achievable, the site is potentially suitable for , employment,
leisure, commuter car parking and open space uses.
Policy RMX1(4)
Former Syngenta Works, as shown on the policies map, is
allocated for development of approximately 8,600m2 of employment
floorspace and approximately 200 dwellings. In addition to the requirements
of policy H1, planning permission will be granted if the following criteria
are met.
The Council will support the re-development of the brownfield Former
Syngenta Works Site, as shown on the policies map, provided that a
comprehensive scheme of flood mitigation which addresses the identified flood
risk will be delivered in association with the development. A comprehensive
Flood Risk Assessment which has been undertaken to a methodology agreed by
the Environment Agency will be required. The FRA must identify measures to
address safe site egress and access and measures to address the flood risk.
Contributions may be required for measures to reduce flood risk to dwellings
in Yalding.
Subject to the findings of the FRA, potential suitable uses for
the site could include , employment (B classes), leisure, commuter car
parking and open space.
Planning permission will be granted if the following criteria
are met;
Design and Layout
1.
Provision
of at least 8,600m2 of employment floorspace located in the
western part of the site closest to the railway line and the retention or
re-provision of the office building fronting Hampstead Lane.
2.
1. The height of new employment
buildings should not exceed that of the existing office building.
3.
Subject
to the flood risk assessment, residential development of some 200 dwellings
to be located on the eastern portion of the site.
4.
1. Within
the site boundary, an area of land to the south (13ha) is to be retained as a
nature conservation area.
5.
2. The significant landscape belt
which lies to the south of the development area is retained, maintained
and enhanced to provide a clear boundary to the developed parts of the site,
to act as a buffer to the Local Wildlife site and to screen views from the
attractive countryside to the south and from properties in Parsonage Farm
Road.
6.
3. The retention, maintenance
and enhancement of the landscape belts along the western boundary of the
site, on both sites of the railway line, and along the eastern boundary
adjacent to the canalised section of the river, to screen and soften the
appearance of the development.
Access
7.
4. Access will be taken from
Hampstead Lane only
8.
Development
should secure public rights of way improvements, including providing an
alternative to the ‘at grade’ pedestrian footpath crossing the railway.
Ecology
9.
5. The site lies adjacent to the Hale
Ponds and Pastures Local Wildlife site. A survey which assesses the site’s
ecological potential must be submitted. The Development
proposals must provide for the delivery of appropriate habitat creation and
enhancement measures in response to the survey findings including the
creation and enhancement of wildlife corridors, and, if required, mitigation
measures.
Flooding and water quality Site Drainage
10.
6. The submission of a comprehensive
flood risk assessment which has been undertaken to a methodology agreed by
the Environment Agency. The FRA must demonstrate measures to address egress
and access, and measures to reduce local flood risk.
Contributions may be requested for measures to reduce flood risk to dwellings
in Yalding.
11.
7. Measures are secured to ensure
adequate site drainage, including through the implementation of sustainable
drainage measures.
Land contamination
12.
8. Demonstration that contamination
of the site resulting from its previous use has been remediated to the
satisfaction of the local authority and the Environment Agency.
Open Space
13.
Provision
of 4.4 of natural/semi natural open space in accordance with policy OS1(14)
together with additional on/off-site provision and/or contributions towards
off-site provision/improvements as required in accordance with policy DM22
Open Space should be sites to maximise accessibility to new and existing
residents.
Highways and transportation
14.
Safety
improvements to the level crossing at Hampstead Lane, Yalding
15.
Provision
of a right turn on Hamstead Lane at its junction with Maidstone Road.
16.
Submission
of a comprehensive transport assessment and travel plan to set out how
opportunities for sustainable transport will be maximised including, if
necessary, delivery of improvements to public transport and pedestrian
connections to Yalding.
17.
Public
rights of way improvements, including providing an alternative to the ‘at
grade’ pedestrian footpath crossing the railway.
10.
Development will contribute, as proven necessary through a Transport
Assessment, to requisite improvements to the highway network
Insert Additional criterion to read: “Minerals
Safeguarding – This site falls within the Minerals Safeguarding Areas as
shown on the policies map and therefore development proposals will be
required to undertake a minerals assessment to assess the viability and
practicability of prior extraction of the minerals resource. The minerals
assessment will comply with Policy DM7 of the Kent Minerals and Waste Local
Plan (2013-2030) and any supplementary planning guidance produced by the
Minerals Planning Authority in respect of minerals safeguarding.”
Delete OS1(14) Former Syngenta Works, Hampstead Lane, Yalding from
Policy OS1 and the Local Plan Policies Map.
|
To ensure that the policy is justified
through proportionate evidence and consistent with national policy.
|
MM37
|
New Policy RMX1(5) Baltic Wharf supporting
text
|
Action 9.11
|
Delete paragraph 5.24 from the Local Plan
and include a new sub-section after paragraph 13.17 (Policy RMX1 retail and
mixed use allocations) and a new policy RMX1(5) to read as follows;
Powerhub Building and Baltic Wharf, St Peters Street, Maidstone
13.xx The Powerhub building is a prominent and substantial Grade II
listed building fronting the west bank of the River Medway and situated
within the wider Baltic Wharf site. The site includes the more modern
warehouse style buildings to the south of the listed building in which
2,596sqm of floorspace can be lawfully occupied for A1 retail use. Also
forming part of the wider site is Raglan House which faces St Peters Street
and the car park to the north of the railway bridge. The Baltic Wharf
building, the warehouses to the south and Raglan House all lie within the
town centre boundary whilst the car park to the north of the railway bridge
is outside the boundary. For retail purposes specifically, the site is ‘out
of centre’.
13.xx The Powerhub building itself is currently underused and is in need of
restoration and its future would be best secured by bringing it into active
use. Planning permission has been granted for a large foodstore and other ancillary
uses (offices, restaurant and café and assembly and leisure uses) on the site
comprising the Baltic Wharf building, the warehouses to the south, Raglan
House and the car park to the north of the railway bridge (MA/13/0297).
Should the consented scheme not come forward, the council will consider
positively alternative proposals using the criteria in Policy RMX1(5). The
site is considered suitable for a variety of uses namely housing, offices,
leisure uses, cafes and restaurants and, subject to impact and sequential
tests being met, additional retail use.
Policy RMX1(5)
The Baltic Wharf site, as shown on the policies map, is suitable for a mix of
uses comprising housing, offices (B1a and/or A2), leisure uses (D2), cafes
and restaurants (A3) and retail (A1). Planning permission will be granted if
the following criteria are met.
Design and layout
1. The proposal conserves and, where possible, enhances the heritage
significance of the listed Powerhub building and its setting and secures the
building’s restoration.
2. The proposal achieves the comprehensive development of the whole site and
avoids piecemeal development which would undermine the achievement of the
restoration of the listed building
3. The proposal is designed to enhance the site’s contribution to the
townscape as seen from public vantage points, in particular from the banks of
the River Medway.
Uses
4. For retail (A1) floorspace additional to the 2,596sqm which is lawful,
submission of a sequential sites assessment and a retail impact assessment
which demonstrate that the National Planning Policy Framework’s sequential
and impact tests are met
Access
5. The provision of a level riverside footpath for use by the public
extending from the site’s southern boundary with Scotney Gardens to connect
at its boundary with Waterside Gate to the north
6. Submission of an employees’ Travel Plan to be implemented in conjunction
with the development.
Flooding
7. Submission of a Flood Risk Assessment for the development undertaken to a
methodology agreed with the Environment Agency and the delivery of resultant
flood mitigation measures.
8. Submission of a surface water drainage strategy for the development based
on sustainable drainage principles.
Noise
9. Submission of a noise assessment and the delivery of resultant noise
attenuation measures
Air quality
10. The submission of an air quality assessment and emission reductions plan
and the delivery of resultant mitigation measures .
Land contamination
11. The submission of a land contamination assessment and the delivery of
resultant mitigation
measures
Highways and transportation
12. Development will contribute, as proven necessary through a Transport
Assessment, to requisite improvements to the highway network, to include the
following;
i. Improvements at the junction of Buckland Hill with London Road
ii. Improvements to the capacity of the eastbound carriageway of the Bridges
Gyratory in the event that the current improvement scheme does not provide
sufficient capacity to meet the needs of the development
13. For proposals which include additional retail floorspace, measures to secure
improved pedestrian, cycle and public transport links to ensure that the site
is accessible and well connected to the primary shopping area.
|
Changes required to ensure that the
Local Plan is positively prepared and justified, and to provide a positive
strategy for heritage assets to ensure consistency with national policy.
|
MM38
|
Policy EMP(1) RMX1(6) Mote
Road Maidstone
|
PC/91; PC/94 and
PC/92; PC/93; Action 8.2
|
[additional supporting text] :
13.a This site comprises a 0.4ha site which lies within a wider
parcel of land bounded by Romney Place, Lower Stone Street and Mote Road/Wat
Tyler Way. The site is currently used for surface level car parking for
nearby business uses and redevelopment represents an opportunity to make
better use of this site. As it is located within the town centre, it is
potentially suitable for a mix of uses including offices, residential and
leisure uses.
13.b The site has the potential to contribute to the identified
need for additional office floorspace (24,600sqm by 2031). This is only
likely to be achieved if the scheme includes other, higher value uses, most
specifically residential. The site is therefore allocated for
residential-led mixed use development which will include a significant
component of office floorspace.
13.c Development of the site will need to bring townscape
improvements to this part of the town centre, including by establishing an
improved frontage to Wat Tyler Way. The scale, siting and design of the
development will have particular regard to the setting of the Grade II listed
Romney Terrace to the north of the site.
13.d The policy does not prescribe amounts of floorspace of
different uses as the overall development capacity of the site will be highly
dependent on the specific scheme which comes forward. The evidence supporting
the Local Plan highlights that the expected demand for office floorspace will
predominantly be from small businesses who will seek to occupy small office
units, often within multi-tenant managed ‘workspaces’. This type of
provision operates on a different financial model than a traditional single
occupier office, generating different financial returns and, potentially,
having different build costs. The viability assessment accompanying an
application should test the impacts of different forms of development and
management of the office space on the development viability to demonstrate
how the provision of office floorspace has been maximised. In respect of
residential capacity, Policy DM12 sets out the density range acceptable on a
town centre site.
Policy EMP1 (1) RMX1(6)
Mote Road, Maidstone
Mote Road, as shown on the policies map, is allocated for residential-led
mixed use development to include a minimum of 2,000sqm of office floorspace
(B1a). redevelopment of up to 8,000 sqm office floorspace
(B1 use class). Leisure uses (D2) would also be appropriate as part
of the mix of uses on this site. Planning permission will be granted
if the following criteria are met.
Design and layout
1. Where possible development should be sited to create frontage blocks
to Mote Road/Wat Tyler Way and to Romney Place.
2. The development preserves the setting of the listed properties in
Romney Place.
3. Development does not exceed 9 storeys in height.
Uses
x. The development should deliver a minimum of 2,000sqm of office
floorspace. Any scheme which includes a lesser amount of office floorspace
should be accompanied by a viability assessment that considers alternative
delivery and management approaches and their impact on viability. It should
clearly set out the sales and build costs assumptions used and demonstrate
that the amount of office floorspace is the maximum which could be provided
as part of a viable development.
Noise
4. The submission of a noise assessment and the delivery of appropriate
noise attenuation measures as part of the development.
Air quality
5. The submission of an air quality assessment and appropriate air
quality mitigation measures to be agreed with the council will be implemented
as part of the development.
Land contamination
6. The submission of a land contamination report and appropriate
mitigation measures to be implemented prior to development commencing.
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To ensure the policy is effective and
deliverable whilst seeking to meet identified needs
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MM39
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Policy EMP1(54)
Woodcut Farm, Ashford Road, Bearsted Supporting text
|
Action 8.5
|
Amend supporting text to Policy EMP1(54)
as follows:
15.2 There is a unique opportunity in the borough to provide a
prestigious business park at Junction 8 of the M20 that is well connected to
the motorway network and that can provide for a
range of job needs up to 2031. The Woodcut Farm site will meet the ‘qualitative’
need for a new, well serviced and well connected mixed use business park in
the borough which can meet the anticipated demand for new offices, small
business orientated space, stand-alone industrial and manufacturing space
built for specific end users and smaller scale distribution businesses. This
site will overcome this ‘qualitative’ gap in the
borough’s existing portfolio of employment sites and will thereby help
to diversify the range of sites available to new and expanding businesses in
the borough to help accommodate future demand. The key priority for
the Woodcut Farm site is the delivery of new office/research &
development floorspace (B1a/b). The site will provide at least 10,000sqm of
B1a/b floorspace, thereby contributing significantly towards the evidenced
need for 24,600sqm of this type of floorspace by the end of the Plan period.
Land at Woodcut Farm is allocated to provide for a mix of business uses
comprising industrial, offices and distribution/logistics. High
quality office development is sought, such as that required by company
headquarters for example, providing complementary provision to the town
centre. As the viability of office development may be challenging in
the shorter term, land will be safeguarded specifically for B1a/b uses, and
for no other purpose, pending the viability position improving in the later
part of the Plan period. This approach will help ensure that the site
delivers a genuine mixed B class use business park, which is what is
required, rather than a logistics park or conventional industrial estate.
Industrial (B2) and distribution (B8) uses are nonetheless appropriate
as part of the mix of uses on the site and, in addition to the office
requirement, the allocation will help deliver the quantative need for the
7,965sqm additional warehousing floorspace which is needed in the borough by
2031.
15.9 The flatter area of the site, to the east of the stream, is
better able to accommodate larger footprint buildings up to 10,000sqm 5,000sqm
with heights restricted to a maximum of 12m. To the west of the
stream the land rises and is suited to smaller footprint buildings of
up to 2,500sqm and up to 8m in height. The siting, scale and detailed
design of development within this area must also have particular regard to
the setting of Woodcut Farmhouse (Grade II listed). On the highest part
of the site, as shown on the policies map, to the east of the
Woodcut Farm complex, building footprints will be
limited to 500sqm.
Policy EMP1(54) Woodcut Farm, Ashford Road,
Bearsted:
Woodcut Farm, as shown on the policies map, is allocated for
development for up to 49,000m2 mixed employment floorspace (B1c; B2; B1a; B1b;
B8). The site will deliver a genuine mix of B class uses in terms of
type and range. Office type uses (B1a & b) will be a vital component of
this mix and the site will provide at least 10,000sqm of B1a /B1b floorspace
as an absolute minimum. In the event of a demand arising, an
element of hi-tech and/or research and development (B1(b)) would be
appropriate as part of the overall mix of B class uses on the site. The mixed
use employment, landscaping and infrastructure elements will be
delivered in an integrated and co-ordinated manner that respect the site’s
visual and physical relationship with the Kent Downs AONB. Planning
permission will be granted if the following criteria are met.
Design & layout
1. The proposals create a spacious parkland setting for development
through the addition of substantial internal landscaping which will be
sympathetic to the site’s countryside context and which will help to
break up the visual appearance of the development including parking
areas in particular in views from the AONB including through
the use of substantial tracts of planting extending into the body of the
development to achieve clear visual separation between individual buildings
and between parking areas; buildings will cover not more than 40% of
the developed site area.
2. The development proposals will respect the topography of the site
by minimising the need for site excavation.
3. Landscape buffers of at least 15m in width are established
along the site’s boundaries, to M20 and to Musket Lane, which will
also to help secure the setting to Woodcut Farmhouse (Grade II listed) and
the amenity of residential properties at Chestnuts and White Heath.
Development will have a landscaped frontage to A20.
3. Landscape buffers of at least 35m in depth are established
along the site’s boundary to the M20 including a new native woodland shaw, at
least 15m to Musket Lane, at least 25m to the A20 including a planted bund,
and at least 30m along the western boundary, which will also to help secure
the setting to Woodcut Farmhouse (Grade II listed) and the amenity of
residential properties at Chestnuts and White Heath. Tracts of structural
landscaping will extend into development areas of at least 15m in width.
4. An area of 9ha to the north and north west of Woodcut Farm is
secured as an undeveloped landscape area in the form of open woodland
including the addition of a landscape buffer of at least 30m along the
eastern boundary. Future management of this area will be secured by means of
legal agreement and maintained in perpetuity.
5. Larger footprint buildings will be are
accommodated in the field to the east of the stream up to a maximum unit size
of 10,000sqm 5,000sqm with building ridge heights not to
exceed 12m. Units should be orientated end-on to predominant views to and
from the AONB.
6. Development on the field to the west of the stream comprises
smaller units of up to 2,500sqm footprint with g. Graded
building heights that will take account of the site’s
topography with building ridge heights not to exceed 8m. On the highest
part of the site to the east of the Woodcut Farm complex
at and above the 55m contour line as shown on the policies map, building
footprints will be limited to 500sqm. The siting, scale and detailed
design of development must have regard to the preservation of
Woodcut Farmhouse (Grade II) and its setting.
[additional criterion]
X. The development proposals are designed to limit their visual
impact including through the use of curved roofs on buildings, non-reflective
materials, sensitive colouring, green roofs and walls on smaller footprint
buildings (500sqm and below), and sensitive lighting proposals. Buildings
should include active frontage elements incorporating glazing, and address
both the A20 and M20.
[additional criterion]
Y. To the east of the stream, land to accommodate a minimum of
7,500sqm of floorspace within Use Classes B1(a) and B1(b) will be provided.
Land sufficient for at least 5,000sqm of this floorspace will be provided
with vehicular access and all necessary services including drainage and
electrical power supply to the boundary of the plot/s prior to the first
occupation of any units falling within Use Classes B1(c), B2 or B8. The land
which is provided for the minimum of 7,500sqm of B1(a) and B1(b) will be
safeguarded from any other uses until April 2026 or until otherwise allocated
through a Local Plan Review.
[additional criterion]
Z. To the west of the stream, land to accommodate a minimum of
2,500sqm of floorspace within Use Classes B1(a) and B1(b) will be provided.
This land will be safeguarded from any other uses until April 2026 or until
otherwise allocated through a Local Plan Review.
Landscape and ecology
7. The development proposals are designed to take into account the
results of a landscape and visual impact assessment (LVIA) undertaken in
accordance with the principles of current guidance. The assessment will
specifically address the impact of development on views to and from the Kent
Downs AONB escarpment. This will include environmental enhancements of the
wider landscape beyond the allocation boundaries through financial contributions
using the mechanism of a S106 agreement.
8. The development proposals are designed to take account of the
results of a phase 1 habitat survey and any species specific surveys that may
as a result be necessary, together with any necessary mitigation and
significant enhancement measures.
Archaeology
9. The proposals are designed to take account of the archaeological
interest on the site as revealed through appropriate survey.
Access
10. Vehicular access to the site will be from A20 Ashford Road.
Highways and transportation
11. Improvements to capacity at the A20/Willington Street junction.
12. Package of measures to provide bus stops, pedestrian refuges and
improvements to the footway on the northern side of the A20 Ashford Road.
13. Development will contribute, as proven necessary through a
Transport Assessment, to improvements at the following junctions:
i. the M20
Junction 8 (including the west-bound on-slip and merge);
ii. the A20
Ashford Rd/M20 link road roundabout;
iii. the A20
Ashford Rd/Penford Hill junction;
iv. the A20
Ashford Rd/Eyhorne Street/Great Danes Hotel access; and
v. the
Willington Street/A20 Ashford Rd junction.
14. Development will deliver a significant package of sustainable
transport measures to secure access to the site by a range of sustainable
modes, including the provision of a subsidised bus route, and must be
supported by the implementation of a Travel Plan.
Minerals safeguarding
15. This site falls within the
Minerals Safeguarding Areas as shown on the policies map and therefore
development proposals will be required to undertake a minerals assessment to
assess the viability and practicability of prior extraction of the minerals
resource. The minerals assessment will comply with Policy DM7 of the Kent
Minerals and Waste Local Plan (2013-2030) and any supplementary planning
guidance produced by the Minerals Planning Authority in respect of minerals
safeguarding.”
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To ensure the policy is positively
prepared, effective and deliverable whilst seeking to meet identified needs.
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MM40
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Policy DM3 Historic and Natural Environment
supporting text
|
PC/129
|
Amend Policy DM3 as follows:
Policy DM3 Natural Environment
(paragraph numbering to be added when plan fully restructured to reflect
other changes)
17.11 Maidstone’s historic and natural environment is a fundamental
part of the borough’s economic wealth and social wellbeing, the benefits of
which are far-reaching. It is essential to ensure these historic and
natural assets bases remain robust and viable.
17.12 Historic environment
Maidstone has been shaped and influenced by a long past history, the legacy
of which is a strong and rich cultural heritage. The Archbishop’s Palace and
Leeds Castle are two high profile heritage assets but the borough also
abounds with many other historical buildings. These heritage assets
contribute to the strong sense of place which exists across the borough.
However, this rich historical resource is very vulnerable to damage and loss.
The local plan allows some flexibility for the re-use and conversion of
historic assets but care must be taken to ensure this does not lead to
unacceptable adverse impacts. Small scale changes over time, especially the
standardisation of building materials and practices can erode the special
character and appearance of places, and the setting of historic features such
as listed buildings and scheduled monuments, which can be crucial in
maintaining historic integrity.
17.13 The local plan will ensure the qualities and local distinctiveness of
the historic environment are recognised and protected. This will be achieved
in part through the protection of Scheduled Ancient Monuments, Listed
Buildings and Conservation Areas from inappropriate development. The local
plan will seek to encourage a greater understanding of designated and
non-designated heritage assets and their values through partnership working
with communities, developers and asset managers. The council will encourage
mutually beneficial and sustainable proposals to conserve and enhance
heritage assets for future generations whilst acknowledging the social and
economic challenges faced by land owners and managers.
17.14 All development proposals will be expected to be accompanied by
an initial survey to establish what on-site assets there are. Sufficient
information to assess the direct and indirect effects of development on past
or present heritage assets together with any proposed prevention, mitigation
or compensation measures will also be required.
17.18 The growth proposed in the borough
provides a chance to increase the value of accessible green spaces and blue
corridors. New development will be expected to contribute towards the goal of
a linked network which extends across the borough and beyond. Development
schemes will be expected to contribute towards improved connectivity through
the provision of footpaths and cycle routes that are part of a strategic
network; space for nature that contributes to the larger landscape-scale
pattern of connected habitat; and the provision of imaginative recreational facilities
that give educational and physical health benefits to local people. The
council will liaise with neighbouring local authorities, including Kent
County Council, to ensure potential linkages at all scales and across
administrative boundaries are recognised in the development of specific
proposals. Developers will also be expected to provide details of how the
green and blue infrastructure elements of their proposal, including publicly
accessible open spaces, sites managed for their biodiversity, or
geodiversity or heritage interest, will be managed and maintained over
the long-term.
Policy DM3 Historic and nNatural
environment
1. To enable Maidstone borough to retain a high quality of living and to be
able to respond to the effects of climate change, developers will ensure that
new development protects and enhances the historic and natural
environment, where appropriate, by incorporating measures where
appropriate to:
i. Protect positive historic and landscape character, heritage
assets and their settings, areas of Ancient Woodland, veteran trees,
trees with significant amenity value, important hedgerows, features of
biological or geological interest, and the existing public rights of way
network from inappropriate development and ensure that these assets do not
suffer any avoid significant adverse impacts as a result of
development;
ii. Avoid damage to and inappropriate development considered likely to have
significant direct or indirect adverse effects on:
a. Cultural heritage assets protected by international, national or local
designation and other non-designated heritage assets recognised for their
archaeological, architectural or historic significance, or their settings;
b. a. Internationally, nationally and locally designated
sites of importance for biodiversity; and
c. b. Local Biodiversity Action Plan priority
habitats.
iii. Control pollution to protect ground and surface waters where necessary
and mitigate against the deterioration of water bodies and adverse impacts on
Groundwater Source Protection Zones, and/or incorporate measures to improve
the ecological status of water bodies as appropriate;
iv. Enhance, extend and connect designated sites of importance for
biodiversity, priority habitats and fragmented Ancient Woodland; support
opportunities for the creation of new Biodiversity Action Plan priority
habitats; create, enhance, restore and connect other habitats, including
links to habitats outside Maidstone Borough, where opportunities arise;
v. Provide for the long term maintenance and management of all heritage
and natural assets, including landscape character, associated with the
development;
vi. Mitigate for and adapt to the effects of climate change; and
vii. Positively contribute to the improvement of accessibility of natural
green space within walking distance of housing, employment, health and education
facilities and to the creation of a wider network of new links between green
and blue spaces including links to the Public Rights of Way network.
2. Protect and enhance the character, distinctiveness, diversity and
quality of Maidstone's landscape and townscape by the careful, sensitive
management and design of development.
3. Where appropriate, development
proposals will be expected to appraise the value of the borough’s historic
and natural environment through the provision of the following:
i. An ecological evaluation of development sites and any additional land put
forward for mitigation purposes to take full account of the biodiversity
present, including the potential for the retention and provision of native
plant species;
ii. Heritage and arboricultural assessments to take full account of
any past or present heritage and natural assets connected with the
development and associated sites; and
iii. A landscape and visual impact assessment to take full account of the
significance of, and potential effects of change on, the landscape as an
environmental resource together with views and visual amenity.
4. Publicly accessible open space should be
designed as part of the overall green and blue infrastructure and layout of a
site, taking advantage of the potential for multiple benefits including
enhanced play, wildlife, sustainable urban drainage, tree planting and
landscape provision. The form and function of green infrastructure will
reflect a site's characteristics, nature, location and existing or future
deficits.
5. Development proposals will not be permitted where they lead to adverse
impacts on natural and heritage assets for which mitigation measures or, as a
last resort, compensation appropriate to the scale and nature of the impacts
cannot be achieved. When significant harm cannot be avoided through
consideration of alternative sites or adequate mitigation provided on-site
within the immediate locality, compensatory measures will be achieved within
the relevant Biodiversity Opportunity Area, or other location as agreed by
the Local Planning Authority.
6. Development proposals will give weight to the protection of the
following designated sites for biodiversity, as shown on the Policies Map,
which will be equal to the significance of their biodiversity/geological
status, their contribution to wider ecological networks and the
protection/recovery of priority species as follows:
i) For internationally designated sites (including candidate
sites), the highest level of protection will apply. The council will ensure
that plans and projects proceed only when in accordance with relevant
Directives, Conventions and Regulations. When the proposed development will
have an adverse effect on the integrity of a European site, planning
permission will only be granted in exceptional circumstances, where there are
no less ecologically damaging alternatives, there are imperative reasons of
overriding public interest and damage can be fully compensated.
ii) For nationally designated sites (including candidate
sites), development will only be permitted where it is not likely to have an
adverse effect on the designated site or its interests (either individually
or in combination with other developments) unless the benefits of the
development at this site clearly outweigh both the impacts that it is likely
to have on the features of the designated site that make it of national
importance and any broader impacts on the national network of Sites of
Special Scientific Interest. Where damage to a nationally designated site
cannot be avoided or mitigated, compensatory measures will be sought.
Development will also accord with and support the conservation objectives of
any biodiversity site management plans;
iii) For locally designated sites (including draft
published sites), development likely to have an adverse effect will be
permitted only where the damage can be avoided or adequately mitigated or
when its need outweighs the biodiversity interest of the site. Compensation
will be sought for loss or damage to locally designated sites.
Account should be taken of the Landscape Character Guidelines SPD, the Green
and Blue Infrastructure Strategy and the Kent Downs AONB Management Plan.
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To ensure the policy is positively
prepared, justified, effective and consistent with national policy.
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MM41
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Policy DM4 DM5 Development
on Brownfield Land
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Action 11.1
|
Amend Policy DM4 DM5(2)
Development on brownfield land
Exceptionally, the residential redevelopment of brownfield sites in the
countryside which are not residential gardens, which meet the
above criteria and which are in close proximity to Maidstone urban area, a
rural service centre or larger village will be permitted provided the
redevelopment will also result in a significant environmental improvement and
the site is, or will can reasonably be made,
demonstrably accessible by sustainable modes to Maidstone urban area, a
rural service centre or larger village.
Additional paragraphs to be inserted after
paragraph 17.34 of the supporting text:
A number of brownfield sites in
current or previous economic use are located in the countryside. Such sites
are outside of the settlement boundaries, and countryside restraint policies
apply. Exceptionally, the council will consider proposals for residential
development on brownfield sites in rural areas. Key considerations will
include:
•
The level of harm to the character and appearance of an area;
•
The impact of proposals on the landscape and environment;
•
Any positive impacts on residential amenity;
•
What traffic the present or past use has generated; and
•
The number of car movements that would be generated by the new
use, and what distances, if there are no more sustainable alternatives.
Residential gardens in urban and
rural areas are excluded from the definition of a brownfield site.
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To ensure the policy is positively prepared
and justified.
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MM42
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Policy DM5 6 Air
Quality
|
(PC/110) Action 11.2
|
Policy to be amended as follows:
17.36 The National Planning Policy Framework
requires planning policies to sustain compliance with EU limit values or
national objectives for pollutants and the cumulative impacts on air quality
from individual sites in local areas. The council has a responsibility to
work towards achieving these targets and does this through the Local Air
Quality Management (LAQM) regime. Through this function the council has
identified 6 areas currently exceeding EU guideline values (exceedance
areas) and has an Air Quality Action Plan (AQAP) in place in order to
identify measures aimed at reducing air pollution at these locations.
17.39 The
significance of any air quality impact arising from development can be
affected by a number of factors, including the scale, nature and location of
development. For instance, a large housing development located outside of the
AQMA may still have significant negative impacts on air quality within the
AQMA, whereas a small scale residential extension within the AQMA may not
have any perceptible impact on air quality. Similarly, a single additional
dwelling may have a negative impact on an exceedance area whilst major
development located elsewhere in the borough may not impact the AQMA itself,
but may generate significant negative impacts in other locations. The
council will review the potential significance of the air
quality impacts from new proposals taking account of these factors and in
line with national guidance.
17.40 Where an Air Quality Impact
Assessment (AQIA) is required, development proposals will be required to
assess the existing air quality in the study areas, to predict the future air
quality without the development in place and to predict the future air
quality with the development, and mitigation, in place. As part of this
process, the assessment should consider the potential cumulative impacts of
development. Evaluation of air quality impacts will take into
account factors such as the number of people affected, the absolute levels
and the predicted magnitude of the changes in pollutant concentrations, the
scale and kind of the proposed mitigation. The evaluation will AQIA
should also take into account how the impacts from the development
relate to the principles and measures contained within the council's
Air Quality Action Plan and other relevant strategic guidance documents. Where
the need for mitigation measures is identified through an AQIA, the delivery
of these measures will be secured through planning condition or through s106
planning obligations.
17.41 It is recognised that planning can play an important role in
improving air quality and reducing individuals’ exposure to air pollutants.
Whilst planning cannot solve immediate existing air
quality issues, it can ensure that has a role to play so
any likely scheme impacts are reasonably effectively
mitigated.
17.42 It is also
important to ensure however that these existing air quality issues, and
the cumulative impacts of developments, are responded to in a proactive
and effective fair and proportionate way. In order to achieve
this, the Council is in the process of updating the AQMA Action Plan
and is currently preparing a Low Emission Strategy will be
developed going forward. These documents provide a timely
opportunity to address these long-standing issues, and the council will
consider a wide range of options and measures, including further support for
sustainable transport measures and the possibility of establishing Low
Emission/Clean Air Zones, as part of this process. As well as the AQMA
Action Plan and the Low Emission Strategy, forthcoming national policy
changes are likely to have implications for the local plan policy. The
Council is therefore committed to preparing a DPD on the subject of air
quality to ensure the local policy framework is both effective and up to
date.
17.41
The Low Emission Strategy will outline the principles behind
defining the scale of a development and its likely impact depending on its
location and proximity to exceedance areas and the public. It will be
developed in line with emerging best practice and national guidelines and be
developed to support the Air Quality Action Plan.
Policy DM5 6 Air Quality
Proposals that have an impact on air quality that meet the following
criteria will be permitted:
1. Proposals located close to identified air quality exceedance
areas as defined through the Local Air Quality management process will
require a full Air Quality Impact Assessment in line with national and local
guidance;
2. Proposals within or adjacent to Air Quality Management Areas that
are likely to have a negative impact on air quality should identify sources
of emissions to air from the development and an Emissions Statement
identifying how these emissions will be minimised and mitigated against must
be provided; and
3. Proposals in or affecting Air Quality Management Areas or of a
sufficient scale to impact local communities should, where necessary,
incorporate mitigation measures which are locationally specific and
proportionate to the likely impact.
Proposals that have an impact on air quality
will be permitted, subject to the following criteria being met:
1. Proposals that have an impact on
air quality will be permitted, subject to the following criteria being met:
i.
Proposals
for development which have the potential, by virtue of their scale, nature
and/or location, to have a negative impact on air quality at identified
exceedance areas, as defined through the Local Air Quality Management
process, will be required to submit an Air Quality Impact Assessment (AQIA)
to consider the potential impacts of pollution from individual and cumulative
development, and to demonstrate how the air quality impacts of the
development will be mitigated to acceptable levels;
ii.
Proposals
for development which have the potential, by virtue of their scale, nature
and/or location, to have a significant negative impact on air quality within
identified Air Quality Management Areas will be required to submit an AQIA to
consider the potential impacts of pollution from individual and cumulative
development, and to demonstrate how the air quality impacts of the
development will be mitigated to acceptable levels, even where there will be
no negative impact at identified exceedance areas;
iii.
Other
development proposals, where criteria 1 and 2 do not apply, but which by
virtue of their scale, nature and/or location have the potential to generate
a negative impact on air quality within identified Air Quality Management
Areas will not be required to submit an AQIA, but should demonstrate how the
air quality impacts of the development will be minimised.
iv.
Development
proposals which have the potential, by virtue of their scale, nature and/or
location, to have a significant negative impact on air quality outside of
identified Air Quality Management Areas will submit an AQIA to consider the
potential impacts of pollution from individual and cumulative development,
and to demonstrate how the air quality impacts of the development will be
mitigated to acceptable levels.
2. The Council will prepare an Air
Quality DPD which will take account of the AQMA Action Plan, the Low Emission
Strategy and national requirements to address air quality.
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To ensure the policy is consistent to
national policy
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MM43
|
Policy DM6 7 Non-Conforming
Uses
|
PC/111
|
Amend policy to read:
DM 6 7: Proposals for development which could
create, intensify or expand noisy or noxious uses, or which could
potentially generate volume or types of traffic unsuited to the local
area, will only be permitted if they meet such other exceptions as
indicated by policies elsewhere in this plan where they do not, by
way of their operation, cause nuisance to residents or users in the vicinity,
and where anticipated adverse impacts on the local road network can be
mitigated in accordance with Policy DM21. Proposals will also be required to
meet other requirements set out elsewhere in this plan.
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To ensure the policy is consistent with
achieving sustainable development and is therefore positively prepared.
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MM44
|
Policy DM7 8 External Lighting
|
PC/51; PC/112
|
Amend Policy DM7 8(1)
(iii) as follows:
iii. The lighting scheme would not be visually detrimental to its immediate
or wider setting, particularly intrinsically dark landscapes.
Amend
Policy DM7 8 criterion 2 to read: “Lighting proposals
that are within, neighbour or are near enough to
significantly affect areas of nature conservation importance, e.g. Special
Areas of Conservation, Sites of Special Scientific Interest, National
Nature Reserves, and Country Wildlife Sites and Local
Wildlife Sites will only be permitted in exceptional circumstances.”
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To ensure the policy is consistent to
national policy.
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MM45
|
Policy DM11 Housing Mix
|
PC/123
|
Amend Policy DM11 as below:
Policy DM11 SP19 Housing Mix
17.58 Developers will need to access a range of sources, including the SHMA,
to help shape their proposals. Local stakeholders, including parish councils,
may often be able to provide targeted information that assists an applicant
to submit a locally relevant scheme. Neighbourhood Plans can also be
used as a mechanism to allow some flexibility and local context while
contributing to the overarching strategic needs of the borough. Where
affordable housing is proposed or required, the housing register will provide
additional guidance.
Policy DM11 SP19 (5)
Housing Mix
5. The council will work with partners to facilitate support
the provision of specialist and supported housing for elderly, disabled and
vulnerable people.
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To ensure consistency with national policy
and to clarify the Council’s role and the relationship between local and
neighbourhood plans
|
MM46
|
Policy DM12 Density of Housing Development
|
PC/124
|
Amend Policy DM12 as below:
Policy DM12
Density of housing development
All new housing will be developed at a density that is consistent with
achieving good design and does not compromise the distinctive character of
the area in which it is situated. Development proposals that fail to
make efficient use of land for housing, having regard to the character and
location of the area, will be refused permission.
Subject to this these overriding considerations:
1. At sites within and close adjacent to the town centre
new residential development will be expected to achieve net densities of
between 45 and 170 dwellings per hectare.
2. At other sites within and adjacent
to the urban area new residential development will be expected to achieve a
net density of 35 dwellings per hectare.
3. At sites within or adjacent to the rural service centres and larger
villages as defined under policies SP5-10 and SP11-16 respectively new
residential development will be expected to achieve a net density of 30
dwellings per hectare.
In other settlements not listed above new residential development will be
expected to achieve a net density of 30 dwellings per hectare. Development
proposals that fail to make efficient use of land for housing, having regard
to the character and location of the area, will be refused permission.
|
To ensure the policy is consistent with
achieving sustainable development and is therefore positively
prepared.
|
MM47
|
Policy DM13 Affordable Housing
|
PC/126
|
Amend Policy DM13 as below:
Policy DM13 SP20 Affordable Housing
17.61 Viability testing indicates that affordable housing is achievable
across the borough on sites of five or more dwellings. The
Ministerial Statement published 28th November 2014 refers to the
introduction of a threshold for infrastructure contributions. The National
Planning Practice Guidance refers to circumstances where infrastructure
contributions through planning obligations should not be sought from developers:
affordable housing should not be sought from developments of 10 units or
less, and which have a maximum combined floorspace of 1,000m2. The viability
testing has assumed the national threshold of 11 dwellings for affordable
housing. To support community integration, affordable housing will be
provided on-site, and alternative provision will not be accepted unless there
are exceptional circumstances that justify it. Any proposals for off-site or
financial provision must be made at the time of the application.
17.63 In order to respond to the identified need for affordable housing of
different tenures through the period of the plan, the council will seek an
indicative target of 70% affordable rented or social rented housing, or a
mixture of the two, and 30% intermediate affordable housing (shared ownership
and/or intermediate rent). This ratio was used for strategic viability
testing purposes and has been shown to be viable. Specific site circumstances
may affect the viability of individual proposals and the council recognises
that the need for different tenures may also vary over time [2].
[additional paragraph]
17.xx The Government has introduced a vacant building credit to
incentivise brownfield development on sites containing vacant buildings. In
considering how the vacant building credit should apply to a particular
development, the council will consider whether the building has been made
vacant for the sole purposes of redevelopment and whether the building is
covered by an extant or recently expired planning permission for the same or
substantially the same development.
[2] Through the
new Housing and Planning Bill 2015 Act 2016, the
Government has signalled its intention to place is placing
a duty on local
planning authorities to require a proportion of
Starter Homes on all reasonably-sized sites. Secondary legislation is
expected early 2017and
the The council will maintain a watching brief
and respond as appropriate.
Policy DM13 SP20
Affordable Housing
On housing sites or mixed use development sites of five 11
residential units (gross) or more, and or
which have a combined floorspace of greater than 1,000m2 (gross internal
area), the council will require the delivery of affordable housing.
|
To ensure consistency with national
policy
|
MM48
|
Policy DM14 13 Local
Needs Housing
|
PC/65; PC/127
|
Amend supporting text to read:
Policy DM14 13 Affordable
Local Needs Housing on Rural Exception Sites
17.73 Affordable local needs housing seeks to address the lack
of general supply by allowing the development of exception sites under agreed
local needs, sustainability and environmental criteria. Exception sites
are small sites in locations where sites would not normally be released for
housing development. The housing must remain affordable in perpetuity
and priority will be given to occupants who meet relevant criteria,
i.e. those who have a specified connection to the
settlement – often being residential, employment or family.
Amend Policy DM14 13 as below:
Affordable Local Needs Housing on Rural Exception Sites
Outside of Maidstone, the five rural service centres and the five
larger villages, The the Council will work with
parish councils and local stakeholders to bring forward sustainably
located affordable local needs housing at its rural
communities. The council will grant planning permission subject to the
following criteria.
1. Development has been proven necessary by a local needs housing
survey approved by the council which has been undertaken by or on behalf of
the parish council(s) concerned. In consultation with the parish council and
registered provider of social housing, the council will determine the number,
size, type and tenure of homes to be developed after assessing the results of
the survey. The council will also use the housing register to determine where
there may be unmet housing needs.
2. People meeting the relevant occupation criteria will be given
priority to occupy local needs housing (under the council’s housing
allocation scheme).
3. Affordable local needs housing will remain
available in perpetuity to meet the need for which it was permitted. This
will be secured by planning conditions and/or legal agreements as
appropriate.
4. Sustainability of the site and its settlement will be a prime
consideration in decision making. The council will give preference to
settlements and communities where a range of community facilities and
services, in particular school, health, and shopping are accessible from the
site preferably on foot, by cycle or on public transport. The site must also
be safely accessed to and from the public highway by all vehicles using the site
at all times.
5. The scale of development must be in proportion to the context
of the settlement where it is located.
6. Where national landscape, ecological and heritage designations
are affected by the proposed development, the necessity for development
proposals must be proven to outweigh the purpose for
which have regard to the designation and its purpose
is made whilst complying with national policy and guidance.
An affordable and local needs housing supplementary planning document will be
produced to expand on how the proposals in this policy will be implemented.
|
To ensure consistency with national policy
and to ensure the policy is positively prepared.
|
MM49
|
Policy DM165 Gypsy,
Traveller and Travelling Showpeople accommodation
|
PC/108; Action 10.6
|
Policy DM165; Amend criterion 2
as follows;
2. The development would not result in inappropriate significant
harm to the landscape and rural character of the area, in
particular the Kent Downs Area of Outstanding Natural Beauty, and the
openness of the Metropolitan Green Belt. Impact on these aspects will be
assessed with particular regard to:
i Local landscape character
ii Cumulative effect – the landscape impact
arising as a result of the development in combination with existing lawful caravans; and
iii Existing landscape features –
development is well screened by existing landscape features and there is
reasonable prospect of such features’ long term retention.
Additional planting should….
|
For consistency with national policy.
|
MM50
|
Policy DM176 Town
Centre Uses
|
PC/99; PC/100; PC/101
|
Add a new paragraph after paragraph 17.82
to read;
17.82a A proposal for small scale rural development related to the
expansion of an existing rural business or retail development will not be
required to comply with Policy DM176. Such development will be
assessed under the terms of Policy DM37 or DM40 respectively.
Amend paragraph to read:
17.83 An impact assessment will be required for proposals above the
Framework’s specified threshold of 2,500sqm. In assessing the
impact of proposals…
In Policy DM176 add ‘or’ the end of criterion 1(ii) as
follows:
1(ii) …of a site allocated for the use proposed. Or
Include additional criteria 1(iii) and (iv) to state:
(iii) The development is in the countryside and is in accordance with
Policy DM37 or Policy DM40; Or
(iv) The development is designed to only serve the needs of the
neighbourhood
|
To ensure consistency with national policy.
|
MM51
|
Policy DM21 Retention of Employment Sites
|
PC/66; PC/67
|
Additional criteria to read (in new
strategic policy SP22):
“X. Within designated Economic Development Areas, the redevelopment of
premises and the infilling of vacant sites for business uses will be
permitted.” and
“Y. Within designated Economic Development Areas located within the
countryside proposals should ensure high quality designs of an appropriate
scale and materials are accompanied by significant landscaping within, and at
the edge of, the development.”
|
To ensure the policy is positively
prepared in order to meet identified needs and is consistent with achieving
sustainable development.
|
MM52
|
Policy DM24 21 Sustainable
transport Assessing the transport impacts of development
|
PC/55; PC/114; Action 11.5
|
Merge Policy DM24 Criterion 3 and Policy DM25 Criterion 2 to form a
revised Development Management policy DM2421: Assessing
the transport impacts of development
Policy DM2421
Assessing the transport impacts of development
3.
1. Development proposals must:
i.
Demonstrate that the impacts of trips generated to and from the
development are accommodated, remedied or mitigated to prevent severe residual impacts,
including where feasible necessary an exploration of
delivering mitigation measures ahead of the development being occupied;
ii.
Provide a satisfactory Transport Assessment for proposals that reach
the required threshold and a satisfactory Travel Plan in accordance with the
threshold levels set by Kent County Council’s Guidance on Transport
Assessments and Travel Plans; and
iii. Demonstrate that
development complies with the requirements of policy DM5 6 for
air quality.
2. Proposals for major development will be
permitted if adequate provision is made, where necessary and appropriate,
within the overall design and site layout for the following facilities for
public transport secured through legal agreements:
i. Priority or exclusive provision for public service
vehicle access to or through the proposed development area;
ii. Safe and convenient passenger waiting facilities,
information systems and signed pedestrian access routes;
iii. Suitable provision for disabled access to the
waiting facilities from all parts of the development area; and
iv. Suitable provision for disabled access onto buses
from the waiting facilities.
Insert the following text as supporting
text to Policy DM2421 – Assessing the transport impacts of development.
Assessing the transport needs impacts
of development
17. 152 New
developments have the potential to generate a considerable number of
vehicular and pedestrian trips which in turn has can have
both a direct and cumulative impacts on the transport
network. Transport Assessments and Travel Plans, developed in accordance with
KCC guidance, will be expected to accompany all planning applications for new
developments that reach the required threshold. Improvements to public
transport, walking, cycling and highway infrastructure may be required
to mitigate these identified impacts need
to be in place to ensure the increase in trips generated will not lead to
severe residual an unacceptable level of transport
impacts. To further minimise these impacts, measures and initiatives
must be incorporated into the design of development to minimise vehicular
trip generation. Where appropriate, new development
proposals will also be expected to enter into legal agreements to
secure the delivery of
mitigation to address both
their direct and cumulative impacts on the transport network. The
council will also seek to secure Construction Management Plans to minimise
impacts from new developments during construction.
|
To ensure the policy is positively prepared
in respect of infrastructure requirements and is consistent with national
policy.
|
[MM53]
[unused]
|
|
|
[MM number not used]
|
|
MM54
|
Policy DM284 Renewable
and Low Carbon Energy Schemes
|
PC/115
|
Amend DM284(2) to
read:
2. The landscape and visual impact of development, with particular regard
to any impact development within the on, or the setting of, the
Kent Downs AONB or its setting or the setting of the High Weald
AONB.
|
To ensure consistency with national policy.
|
MM55
|
Policy DM34 DM30 Design
Principles in the Countryside and supporting text
|
PC/120; ED 026
|
Amend para 19.1 as follows:
Policy SP17 sets out the type of
development which would be acceptably located within the borough’s
countryside. The local plan seeks high quality designs in all types of
development but policy DM34 sets out additional principles to ensure high
quality designs are realised in the borough’s countryside.
The achievement of high quality
design in all developments is important. In addition to the requirements of
policy SP17, where development is proposed in the countryside the design principles
set out in policy DM30 must be met.
Policy DM34 DM30
Design principles in the countryside
Outside of the settlement boundaries as defined on the policies map,
proposals which would create high quality design, satisfy the
requirements of other policies in this plan and meet the following
criteria will be permitted:
Where proposals meet criterion 1, development in the countryside will be
permitted if:
1 The type, siting, materials and design, mass and scale of development
and the level of activity would maintain, or where possible, enhance local
distinctiveness including landscape features;
2 Impacts on the appearance and character of the landscape would be
appropriately mitigated. Suitability and required mitigation will be assessed
through the submission of Landscape and Visual Impact Assessments to support
development proposals in appropriate circumstances;
1. Conserve and enhance the landscape and scenic beauty of the Kent Downs
AONB and its setting;
2. Outside of the Kent Downs AONB, not result in harm to the identified
landscapes of local value, landscapes which have been shown to have a low
capacity to accommodate change, and in all other locations respect the
landscape character of the locality;
3. Outside the Kent Downs AONB, not result in harm to landscape of highest
value and respect the landscape character of the locality;
3. Proposals would not result in unacceptable traffic
levels on nearby roads; unsympathetic change to the character of a rural lane
which is of landscape, amenity, nature conservation, or historic or
archaeological importance or the erosion of roadside verges;
4. Where built development is proposed, there would be no existing building
or structure suitable for conversion or re-use to provide the required
facilities. Any new buildings should, where practicable, be located adjacent
to existing buildings or be unobtrusively located and well screened by
existing or proposed vegetation which reflect the landscape character of the
area; and
5. Where an extension or alteration to an existing building is proposed, it
would be of a scale which relates sympathetically to the existing building
and the rural area; respect local building styles and materials; have no
significant adverse impact on the form, appearance or setting of the
building, and would respect the architectural and historic integrity of any
adjoining building or group of buildings of which it forms part.
Account should be taken of the Kent Downs AONB Management Plan and the
Maidstone Borough Landscape Character Guidelines SPD.
|
To ensure consistency with national policy
and the achievement of sustainable development.
|
MM56
|
DM4137 Expansion of
existing businesses in rural areas
|
PC/97; Action 11.10
|
Amend Policy DM4137 to
read:
Expansion of existing businesses in rural areas
Where significant adverse impacts on the rural environment and amenity
would result from expansion, rural businesses requiring expanded premises
should look to relocate to one of the Economic Development Areas identified
in policy DM21 or to a site within Maidstone urban area or one of the rural
service centres. Where it is demonstrated that there would be no significant
adverse impacts on the rural environment or amenity or that relocation cannot
be achieved, the expansion of existing industrial or business enterprises
which are currently located outside of the settlement boundaries as defined
on the policies map will be permitted where:
1. Planning permission will be granted for the sustainable growth and
expansion of rural businesses in the rural area where:
1. There is no significant increase in the site area of the enterprise.
Minor increases and rounding off the existing site will be acceptable;
2. There is no significant addition of new buildings.
(i) New buildings may be permitted, provided they are
small in scale and provided the resultant development as a whole is
appropriate in scale for the location and can be satisfactorily integrated
into the local landscape;
3. (ii) The increase in floorspace would not result in
unacceptable traffic levels on nearby roads or a significant increase in use
of an existing substandard access;
4. (iii) The new development, together with the existing
facilities, will not result in an unacceptable loss in the amenity of the
area. In particular the impact on nearby properties and the appearance of the
development from public roads will be of importance; and
5. (iv) The No open storage of
materials will be permitted unless can be adequately
screened from public view throughout the year.
2. Where significant adverse impacts on the rural environment and
amenity would result from expansion, rural businesses requiring expanded
premises should look to relocate to one of the Economic Development Areas
identified in policy SP22 or to a site within Maidstone urban area or one of
the rural service centres.
|
To ensure the policy is effective.
|
MM57
|
New Policy DM4 Development affecting
designated and non-designated heritage assets
|
PC/131
|
Addition of a new policy as follows:
Policy DM 4 – Development affecting designated and non-designated
heritage assets
The Planning (Listed Buildings and Conservation Areas) Act 1990 provides
specific protection for buildings and areas of special architectural or
historic interest. When making a decision concerning a listed building or
its setting, the Council must have special regard to the desirability of
preserving the building or its setting or any features of special
architectural or historic interest which it possesses. The Act also places
the duty on the Council in making its decisions to pay special attention to
the desirability of preserving or enhancing the character or appearance of
conservation areas in the borough.
The local plan allows some flexibility for the re-use and conversion of
historic assets but care must be taken to ensure this does not lead to
unacceptable adverse impacts. Small scale changes over time, especially the
standardisation of building materials and practices, can erode the special
character and appearance of places, and the setting of historic features such
as listed buildings and scheduled monuments, which can be crucial in
maintaining historic integrity.
Policy DM1 provides clear guidelines about the need for development to be
planned and designed in a manner which appropriately responds to its historic
context and, where possible, positively enhances the historic character of
the locality. Character analysis is provided in supporting documents such as
the Conservation Area management plans, the Landscape Character Assessment
and the specific character area assessment SPDs.
Where development is proposed for a site which includes or has the
potential to impact on heritage assets, developers must submit an appropriate
heritage assessment which analyses the direct and indirect effects of
development on those assets. Significance can be defined in this context as
the value of a heritage asset to this and future generations because of its
heritage interest which may be historic, archaeological, architectural or
artistic. Significance derives not only from the heritage asset’s physical
presence but also from its setting.
In the determination of planning applications, the relevant assessment
factors, including weighting of potential harm against wider benefits of the
development, is set out in detail in the Framework paragraphs 131 to 135 (or
as superseded).
Policy DM 4 - Development affecting
designated and non-designated heritage assets
1. Applicants will be expected to ensure that new development
affecting a heritage asset incorporates measures to conserve , and where
possible enhance, the significance of the heritage asset and, where
appropriate, its setting;
2. Where appropriate, development proposals will be expected to
respond to the value of the historic environment by the means of a
proportionate Heritage Assessment which assesses and takes full account of;
i.
any heritage assets, and their settings, which could reasonably be impacted
by the proposals;
ii.
the significance of the assets; and
iii.
the scale of the impact of development on the identified significance.
3. Where development is proposed for a site which includes or has the
potential to include heritage assets with archaeological interest, applicants
must submit an appropriate desk-based assessment and, where necessary, a
field evaluation.
4. The Council will apply the relevant tests and assessment factors specified
in the Framework when determining applications for development which would
result in the loss of, or harm to, the significance of a heritage asset
and/or its setting.
5. In the circumstances where the loss of a heritage asset is robustly
justified, developers must make the information about the asset and its
significance available for incorporation into the Historic Environment Record
.
|
Changes required to ensure that the
Local Plan is positively prepared and justified, and to provide a positive
strategy for the historic environment to ensure consistency with national
policy.
|
MM58
|
Policy ID1 Infrastructure Delivery
|
PC/57; PC/58 (as amended by
PC/137)
|
Amend Policy ID1 (2) third sentence to
read:
Dedicated Planning Agreements (S.106 of the
Town and Country Planning Act, 1990) will be used to provide the a
range of site specific facilities mitigation, in
accordance with the S106 tests, which will normally be provided
on-site but may where appropriate be provided in an off-site location or via
an in-lieu financial contribution.
Additional criterion to read:
Infrastructure schemes that are
brought forward by service providers will be encouraged and supported, where
they are in accordance with other policies in the local plan. New residential
and commercial development will be supported if sufficient infrastructure
capacity is either available or can be provided in time to serve it.
Insert additional paragraph to ID1 to
state:
“In order to reflect National
Planning Practice Guidance paragraph 107, and also overcome the constraints
imposed via the use of S106 agreements and/or Community Infrastructure Levy,
normally S278 agreements under the Highways Act 1980 will be used to secure
any necessary mitigation in connection with the Strategic Road Network.”
|
To ensure the policy is positively prepared
in respect of infrastructure requirements.
|
MM59
|
Monitoring and Review
|
Inspector’s Agenda to
Hearing Session 15
|
Replace the Monitoring and Local Plan performance targets section of
the submission Local Plan (paragraphs 21.1 – 21.25 inclusive) with the
following:
Monitoring
21.1. Local plan policies will deliver
sustainable growth to meet housing, employment and other identified needs and
associated infrastructure in a way which also aims to conserve the borough's
built and natural heritage.
21.2. An effective and proportionate
monitoring framework is essential to ensure that the plan delivers the amount
and type of development that is required, in the right place and at the right
time, and also that any risks to the plan’s delivery are highlighted promptly
so that correcting action can be implemented in good time.
21.3. In developing the local plan
allocations and policies, the council has been aware of the risks to delivery
and has sought to mitigate these through: a dispersed development strategy
which allows a range of landowners and developers the opportunity to
contribute to development in the borough; the promotion of sites which are
known to be available; and understanding viability and operating a positive
and flexible approach where it can be demonstrated that viability would
hamper delivery.
21.4. The results of monitoring will
enable the council to understand the progress being made towards the local
plan’s key objectives. A comprehensive monitoring framework is set out on the
following pages. This identifies targets for key policies in the plan,
specific triggers which would indicate that targets may not be met and, in
such circumstances, the actions to be taken in response. A number of
contextual indicators are also included which, whilst not linked directly to
the application of the Local Plan’s policies, will provide helpful
understanding of broader trends at play in the borough.
21.5. The outcomes of monitoring against
the identified targets will be reported annually in the Authority Monitoring
Report (AMR).
Topics
21.6. The overall performance of the
plan’s policies will be monitored through review of appeal decisions and of
applications granted as a departure from the Local Plan.
21.7. Paragraph 47 of the National
Planning Policy Framework sets out the Government’s desire to "boost
significantly the supply of housing" and hence there must be a strong
focus on housing delivery in the monitoring framework. The council will
monitor delivery of past and anticipated future housing delivery including
its housing trajectory and its 5 year supply position as well as its supply
of pitches to meet its need for Gypsy and Traveller accommodation.
21.8. Given its aspirations for growth,
the council will also monitor the delivery of employment and retail
opportunities including by measuring the net additional floorspace created
either by new construction or change of use.
21.9. Key supporting infrastructure requirements
are set out in the Infrastructure Delivery Plan which also indicates
potential funding sources for each project. It is vital to monitor delivery
of identified schemes to ensure that the specific mitigation needed to
support the plan’s growth is coming forward during the plan period.
21.10.
In
addition to the above there are a variety of further monitoring indicators
addressing the full scope of the Local Plan.
Local Plan Performance Targets
Indicator No.
|
Indicator
|
Target
|
Trigger
|
Action
|
Policy
|
General/Whole Plan
|
M1
|
Number and nature
of departures from the Local Plan granted consent per year
|
[no specific
target]
|
Analysis of
departures reveals a significant trend/issue in the nature of departures
obtaining consent
|
Consider the need
for changes to the Local Plan as part of a Local Plan Review.
|
Whole
Plan
|
M2
|
Appeals lost
against Local Plan policy per year
|
[no specific
target]
|
Analysis of appeal
decisions reveals a significant policy omission/issue
|
Consider the need
for changes to the Local Plan as part of a Local Plan Review
|
Whole
Plan
|
M3
|
Successful
delivery of the schemes in the Infrastructure Delivery Plan (IDP) required
to support the development in the Local Plan funded through CIL, developer
contributions, New Homes Bonus and other funding sources.
|
Timely delivery of
the critical and essential schemes identified in the IDP
|
Annual update of
the IDP identifies risks to the delivery of critical/essential schemes;
including
·
Risk of a shortfall in funding
·
Risk to the timing of delivery
|
Identify actions
which would overcome barriers to delivery of the infrastructure.
Consider the need
for a review of the IDP
|
ID1
|
Housing
|
M4
|
Progress on
allocated housing sites per annum.
|
Timely delivery of
allocated sites
|
Persistent
shortfall in annual completions on allocated sites compared with target
rates in the trajectory
|
Review
deliverability of housing sites and address barriers to delivery including
bringing sites contained within the long term trajectory forward, where
necessary.
|
H1
RMX1
|
M5
|
Predicted housing
delivery in next 5 years (including NPPF buffer)
|
The target is the
cumulative housing target for that 5 year period
|
A 5 year housing
land supply cannot be demonstrated taking into account previous delivery
and future targets
|
Review
deliverability of housing sites and broad locations (as appropriate),
including bringing sites contained within the long term trajectory forward.
Consider need for
call for sites.
|
SS1
|
M6
|
Housing
trajectory: Predicted housing delivery in next 15 years
|
The target is the
annualised cumulative housing target for that 15 year period.
|
A supply of
housing cannot be demonstrated for the remaining plan period
|
Consider need for
review of housing land supply
|
SS1
|
M7
|
Windfalls:
delivery of housing on unidentified sites
|
Number of
completions corresponds with windfall allowance.
Location of all
types of windfalls corresponds with spatial strategy.
|
Windfalls over
phasing period (3-5 years) deviate significantly from the windfall
allowance.
Windfalls deviate significantly
from the spatial strategy over phasing period (3-5 years)
|
Reconsider
windfall allowance element of housing trajectory and its contribution to
overall housing land supply.
Consider whether
policy changes are required to bring about greater consistency and limit
greenfield development as part of the review of the Local Plan.
|
SS1
|
M8
|
Prior Notification
office to residential conversions in the town centre
|
The number of
completions corresponds with the allowance made in the trajectory.
|
Completions over a
phasing period (3-5years) deviate significantly from the allowance made in
the trajectory
|
Reconsider this
element of the housing trajectory and its contribution to overall housing
land supply
|
SS1
|
M9
|
Number of entries
on the self-build register.
Number of plots for self-build
units consented per annum
|
Number of
self-build plots consented over a phasing period (3-5 years) corresponds to
the borough-specific interest on the self-build register.
|
Sustained low
delivery of self-build plots over a phasing period (3-5 years) compared
with registered interest.
|
Review approach
towards self-build plot provision, including with Registered Providers and
housebuilders.
|
SP19
|
M10
|
Number of
dwellings of different sizes (measured by number of bedrooms) consented per
annum
|
Mix of dwellings
consented corresponds to the dwelling size mix outlined in the SHMA.
|
Sustained and
significant mismatch in the dwelling mix consented compared with that
outlined in the SHMA over a phasing period (3-5 years).
|
Review
interpretation of Policy SP19
Work with
housebuilders to identify and address the mismatch.
|
SP19
|
M11
|
Number and tenure
of affordable homes delivered (including starter homes)
|
Number and tenure
of affordable homes completed/consented per annum matches policy
requirement
|
Affordable housing
delivery over phasing period (3-5 years) falls significantly below annual
requirement
Tenure of
affordable housing delivered over phasing period (3-5 years) deviates
significantly from indicative policy target
|
Work with
Registered Providers to secure greater delivery or change to tenure of
delivery
Promote council owned sites for
affordable housing.
Review
interpretation of approach regarding off-site contributions.
|
SP20
|
M12
|
Affordable housing
as a proportion of overall housing delivery in qualifying geographical
areas consented/ completed relative to Policy SP20 requirements.
|
SP20 percentage
requirements achieved on all qualifying developments in geographical
areas.
|
Proportion of
affordable housing delivered in the respective geographical areas over
phasing period (3-5 years) deviates significantly from indicative policy
targets
|
Review approach
towards affordable housing provision, including with Registered Providers
|
SP20
|
M13
|
Density of housing
development in Policies DM12, H1
|
Achievement of
overall net housing densities specified in Policy DM12 in/adjacent to the
town centre, urban area, Rural Service Centres and Larger Villages.
|
Evidence of a
trend in achieved net densities significantly above/below the rates
specified in Policy DM12, H1
|
Consider the need
for a review of housing land supply (trajectory)
Consider the need
to revise indicative densities as part of a Local Plan Review
|
DM12
H1
|
M14
|
Number of nursing
and care homes delivered
|
Net number of
nursing/care home places completed/ consented over 5 year period matches
requirement (including any backlog)
|
Evidence of policy
not being effective in delivering additional places including:
·
low numbers of places
consented/completed relative to identified needs
·
significant number of refused
applications
|
Liaise with
providers to identify barriers to delivery
|
DM14
|
M15
|
Number of
applications on the Housing Register
|
[no specific
target]
This is a
contextual indicator to monitor wider changes in social housing demand.
|
[no specific
trigger]
|
[no specific
action]
|
|
M16
|
Number of homeless
households in the borough
|
[no specific
target]
This is a
contextual indicator to monitor wider changes in social housing demand.
|
[no specific
trigger]
|
[no specific
action]
|
|
M17
|
House price: earnings
ratio
|
[no specific
target]
This is a
contextual indicator to monitor wider changes in the local housing market.
|
[no specific
trigger]
|
[no specific
action]
|
|
Employment
|
M18
|
Total amount of B
class employment floorspace consented/completed by type per annum
|
Net increase in B
class floorspace sufficient to meet identified needs by 2031
|
Evidence of
persistent under provision of employment land and/or Local Plan sites not
meeting the economy’s requirements including:
·
Slow/no delivery of allocated sites
·
Significant B class land supply on
windfall sites in addition to and/or in preference to the allocations/EDAs
·
Significant non B class floorspace
being delivered on allocated sites/EDAs
·
Overall delivery falling short of
identified requirements
|
Identify if
barriers to delivery can be overcome e.g. though the Development Management
process, including resolving specific site constraints
Consider the need
for changes to the employment land strategy as part of the Local Plan
review
|
SS1
|
M19
|
Amount of B class
floorspace by type consented/completed within Economic Development Areas
per annum
|
Net increase in B
class floorspace within EDAs
|
As above
|
As above
|
SP22
|
M20
|
Amount of B Class
floorspace by type consented/completed on allocated sites per annum
|
Timely delivery of
allocated sites
|
As above
|
As above
|
SS1
EMP1
RMX1
|
M21
|
Amount of
land/floorspace within Economic Development Areas and allocated sites and
elsewhere lost to non B class uses
|
No net loss of
employment (B1, B2 and B8) floorspace within EDAs and allocated sites and
elsewhere
|
As above
|
As above
|
SP22
EMP1
|
M22
|
Percentage
unemployment rate
|
[no specific
target]
This is a
contextual indicator to monitor wider changes in the local economy.
|
[no specific
trigger]
|
[no specific
action]
|
|
M23
|
Number of jobs in
the borough
|
[no specific
target]
This is a
contextual indicator to monitor wider changes in the local economy.
|
[no specific
trigger]
|
[no specific
action]
|
|
Retail
|
M24
|
Amount of
additional comparison and convenience retail floorspace consented/completed
per annum
|
Net increase in
convenience and comparison floorspace sufficient to keep pace with
identified needs and in appropriate locations up to 2031
|
Evidence of Local
Plan policies and/or sites not meeting the identified need for additional
retail floorspace, including:
·
Slow/no delivery of allocated sites
·
Significant retail floorspace being
delivered on sequentially less preferable sites in addition to/in
preference to allocations
·
Pipeline supply of convenience/
comparison floorspace falling significantly below the forecast requirement
over phasing period (5 years)
|
Identify if
barriers to delivery can be overcome e.g. though the Development Management
process, including resolving specific site constraints.
Consider the need
for changes to the retail allocations/policies as part of the Local Plan
review
|
SS1
|
M25
|
Amount of
convenience and comparison retail floorspace consented/completed on
allocated sites per annum.
|
Timely delivery of
allocated sites
|
As above
|
As above
|
SS1
RMX1
|
M26
|
Proportion of
non-A1 uses in primary shopping frontages
|
All 8 Primary
shopping frontages contain at or above 85% A1.
|
Individual
frontages falling significantly below 85% of A1
And/or
Significant number
(e.g. 4 of the 8 frontages) fall below 85 %;
|
Consider the need
for changes to the retail policies as part of a review of the Local Plan
|
DM27
|
Gypsies, Travellers & Travelling
Showpeople accommodation
|
M27
|
Annual delivery of
permanent pitches/plots (allocated and unidentified sites)
|
Net increase in
permanent pitches/plots sufficient to keep pace with identified needs up to
2031
|
The number of
permanent pitches/plots consents granted significantly above or below
identified needs over phasing period (5 years)
|
Consider the need
for changes to the Local Plan allocations and/or revising the allocation
policies as part of a review of the Local Plan
|
SS1
GT1
DM15
|
M28
|
Delivery of
permanent pitches on allocated sites
|
Timely delivery of
allocated sites
|
Evidence of Local
Plan sites not meeting the identified need for additional Gypsy and
Traveller pitches including:
·
low/no delivery of allocated sites
·
Significant number of pitches permitted
on unidentified sites in addition to/in preference to allocations
|
Consider the need
for changes to the Local Plan allocations and/or revising the allocation
policies as part of a review of the Local Plan
|
SS1
GT1
|
M29
|
Five year supply
position
|
Five year supply
of Gypsy pitches in place.
|
No confirmed five
year supply of Gypsy pitches.
|
The lack of a 5
year land supply will be a significant consideration in planning decisions
when considering applications for the grant of temporary planning
permission
|
SS1
|
M30
|
Number of caravans
recorded in the bi-annual caravan count
|
[no specific
target]
This is a
contextual indicator to provide a snap shot of Gypsy provision in the
borough.
|
[no specific
trigger]
|
[no specific
action]
|
|
Heritage
|
M31
|
Number of and
nature of cases resulting in a loss of designated heritage asset as a result
of development
|
No loss of
designated heritage assets over the monitoring period as a result of
development
|
Analysis of the
relevant consents shows a loss of designated heritage assets over the
monitoring period as a result of development
|
Review reasons for
loss to ensure correct application of Local Plan policies.
|
DM4
|
M32
|
Change in the
number of entries on Historic England’s Heritage at Risk register
|
Decrease in the
number of entries from 2016 baseline
|
Sustained increase
in the number of entries from 2016 baseline
|
Review approach
towards interventions, including with potential stakeholders and landowners
|
SP18
|
Natural Environment -
Biodiversity
|
M33
|
Loss of designated
wildlife sites as a result of development (hectares)
|
No loss of
designated wildlife sites as a result of development (hectares)
|
Analysis of the
relevant consents shows a loss of designated wildlife sites over the
monitoring period as a result of development
|
Review reasons for
loss to ensure correct application of Local Plan policies
|
DM3
|
M34
|
Loss of Ancient
Woodland as a result of development (hectares)
|
No loss of Ancient
Woodland as a result of development (hectares)
|
Analysis of the
relevant consents shows a loss of Ancient Woodland over the monitoring
period as a result of development
|
Review reasons for
loss to ensure correct application of Local Plan policies
|
DM3
|
Agricultural Land
|
M35
|
Loss of the best
and most versatile agricultural land as a result of development (hectares)
|
No overall loss of
the best and most versatile agricultural land as a result of consented
development on non-allocated sites (major applications only)
|
Analysis of the
relevant consents shows a significant overall reduction in the amount of
the best agricultural land over the monitoring period as a result of
consents for major development on non-allocated sites
|
Review whether a
specific change of approach is needed through the development management
process and/or at a review of the Local Plan.
|
|
Good Design and Sustainable
Design
|
M36
|
Number of qualifying
developments failing to provide BREEAM very good standards for water and
energy credits
|
No qualifying
developments fail to provide BREEAM very good standards for water and
energy credits over the monitoring period
|
Analysis of the
relevant consents shows that qualifying developments are failing to comply
with the terms of Policy DM2.
|
Review reasons for
failure to comply, to ensure correct application of Local Plan policies.
|
DM2
|
M37
|
Completed
developments performing well in design reviews.
|
No sustained
failure in the application of Policy DM1 identified through the design
reviews undertaken during a phasing period (3 – 5 years)
|
Analysis of review
outcomes reveals a sustained failure in the application of Policy DM1 over
a phasing period (3 – 5 years)
|
Review the
application of Policy DM1 in the development management process.
|
DM1
|
Open space
|
M38
|
Loss of designated
open space as a result of development (hectares)
|
No loss of
designated open space as a result of development (hectares)
|
Analysis of the
relevant consents shows a loss of designated open space over the monitoring
period as a result of development
|
Review reasons for
loss to ensure correct application of Local Plan policies.
|
DM19
|
M39
|
Delivery of open
space allocations
|
Open space
allocations delivered as part of the planning consent for associated
housing development
|
Open space
allocations are not delivered as part of the planning consent for
associated housing development
|
Review reasons for
failure to comply, to ensure correct application of Local Plan policies.
|
OS1
|
M40
|
Delivery of new or
improvements to existing designated open space in association with housing
and mixed use developments
|
Delivery of new or
improvements to existing designated open space in accordance with Policy
DM19 and, where appropriate, Policy H1.
|
Open space
improvements and new open space is not delivered in accordance with DM19
and, where appropriate, Policy H1.
|
Review reasons for
failure to comply, to ensure correct application of Local Plan policies.
|
DM19
H1
|
Air Quality
|
M41
|
Progress in
achieving compliance with EU Directive/national regulatory requirements for
air quality within the AQMA
|
Improvement in air
quality at identified exceedance areas measured from the 2011 baseline and
from previous year. New “existing” baseline to also be established.
|
Evidence of
worsening situation in respect of air quality at exceedance areas and/or
elsewhere within the AQMA.
|
Review reasons for
loss to ensure correct application of LP policies.
·
Identify if barriers to improving air
quality can be overcome e.g. though the Development Management process,
including resolving specific site constraints;
Consider the need
for updates to the Air Quality Action Plan and/or policies for sustainable
transport and air quality as part of a review of the Local Plan.
|
SP23, DM6
DM21
|
M42
|
Applications
accompanied by an Air Quality Impact Assessment (AQIA) which demonstrate
that the air quality impacts of development will be mitigated to acceptable
levels.
|
All applications
demonstrate compliance with Policy DM6 requirements.
|
Applications being
refused due to non-compliance with Policy DM6
|
Consider need for
production of local planning guidance to provide further detail on the delivery
and implementation of DM6.
Consider the need
for updates to the Air Quality Action Plan and/or policies for sustainable
transport and air quality as part of a review of the Local Plan.
|
DM6
|
Infrastructure
|
M43
|
Planning
obligations – contribution prioritisation (Policy ID1(4))
|
Developer
contributions accord with the prioritisation where appropriate over the
monitoring year.
|
Analysis reveals
that significant deviations from contribution prioritisation are occurring
|
Identify reasons
for deviation and consider the need to review the approach
|
ID1
|
M44
|
Planning
obligations – number of relevant developments with planning obligations
|
Developer
contributions are achieved where needs generated by the development are
identified.
|
Analysis reveals
that contributions are not being made in a significant proportion of cases
despite the identification of needs arising
|
Identify reasons
for non-contributions and consider the need to review the approach and/or
viability evidence
|
ID1
|
M45
|
Delivery of
infrastructure through planning obligations/conditions
|
All
measure/financial contributions secured through planning
obligations/conditions are delivered/spent.
|
Analysis reveals
that measures secured through planning obligations/conditions are not being
delivered
|
Identify reasons
for non-delivery and consider the need to review to review the approach
and/or viability evidence
|
ID1
SP1-
SP16, SP23,
DM6
|
M46
|
Introduction of
CIL
|
CIL introduced by
Autumn 2017
|
Delay to timetable
and/or
Government changes
to CIL framework
|
Reconsideration of
CIL’s introduction and/or timing
|
ID1
|
Transport
|
M47
|
Identified
transport improvements associated with Local Plan site allocations
|
Timely delivery of
the identified transport improvements associated with Local Plan site allocations
|
Identification of
risks to the implementation of required schemes including
·
delivery delay
·
potential funding shortfall
|
Identify measures
to overcome barriers to delivery.
Consider the need
to review the ITS
|
H1
H2
RMX1
EMP1
|
M48
|
Sustainable transport
measures to support the growth identified in the Local Plan and as set out
in the Integrated Transport Strategy (ITS) and the Walking & Cycling
Strategy
|
Timely delivery of
sustainable transport improvements to support the growth identified in the
Local Plan.
Achievement of the
targets set out in paragraph 9.2 of the ITS.
|
Failure to
identify specific measures to accord with Policy DM21 (2).
Failure to deliver the specific
measures identified.
Failure to achieve targets in
paragraph 9.2 of the ITS
|
Consider the need
to review the ITS
|
SP23, DM21
|
M49
|
Provision of
Travel Plans for appropriate development
|
All qualifying
development to provide a satisfactory Travel Plan.
|
Analysis reveals a
significant number of qualifying developments failing to provide an
adequate Travel Plan.
|
Identify reasons
for non-provision and consider the need to review the approach
|
SP23, DM21
|
M50
|
Achievement of
modal shift through:
· No
significant worsening of congestion as a result of development
·
Reduced long stay town centre car park
usage
· Improved
ratio between car parking costs and bus fares
|
[no specific
target]
This is a
contextual indicator to monitor modal shift.
|
[no specific
trigger]
|
[no specific
action]
|
|
|
To ensure that the Local Plan is effective
by monitoring the application of its policies.
|
MM60
|
Monitoring and Review
|
PC/84
|
Amend paragraphs
21.26 to 21.30 to read as follows:
Review of the Local
Plan
21.26 It is important to ensure that an up-to-date planning policy framework
is maintained to help meet identified need and coordinate well planned
development and supporting infrastructure.
21.27 The council is
confident that the Local Plan can deliver the substantial growth required to
meet objectively assessed need over the plan period. Existing planning
consents and development interest and activity clearly demonstrate that
substantial development will be delivered in the earlier parts of the plan period.
Allocations in the local plan offer a degree of certainty to developers and a
dispersed approach to site allocations allows a range of landowners and
developers the opportunity to contribute to development in the borough. When
considering proposals, the Borough Council takes a positive approach to
sustainable development which reflects the NPPF. The local plan seeks a
number of benefits from development but retains a flexible approach where it
can be demonstrated that viability would hamper delivery.
21.28 To ensure the Plan
continues to be up to date, a first review of the Local Plan will be adopted
by the target date of April 2021. This review process will enable key pieces
of evidence to be updated and any consequent changes to aspects of the Plan
to be made as a result. Matters which this first review may need to consider
include an updated assessment of housing needs and the need to make specific
housing site allocations, including at the Lenham and Invicta Barracks broad
locations. An updated understanding of employment land needs may also be merited,
in particular the need for new office floorspace, and additional land
allocations could be required as a result. Transport measures may also need
to form part of the review including the case for the Leeds-Langley Relief
Road and alternatives to it, as well as other sustainable transport measures.
The review may also be the opportunity to reconsider progress with the
Syngenta and Baltic Wharf sites. It is likely to be prudent to extend the
plan period as part of the review process.
21.28 Progress in delivery into the longer
term will depend on a number of factors, including national and international
economic and environmental factors. Similarly, the need for development and
the planning policy context may shift as the longer term is reached.
21.29 The council will
monitor policies in the plan annually following its adoption using this
framework. Monitoring of the key local plan targets will indicate if there is
a need to amend the approach in parts of the plan.
21.30 For these
reasons, the council considers it prudent to commence a review the plan, the
Infrastructure Delivery Plan and its supporting evidence in a timely manner
and a review of the local plan will commence in 2022.
Policy LPR1
The Council will undertake a first
review of the Local Plan. The matters which the first review may need to
address include;
a)
A review of housing needs;
b)
The allocation of land at the Invicta Barracks Broad
Location and at the Lenham Broad Location if the latter hasn’t been achieved
through a Lenham neighbourhood plan in the interim;
c)
Identification of additional housing land to maintain
supply towards the end of the Plan period and, if required as a result,
consideration of whether the spatial strategy needs to be amended to
accommodate such development;
d)
A review of employment land provision and how to
accommodate any additional employment land needed as a result;
e)
Whether the case for a Leeds-Langley Relief Road is
made, how it could be funded and whether additional development would be
associated with the road;
f)
Alternatives to such a relief road;
g)
The need for further sustainable transport measures
aimed at encouraging modal shift to reduce congestion and air pollution;
h)
Reconsideration of the approach to the Syngenta and
Baltic Wharf sites if these have not been resolved in the interim; and
i)
Extension of the Plan period.
The target adoption date for
the review of the Local Plan is April 2021.
|
To ensure consistency with
national policy, and that the plan is positively prepared, effective and
justified.
|
MM61
|
Restructuring of Chapters
in the Plan
|
PC/118;
|
As set out in examination
document ED12 (subsequently renumbered again for inclusion of new policies DM4
and SP18:
Amend
chapters of the submitted plan; amalgamate Chapters 4,5,6,8,9,11,13,15, and
20 to be called Chapter 4 ‘Strategic Policies’;
Amend chapters of
the submitted plan; amalgamate Chapters 7,10,12,14 and 16 to be called
Chapter 5 ‘Strategic Site Policies’.
Rename
Policy DM11 as Policy SP1819 and remove from Chapter 17
and add to new Chapter 4 'Strategic Policies'; Rename
Policy DM13 as Policy SP1920 and remove from Chapter 17
and add to new Chapter 4 'Strategic
Policies';
Rename
Policy DM20 as Policy SP2021 and remove from Chapter 17
and add to new Chapter 4 'Strategic
Policies';
Rename
Policy DM21 as Policy SP2122 and remove from Chapter 17
and add to new Chapter 4 'Strategic
Policies';
Rename
Policy DM24 as Policy SP2223 - retain criteria 1) and 2)
and merge with DM25 criterion 1) to form a new Strategic Policy in Chapter 4
'Strategic Policies';
Remove Policy DM24
criterion 3) and merge with Policy DM25 criterion 2) - renumber as Policy
DM24 'Sustainable Transport'; Consequently delete reference to Policy DM25.
Move Policy ID1 to the new
Chapter 4 'Strategic Policies'.
Amend paragraph 2.5:
Neighbourhood development
plans, which are also called neighbourhood plans, are being prepared by a
number of parish councils and neighbourhood forums. A neighbourhood plan
attains the same legal status as the local plan once it has been agreed at a
referendum and is made (brought into legal force) by the Borough Council. At
this point it becomes part of the statutory development plan. Government
advises that a neighbourhood plan should support the strategic development
needs set out in the local plan and plan positively to support local development.
Neighbourhood plans must be prepared in accordance with the National Planning
Policy Framework and be in general conformity with the strategic policies of
the adopted Maidstone Borough Local Plan (Policies SP1 to SP23; H1, H2,
OS1, GT1, RMX1, EMP1 and ID1 as well as Strategic Site Policies H1(1) – (66),
GT1(1) – (16), H2(1) – (3), RMX1(1) – (5) and EMP1(1) – (4)). Whilst
general conformity to an emerging local plan is not a legal
requirement, the reasoning and evidence informing the local plan
process may be relevant to the consideration of the basic conditions
against which a neighbourhood plan is tested. Where neighbourhood planning
has been undertaken before an up-to-date local plan is in place, the council
has taken an active role in advising and supporting the local neighbourhood
plan team, sharing evidence and information.
Foreword………………………………………………………………………………………...xx
1.
Introduction
to Maidstone Borough Local Plan……………………………………….…xx
2. Key Influences................................................................................................................. xx
National policy
and guidance………………………………………………………………xx
Local plans
and strategies............................................................................................ xx
The
evidence base....................................................................................................... xx
Sustainability
appraisal and habitat regulations assessment....................................... xx
Duty to
Cooperate ....................................................................................................... xx
Test of soundness........................................................................................................ xx
3.
Spatial
portrait................................................................................................................ xx
Spatial portrait.............................................................................................................. xx
Key local issues........................................................................................................... xx
Spatial vision and
objectives........................................................................................ xx
4.
Spatial
Strategy
Strategic Policies............................................................................... xx
Policy SS1 Maidstone borough
spatial strategy ......................................................... xx
Key Diagram................................................................................................................ xx
Policy SP1 Maidstone
urban area .............................................................................. xx
Policy SP2 Maidstone
urban area: north west strategic development location ......... xx
Policy SP3 Maidstone
urban area: south east strategic development location .......... xx
Policy SP4 Maidstone town
centre ............................................................................. xx
Policy SP5 Rural Service
Centres .............................................................................. xx
Policy SP6 Harrietsham
Rural Service Centre .......................................................... xx
Policy SP7 Headcorn Rural
Service Centre............................................................... xx
Policy SP8 Lenham Rural
Service Centre ................................................................. xx
Policy SP9 Marden Rural
Service Centre .................................................................. xx
Policy SP10 Staplehurst
Rural Service Centre .......................................................... xx
Policy SP11 Larger Villages
........................................................................................ xx
Policy SP12 Boughton
Monchelsea Larger Village..................................................... xx
Policy SP13 Coxheath
Larger Village ......................................................................... xx
Policy SP14 Eyhorne
Street (Hollingbourne) Larger Village ...................................... xx
Policy SP15 Sutton
Valence Larger Village ................................................................ xx
Policy SP16 Yalding
Larger Village ............................................................................ xx
Policy SP17 Countryside ............................................................................................ xx
Policy SP18 Historic
environment............................................................................... xx
Policy DM11 SP19
Housing mix ................................................................................ xx
Policy DM13 SP20
Affordable housing ...................................................................... xx
Policy DM20 SP21
Economic development .............................................................. xx
Policy DM21 SP22
Retention of employment sites ................................................... xx
Policy DM24 SP23
Sustainable transport ................................................................... xx
Policy H1 Housing site allocations
.............................................................................. xx
Policy H2 Broad locations
for housing growth ............................................................ xx
Policy OS1 Open space allocations
........................................................................... xx
Policy GT1 Gypsy and
Traveller site allocations ........................................................ xx
Policy RMX1 Retail and
mixed use site allocations .................................................... xx
Policy EMP1 Employment
site allocations ................................................................. xx
Policy ID1 Infrastructure
delivery ............................................................................... xx
5.
Spatial
Policies
Strategic Site Policies........................................................................ xx
Detailed site allocation
policies for housing................................................................. xx
Policy H1(1) Bridge Nursery,
London Road, Maidstone.................................... xx
Policy H1(2) East of
Hermitage Lane, Maidstone.............................................. xx
Policy H1(3) West of
Hermitage Lane, Maidstone............................................. xx
Policy H1(4) Oakapple
Lane, Barming ............................................................. xx
Policy H1(5) Langley
Park, Sutton Road, Boughton Monchelsea..................... xx
Policy H1(6) North of
Sutton Road, Otham....................................................... xx
Policy H1(7) North of
Bicknor Wood, Gore Court Road, Otham...................... xx
Policy H1(8) West of
Church Road, Otham...................................................... xx
Policy H1(9) Bicknor
Farm, Sutton Road, Otham............................................. xx
Policy H1(10) South of
Sutton Road, Langley................................................... xx
Policy H1(11)
Springfield, Royal Engineers Road and Mill Lane, Maidstone.... xx
Policy H1(12) 180-188
Union Street, Maidstone................................................ xx
Policy H1(13) Medway
Street, Maidstone......................................................... xx
Policy H1(14) American Golf,
Tonbridge Road, Maidstone.............................. xx
Policy H1(15) 6 Tonbridge
Road, Maidstone..................................................... xx
Policy H1(16) Slencrest
House, 3 Tonbridge Road, Maidstone........................ xx
Policy H1(17) Laguna,
Hart Street, Maidstone.................................................. xx
Policy H1(18) Dunning
Hall (off Fremlin Walk, Week Street, Maidstone.......... xx
Policy H1(19) 18-21
Foster Street, Maidstone................................................... xx
Policy H1(20) Wren’s
Cross, Upper Stone Street, Maidstone........................... xx
Policy H1(21) Barty Farm,
Roundwell, Thurnham............................................. xx
Policy H1(22) Whitmore
Street, Maidstone........................................................ xx
Policy H1(23) North Street,
Barming................................................................. xx
Policy H1 (24) Postley
Road, Tovil.................................................................... xx
Policy H1(25) Bridge
Industrial Centre, Wharf Road, Tovil............................... xx
Policy H1(26) Tovil
Working Men’s Club, Tovil Hill, Maidstone......................... xx
Policy H1(27) Kent Police
HQ, Sutton Road, Maidstone................................... xx
Policy H1(28) Kent Police
training school, Sutton Road, Maidstone................. xx
Policy H1(29) New Line
Learning, Boughton Lane, Maidstone......................... xx
Policy H1(30) (29)
West of Eclipse, Maidstone................................................. xx
Policy H1(31) 30)
Bearsted Station goods yard, Bearsted................................ xx
Policy H1(32) (31)
Cross Keys, Bearsted.......................................................... xx
Policy H1(33) (32)
South of Ashford Road, Harrietsham.................................. xx
Policy H1(34) (33)
Mayfield Nursery, Ashford Road, Harrietsham................... xx
Policy H1(35) (34)
Church Road, Harrietsham.................................................. xx
Policy H1(36) (35)
Old School Nursery, Station Road, Headcorn.................... xx
Policy H1(37) (36)
Ulcombe Road and Mill Bank, Headcorn............................ xx
Policy H1(38) (37)
Grigg Lane and Lenham Road, Headcorn.......................... xx
Policy H1(39) (38)
South of Grigg Lane, Headcorn........................................... xx
Policy H1(40) (39)
Knaves Acre, Headcorn...................................................... xx
Policy H1(41) (40)
North of Lenham Road, Headcorn...................................... xx
Policy H1(42) (41)
Tanyard Farm, Old Ashford Road, Lenham........................ xx
Policy H1(43) (42)
Glebe Gardens, Lenham..................................................... xx
Policy H1(44) (43)
Howland Road, Marden....................................................... xx
Policy H1(45) (44)
Stanley Farm, Plain Road, Marden..................................... xx
Policy H1(46) (45)
The Parsonage, Goudhurst Road, Marden......................... xx
Policy H1(47) (46)
Marden Cricket and Hockey Club, Stanley Road, Marden xx
Policy H1(48) (47)
South of the Parsonage, Goudhurst Road, Marden............ xx
Policy H1(49) (48)
Hen and Duckhurst Farm, Marden Road, Staplehurst........ xx
Policy H1(50) (49)
Fishers Farm, Fishers Road, Staplehurst............................ xx
Policy H1(51) (50)
North of Henhurst Farm, Staplehurst.................................. xx
Policy H1(52) (51)
Hubbards Lane and Haste Hill Road, Loose........................ xx
Policy H1(53) Boughton
Lane, Boughton Monchelsea and Loose.................... xx
Policy H1(54) (52)
Boughton Mount, Boughton Lane, Boughton Monchelsea.. xx
Policy H1(55) (53)
Junction of Church Street and Heath Road, Boughton Monchelsea xx
Policy H1(56) (54)
Lyewood Farm, Green Lane, Boughton Monchelsea......... xx
Policy H1(57) (55)
Hubbards Lane, Loose......................................................... xx
Policy H1(58) (56)
Linden Farm, Stockett Lane, Coxheath............................... xx
Policy H1(59) (57)
Heathfield, Heath Road, Coxheath...................................... xx
Policy H1(60) (58)
Forstal Lane, Coxheath........................................................ xx
Policy H1(61) (59)
North of Heath Road (Older’s Field), Coxheath.................. xx
Policy H1(62) (60)
Clockhouse Farm, Heath Road, Coxheath......................... xx
Policy H1(63) (61)
East of Eyhorne Street, Eyhorne Street, Hollingbourne...... xx
Policy H1(64) (62)
West of Eyhorne Street, Eyhorne Street, Hollingbourne..... xx
Policy H1(65) (63)
Adjacent to the The Windmill PH, Eyhorne Street, Hollingbourne xx
Policy H1(66) (64)
Brandy’s Bay, South Lane, Sutton Valence........................ xx
Policy H1(67) (65)
Vicarage Road, Yalding....................................................... xx
Policy H1(68) (66)
Bentletts Yard, Claygate Road, Laddingford....................... xx
Detailed policies for
broad locations for housing growth............................................. xx
Policy H2(1) Maidstone
town centre.................................................................. xx
Policy H2(2) Invicta Park
Barracks, Maidstone................................................. xx
Policy H1(3) Lenham.......................................................................................... xx
Detailed site allocations
for Gypsy and traveler accommodation............................... xx
Policy GT1(1) The Kays,
Heath Road, Linton................................................... xx
Policy GT1(2) Greenacres
(Plot 5), Church Lane, Boughton Monchelsea....... xx
Policy GT1(3) Chart View,
Chart Hill Road, Chart Sutton................................. xx
Policy GT1(4) Land at
Blossom Lodge, Stockett Lane, Coxheath.................... xx
Policy GT1(5) Little Boarden,
Boarden Lane, Headcorn................................... xx
Policy GT1(6) Rear of Granada,
Lenham Road, Headcorn.............................. xx
Policy GT1(7) The Chances,
Lughorse Lane, Hunton....................................... xx
Policy GT1(8) Kilmwood
Farm, Old Ham Lane, Lenham.................................. xx
Policy GT1(9) 1 Oak
Lodge, Tilden Lane, Marden............................................ xx
Policy GT1(10) The
Paddocks, George Street, Staplehurst.............................. xx
Policy GT1(11) Bluebell
Farm, George Street, Staplehurst............................... xx
Policy GT1(12) Cherry
Tree Farm, West Wood Road, Stockbury.................... xx
Policy GT1(13) Flips
Hole, South Street Road, Stockbury................................ xx
Policy GT1(14) The Ash,
Yelsted Road, Stockbury.......................................... xx
Policy GT1(15) Hawthorn
Farm, Pye Corner, Ulcombe................................... xx
Policy GT1(16) Neverend
Lodge, Pye Corner, Ulcombe................................. xx
Detailed site allocation
policies for retail and mixed use.............................................. xx
Policy RMX1(1) Newnham Park,
Bearsted Road, Maidstone........................... xx
Policy RMX1(2) Maidstone
East and former Royal Mail Sorting Office, Sandling Road, Maidstone xx
Policy RMX1(3) King
Street car park and former AMF Bowling Site, Maidstone xx
Policy RMX1(4) Former
Syngenta works, Hampstead Lane, Yalding.............. xx
Policy RMX1(5) Baltic
Wharf.............................................................................. xx
Policy RMX1(6) Mote Road,
Maidstone............................................................. xx
Detailed site allocation
policies for employment.......................................................... xx
Policy EMP1(1) Mote Road,
Maidstone............................................................. xx
Policy EMP1(21)
West of Barradale Farm, Maidstone Road, Headcorn.......... xx
Policy EMP1(3 2)
South of Claygate, Pattenden Lane, Marden....................... xx
Policy EMP1(4 3)
West of Wheelbarrow Industrial Estate, Pattenden Lane, Marden xx
Policy EMP1(54)
Woodcut Farm, Ashford Road, Bearsted.............................. xx
6.
Development
management policies for Maidstone Borough.................................... xx
Policy DM1 Principles of
good design................................................................ xx
Policy DM2 Sustainable
design.......................................................................... xx
Policy DM3 Historic
and Natural environment .................................................. xx
Policy DM4 Development
affecting designated and non-designated heritage assets xx
Policy DM4 DM5
Development on brownfield land........................................... xx
Policy DM5 DM6
Air quality .............................................................................. xx
Policy DM6 DM7
Non-conforming uses............................................................ xx
Policy DM7 DM8
External lighting ..................................................................... xx
Policy DM8 DM9
Residential extensions, conversions and redevelopment within the built
up area xx
Policy DM9 DM10
Residential premises above shops and businesses............. xx
Policy DM10 DM11
Residential garden land...................................................... xx
Policy DM1212
Density of housing development ............................................. xx
Policy DM1413
Local needs housing................................................................. xx
Policy DM1514
Nursing and care homes.......................................................... xx
Policy DM1615
Gypsy, Traveller and Travelling Showpeople accommodation xx
Policy DM1716
Town centre uses..................................................................... xx
Policy DM1817
District centres, local centres and local shops and facilities.... xx
Policy DM1918
Signage and shop fronts........................................................... xx
Policy DM2219
Open space and recreation...................................................... xx
Policy DM2320
Community facilities................................................................. xx
Policy DM2521
Public Sustainable Transport.................................................... xx
Policy DM2622
Park and ride sites ................................................................... xx
Policy DM2723
Parking standards..................................................................... xx
Policy DM2824
Renewable and low carbon energy schemes.......................... xx
Policy DM2925
Electronic communications...................................................... xx
Policy DM3026
Mooring facilities and boat yards.............................................. xx
7.
Development
management policies for the town centre........................................... xx
Policy DM3127
Primary shopping frontages....................................................... xx
Policy DM3228
Secondary shopping frontages................................................... xx
Policy DM3329
Leisure and community uses in the town centre........................ xx
8.
Development
management policies in the countryside............................................. xx
Policy DM3430
Design principles in the countryside...................................... xx
Policy DM3531
Conversion of rural buildings................................................. xx
Policy DM3632
Rebuilding and extending dwellings in the countryside......... xx
Policy DM3733
Change of use of agricultural land to domestic garden land. xx
Policy DM3834
Accommodation for agricultural and forestry workers.......... xx
Policy DM3935
Live-work units....................................................................... xx
Policy DM4036
New agricultural buildings and structures.............................. xx
Policy DM4137
Expansion of existing businesses in rural areas.................... xx
Policy DM4238
Holiday caravan and camp sites........................................... xx
Policy DM4339
Caravan storage in the countryside....................................... xx
Policy DM4440 Retail
units in the countryside................................................ xx
Policy DM4541
Equestrian development........................................................ xx
9.
Monitoring
and Review.................................................................................................. xx
Policy LPR1 Local Plan Review....................................................................... xx
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To ensure
consistency with national policy, and to clarify the relationship between
local and neighbourhood plans.
To reflect amendments to
the structure of the Local Plan.
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