Local Plan Submission January 2019

Tonbridge & Malling
Borough Council
Local
Plan
Regulation 22 Submission
January 2019
Foreword
The Borough of Tonbridge and Malling is a diverse and characterful place. It includes
areas of recent development and growth together with historic environments. Its
geography is varied and the physical characteristics have and will continue to reflect
patterns of land use and activity. It is a place where traditional and modern
businesses thrive, where established and new communities have flourished but
where pressures on community facilities, transport infrastructure and the
environment are challenging.
The Borough Council, working with a wide range of partners, have embraced the
benefit of strategic planning over decades. That has been beneficial in shaping
development and properly addressing needs for homes, jobs and supporting facilities
in a planned way. Moving forward the continuation of that approach is ever more
challenging, but in providing a sustainable and planned approach to our borough and
providing for local needs this Plan takes on that challenge.
This Local Plan relates closely to the borough and communities it will serve. It
reflects national planning policy and shapes that locally, based on what is seen
locally as the most important planning issues taking account of locally derived
evidence. It is designed as a plan that is responsible in facing up to difficult choices
and one which is based upon fostering care in the way we plan for this and future
generations of Tonbridge and Malling. It provides a sound basis on which to judge
planning applications, achieve investment and provide confidence about future
development and future preservation where both are appropriate.
Locally based decisions about where and how development takes place are best
framed locally – that is a key purpose of this plan.
Cllr Nicolas Heslop Cllr Howard Rogers

Leader of the Council Cabinet Member for Strategic
Planning and Infrastructure
Table of Contents
1. INTRODUCTION 1
2. CHALLENGES & VISION 9
3. STRATEGIC OBJECTIVES 10
4. STRATEGIC POLICIES 11
5. SUSTAINABLE GROWTH – WHERE DEVELOPMENT IS PLANNED 35
6. MANAGING DEVELOPMENT – LOCAL REQUIREMENTS 59
7. MONITORING 68
8. APPENDICES 71
Appendix A: Glossary of Terms 73
Appendix B: Key Diagram 77
Appendix C: Green Infrastructure and Ecological Network 81
Appendix D: Tonbridge Central Area and Core 85
Appendix E: Housing Trajectory for LP25 Sites 89
Appendix F: Affordable Housing: Value Areas 93
Appendix G: Parking Standards – Residential Development 97
Appendix H: Parking Standards – Non-Residential Development 101
Appendix I: Residential Extensions: Technical Standards 115
Appendix J: Special Areas of Conservation (SAC) 119
Appendix K: Sites of Special Scientific Interest 123
Appendix L: Historic Parks & Gardens 129
Appendix M: Scheduled Ancient Monuments 135
Appendix N: Conservation Areas 139
Appendix O: Local Sites 145
Appendix P: Open Spaces (Publicly Accessible) 157
Appendix Q: Allotments 171
Appendix R: Open Space – Standards & Implementation Process 175
Appendix S: Monitoring Indicators 183
List of Policies
LP1: PRESUMPTION IN FAVOUR OF SUSTAINABLE DEVELOPMENT 2
LP2: STRATEGIC OBJECTIVES 10
LP3: HOUSING PROVISION 12
LP4: ECONOMIC PROVISION 13
LP5: SETTLEMENT HIERARCHY 14
LP6: RURAL EXCEPTION SITES 17
LP7: TONBRIDGE TOWN 18
LP8: RETAIL DEVELOPMENT 19
LP9: SAFEGUARDING OF COMMUNITY SERVICES AND TRANSPORT 20
LP10: INFRASTRUCTURE REQUIREMENTS 21
LP11: DESIGNATED AREAS 22
LP12: AREAS OF OUTSTANDING NATURAL BEAUTY 23
LP13: LOCAL NATURAL ENVIRONMENT DESIGNATIONS 24
LP14: ACHIEVING HIGH QUALITY SUSTAINABLE DESIGN 25
LP15: RESIDENTIAL EXTENSIONS 26
LP16: SHOPFRONT DESIGN 26
LP17: FLOOD RISK 28
LP18: SUSTAINABLE DRAINAGE SYSTEMS (SUDS) 28
LP19: HABITAT PROTECTION AND CREATION 29
LP20: AIR QUALITY 30
LP21: NOISE QUALITY 31
LP22: CONTAMINATION 32
LP23: SUSTAINABLE TRANSPORT 33
LP24: MINERALS AND WASTE 34
LP25: HOUSING ALLOCATIONS - OVERVIEW 36
LP26: HOUSING ALLOCATIONS – POLICY REQUIREMENTS 37
LP27: STRATEGIC SITE – BUSHEY WOOD, ECCLES 39
LP28: STRATEGIC SITE – SOUTH AYLESFORD 41
LP29: STRATEGIC SITE – BOROUGH GREEN GARDENS 44
LP30: STRATEGIC SITE – BROADWATER FARM, NORTH OF KINGS HILL 47
LP31: STRATEGIC SITE – SOUTH-WEST TONBRIDGE 49
LP32: SAFEGUARDED LAND 51
LP33: AREAS OF OPPORTUNITY 51
LP34: EMPLOYMENT SITES AND LAND 52
LP35: EMPLOYMENT LAND: FORMER AYLESFORD NEWSPRINT SITE 54
LP36: EMPLOYMENT LAND ALLOCATIONS 55
LP37: OTHER EMPLOYMENT LAND OPPORTUNITIES 56
LP38: TRAVELLERS AND TRAVELLING SHOWPEOPLE 57
LP39: AFFORDABLE HOUSING 60
LP40: MIX OF HOUSING 62
LP41: PUBLICLY ACCESSIBLE OPEN SPACE 62
LP42: PARKING STANDARDS 64
LP43: INTERNAL SPACE STANDARD 65
LP44: WATER EFFICIENCY STANDARD 66
LP45: ACCESSIBILITY AND ADAPTABILITY STANDARD 66
LP46: SELF-BUILD AND CUSTOM HOUSE BUILDING 67
Tonbridge & Malling Borough Local Plan
1. Introduction
What is the Local Plan?
The Local Plan is a development plan document that sets out a vision and a
framework for the future development of Tonbridge & Malling borough up to
2031.
The Local Plan represents the starting point for decision-taking on planning
applications. It includes a suite of policies including borough-wide strategic
policies, allocations and local standards. The purpose of these policies is to
manage and facilitate sustainable development.
The Government’s National Planning Policy Framework (NPPF) provides the

high-level context for preparing Local Plans. This is supplemented by the
Government’s Planning Practice Guidance which sets out how to implement
the policies in the NPPF. These have shaped the focus and content of this
Local Plan.
The Council has a current suite of development plan documents in place

(see list below). When this Local Plan is adopted, it will supersede these
documents as the development plan for Tonbridge & Malling borough. These
existing plans can be accessed from the Council’s website:
www.tmbc.gov.uk/developmentplan.
• Core Strategy (September 2007)
• Development Land Allocations (April 2008)
• Tonbridge Central Area Action Plan (April 2008)
• Managing Development & the Environment (April 2010)
• Saved Policies (April 2010)
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As highlighted above, the purpose of the Development Plan is to facilitate

and manage sustainable development. There are three dimensions to
sustainable development: economic; social; and environmental. The policies
in the Local Plan seek opportunities to make a positive contribution to these
dimensions. In essence, the presumption in favour of sustainable
development lies at the heart of the Local Plan and should be seen as a
golden thread running through it. This has been encapsulated in the
following policy which makes clear the role of the Development Plan in
decision-taking on planning applications:
LP1: Presumption in Favour of Sustainable Development
1. At the heart of the strategy for Tonbridge & Malling is a desire to deliver
sustainable development; growth that is not for its own sake, but
growth that brings benefits for all sectors of the community - for existing
residents, businesses and organisations as much as for new ones.
2. Planning applications that accord with the policies in this Development
Plan (and, where relevant, with policies in neighbourhood plans) will be
approved without delay, unless material considerations indicate
otherwise.
3. Where there are no policies relevant to the application or relevant
policies are out of date at the time of making the decision then the
Borough Council will grant permission unless material considerations
indicate otherwise – taking into account whether:
i. Any adverse impacts of granting permission would significantly
and demonstrably outweigh the benefits, when assessed
against the policies in the National Planning Policy Framework
taken as a whole; or
ii. Specific policies in that Framework indicate that development
should be restricted.
How to use the Local Plan
Figure 1 sets out a helpful guide to the structure of the Local Plan with key
customer questions pinned against particular chapters of the document.
The starting point for decision-taking on planning applications is the

Development Plan. With this in mind, it is important to understand that
policies contained within this Local Plan should not be read in isolation; they
should be read alongside other policies in the Development Plan in order to
comprehend the complete planning policy picture.
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Figure 1: Tonbridge & Malling Local Plan Structure
Chapter Customer Questions
What is the golden

1. Introduction thread running
through the Plan?
What kind of place will

2. Challenges &
Tonbridge & Malling be
Vision
in 2031?
3. Strategic What priorities have

Objectives shaped the policies in
the Plan?
4. Strategic How will development

Borough-Wide be managed across
Policies the borough?
5. Sustainable
Where is development
Growth –
planned to take place?
Allocations
6. Managing What are the local

Development – requirements (costs)
Local Standards for development?
How will the

7. Monitoring performance of the
Plan be assessed?
Where can I find the

8. Appendices technical details, the Key
Diagram and other maps?
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In addition, regard should be had to the Government’s NPPF. Whilst the

NPPF does not form part of the Council’s development plan, it is a material
consideration that will be taken account of during decision-taking on planning
applications. The Local Plan does not reiterate policies that are already set
out in the NPPF but where appropriate it applies them locally to respond to
local circumstances. If the Local Plan is silent on a specific topic the default
policy position is the NPPF.
It should be noted that the Council will expect, as part of the validation
process for planning applications, assessments on a range of topics to help
inform the decision-taking process and assess performance of the
development proposal against the requirements of the policies contained
within this Local Plan.
To help your understanding of key technical references in the Local Plan,

there is a glossary of terms set out in Appendix A.
What influences the Local Plan?
There are a wide range of influences on the Local Plan and the policies
contained within it. These are summarised in Figure 2.
Figure 2: Influences on the Local Plan
Reg.18 National National

Consultation Planning Policy Planning Practice
responses Framework Guidance
Sustainability
Tonbridge & Kent Minerals and
Appraisal &
Malling Borough Waste Local Plan
Habitats Regulations
Local Plan (July 2016)
Assessment
Whole Plan Local Evidence

Duty to
Viability inc. Infrastructure
Cooperate
Assessment Delivery Plan
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A few of the high-level influences have already been highlighted, namely the
Government’s National Planning Policy Framework (NPPF) and the Planning
Practice Guidance (PPG). In addition to these top-down influences, there are
important bottom-up pieces of work that have made their mark on the Local
Plan.
Evidence
Several pieces of evidence have shaped the development strategy and

policies contained within this Local Plan. More details on the specific pieces
of evidence are available on the Council’s website:
www.tmbc.gov.uk/localplanevidence. Key pieces of evidence include (not
exhaustive):
• Strategic Housing Market Assessment (SHMA)
• Employment Land Needs Assessment
• Gypsy and Traveller and Travelling Showperson Accommodation

Assessment
• Strategic Land Availability Assessment (SLAA)
• Strategic Flood Risk Assessment (SFRA)
• Transport Assessment + A20 VISUM Study
• Air Quality Assessment
• Green Belt Study
• Green Infrastructure & Ecological Network Report
• Open Space Study
• Whole Plan Viability Assessment
• Infrastructure Delivery Plan
Sustainability Appraisal & Habitats Regulations Assessment
An important part of the plan-making process is the Sustainability Appraisal

(SA). This effectively provides an audit of the environmental, social and
economic credentials of the policies and their impacts, individually and
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cumulatively. This is achieved by assessing the policies – and reasonable

alternatives – against a range of objectives that cover the three dimensions
of sustainable development. The SA was applied to the broad strategy
options at the beginning of the process and then to the emerging policies
and reasonable alternatives.
The Habitats Regulations Assessment focussed on the potential impact of

the development strategy on sensitive habitats of international importance.
This process also took account of committed development in neighbouring
boroughs to understand the cumulative impacts.
Viability
It is important that the sustainable development identified in the Local Plan is

not only aspirational but realistically deliverable. To make this assessment
the viability of the development strategy, taking account of the local
standards and typical infrastructure costs was undertaken. This tested the
typical sites that are likely come forward for development. This is an
important check on the effectiveness of the Local Plan.
Duty to Cooperate
Throughout the process of preparing the Local Plan on-going engagement

with neighbouring planning authorities in west, mid and north Kent took place
to fulfil the statutory Duty to Cooperate. This was an essential process given
that some of the influences on the borough do not conveniently stop at the
boundary edge. An example of joint working included the commissioning of
the Strategic Housing Market Assessment (SHMA) with Maidstone Borough
Council and Ashford borough Council. This approach was shared with
Sevenoaks District Council and Tunbridge Wells Borough Council who
commissioned the same consultants to undertake similar work for them,
ensuring a consistent approach across mid and west Kent to the assessment
of housing need. In addition, regular meetings took place at the officer and
member level to identify common ground and any cross-boundary matters
that needed to be explored.
Consultation
A key influence on the Local Plan is consultation. During the autumn of 2016
the Council consulted on the first stage of the Plan, the regulation 18
document entitled ‘The Way Forward’. This involved engagement with a wide
group of people and organisations including: local communities and their
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representatives; land owners; developers; businesses and statutory

consultees. The responses received helped inform the preparation of this
Local Plan.
Kent Minerals and Waste Local Plan
In addition to this Local Plan the Kent Minerals and Waste Local Plan
(adopted July 2016) is an important part of the Development Plan. Issues
including minerals safeguarding are important considerations during
decision-taking on planning applications. Given the strong relationship
between minerals and the delivery of new homes it is imperative that
decisions do not put at risk the delivery of both Plans.
The wide range of influences on the Local Plan have, in combination,

resulted in a Plan that addresses the expectations of the Government whilst
being truly local in nature.
Spatial portrait
Before proceeding with the detailed policies, it is helpful to take stock and
paint a spatial portrait of the borough and its communities.
Table 1: Spatial Portrait
Area: 24, 013 ha

Strategic Location: West Kent.
Bordered by: Sevenoaks District (to the west);
Tunbridge Wells Borough (south); Maidstone Borough
(east); Medway (north); Gravesham Borough (north-
west).
Transportation links: Three motorways (M20, M26 and M2) cross the
borough in the north. The A21 trunk road passes by the
south and west of Tonbridge.
Three train lines providing links to London and the north
Kent line.
Channel Tunnel Rail Link (channelled under the Kent
Downs, no stations).
High Speed 1 services stop at Snodland station
Population: Total: 127,300 (mid-2016 estimate)
Split: 48.9% Male; 51.1% Female
Average age: 40.5 years
Aged 0-15: 20.3%
Aged 16-64: 61.1%
Aged 65+: 18.6%
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Urban/Rural Split: Most of the borough is rural in character.
Largest rural settlements are West Malling, Borough

Green, Hadlow, Hildenborough and East Peckham.
Principal town: Tonbridge, located in the south-west of

the borough.
Other built-up urban areas: Kings Hill, Snodland,

Aylesford/Ditton/Larkfield/Leybourne (known as the
Medway Gap) and Walderslade (part) located in the
north-east of the borough.
Assets & Constraints: Special Areas of Conservation: North Downs
Woodland; Peter’s Pit (3.54% of the borough)
Sites of Special Scientific Interest (SSSIs): 28 (1.32% of

the borough)
Areas of Outstanding Natural Beauty: Kent Downs and

High Weald (26.84% of the borough)
Ancient Woodland: 2,621 ha (11% of the borough)
Conservation Areas: 60
Scheduled Ancient Monuments: 25
Listed Buildings: Approx. 1,400 listed buildings or

structures
Green Belt: Approx. 70% coverage of the borough

Rivers: River Medway and its tributaries pass through the
borough in the south and south-east (fluvial) and in the
north-east (tidal stretch north of Allington Lock).
River Bourne passes through the borough from the

south-east to the north-west.
Dwelling Stock: Total: 52,770 (as at 1 April 2016)
Private sector: 44,310
Private registered provider: 8,110
Other public sector: 350
Local Authority: 0
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2. Challenges & Vision
What are the challenges facing Tonbridge & Malling?
Section 1.3 of this Local Plan highlights several pieces of evidence that have
exerted an influence on the preparation of this document. This section draws
out the key challenges that this evidence presents.
Table 2: Key Challenges
• How to meet the varied housing needs of the growing population

in the right places
• How to support the needs of the local economy so that it can

continue to be competitive and create quality local jobs
• How to deliver essential infrastructure to support growth and

create high quality environments
• How to deliver sustainable growth while protecting assets and

avoid areas at high risk of flooding
• How to manage change in Tonbridge Town and local centres so

that they can remain vital, competitive and an attractive place to
work, meet and enjoy.
What is the vision for the borough?
By 2031 Tonbridge and Malling will be a place where sustainable

growth is supported including new homes and jobs to help
address the wide range of needs of the growing population and
essential infrastructure to create a high quality environment for
all. It will be a place where important heritage and natural
environment assets are valued and Tonbridge Town Centre and
other urban and rural centres are effectively adapting to change
and are thriving and where there is a wide choice of travel
opportunities to connect people and places across the borough
and beyond.
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3. Strategic Objectives
What are the strategic objectives?
Taking account of the influences on the Local Plan and the key challenges
facing the borough and local communities, a set of objectives have been
defined to set the strategic framework for the detailed policies that follow.
LP2: Strategic Objectives
Objective 1: Support the delivery of new homes balanced with economic

growth to provide a stock of housing and job creation that meets the needs
of the community, including the need for affordable housing.
Objective 2: Ensure new development is of a high quality design.
Objective 3: Enhance the vitality and viability of Tonbridge Town as the

principal urban centre in the borough.
Objective 4: Support and strengthen the hierarchy of settlements to

ensure development that takes place contributes to the sustainability of
local communities and services.
Objective 5: Protect important natural and heritage assets.
Objective 6: Ensure adequate infrastructure is in place to support the

needs of developments and communities.
Objective 7: Improve accessibility and connectivity including support for

improvements to public transport, cyclists and pedestrians through new
development.
Objective 8: Support opportunities to protect and where possible

strengthen the existing Green Infrastructure and Ecological Network across
the borough as illustrated on the map in Appendix C and defined in the
Glossary.
Objective 9: Ensure development mitigates its impact on the environment

and is resilient to the effects of climate change.
Objective 10: Support opportunities for future-proofing developments so

that they can adapt to the changing needs of occupants during their lifetime
and be able to take advantage of advancements in technologies such as
electric vehicles.
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4. Strategic Policies
What are the strategic policies?
These policies are applicable, in the majority of cases, borough-wide. In

decision-taking on planning applications, these strategic policies will be used
alongside relevant site specific policies and local requirements. The policies
are applicable to allocations set out in this Plan as well as other development
proposals that may come forward during the plan-period.
What is the broad development strategy?
The influences on the Local Plan set out in section 1.3 above have shaped
the broad development strategy for Tonbridge & Malling.
The initial consultation on the Local Plan in ‘The Way Forward’ included a
set of principles to guide decision-making on which opportunities should be
considered in more detail. These were:
1. Focussing opportunities adjacent to the principal urban areas of the

Medway Gap and Tonbridge, in each housing market area
2. Focussing opportunities adjacent to a range of settlements across the

borough to help support and sustain local communities, big and small
3. Locating new development in reasonable proximity to transport hubs,

utilising and building upon existing infrastructure
4. Locating new development in the least constrained parts of the borough
5. To provide a mixed portfolio and location of sites, big and small, to

meet a range of needs throughout the duration of the plan period up to
2031, over the short-term (up to 5 years), medium-term (6-10 years)
and over the long-term (11-15 years).
6. To deliver a level of growth at key locations to facilitate significant

improvements to support infrastructure, e.g. schools, highways and
healthcare, for the benefit of local communities.
7. Focussing development on the contribution that larger potential sites

could deliver in a proportionate way to meet wider plan objectives and
ensure delivery in the plan period.
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In refining the initial development strategy included in the Reg.18 document

the Council took account of a wide range of evidence including: A20 VISUM
Study; Sustainability Appraisal; Transport Assessment; the Air Quality and
the Housing Delivery Study, together with the main issues raised during the
initial consultation.
The outcome of these processes is the broad development strategy

illustrated on the Key Diagram in Appendix B. This will address the
Objectively Assessed Need (OAN) for housing within the borough (13,920
dwellings 2011-2031) across the two Housing Market Areas (HMAs) exerting
an influence on Tonbridge & Malling (Maidstone HMA and
Sevenoaks/Tunbridge Wells/Tonbridge HMA). It will also help address the
need for jobs, significant highway infrastructure, healthcare, community and
other local infrastructure and facilities.
The selection and allocation of strategic development sites reflect the

development principles outlined in para. 4.2.2. The key components of the
proposed development areas and how they are expected to be managed
and delivered is set out within the policies for each of the strategic sites in
Chapter 5.
LP3: Housing Provision
1. Provision is made in this Local Plan for at least 6,834 dwellings to

address in full the Objectively Assessed Need for housing during the
plan period up to 2031.
2. Major new housing development will be delivered at the following
strategic sites, as defined on the proposals map, during the plan period
up to 2031:
a. Bushey Wood, Eccles – 900 dwellings
b. East of Hermitage Lane, south Aylesford – 1,000 dwellings
c. North of Borough Green – 1,720 dwellings
d. Broadwater Farm, north of Kings Hill – 900 dwellings
e. South-west Tonbridge – 480 dwellings.
3. In addition to the strategic sites, new housing development will be
delivered on sites across the borough, as defined on the proposals
map, and in accordance with the policies in this Local Plan.
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LP4: Economic Provision
Provision is made in this Local Plan for at least 38 ha of additional

employment land to address the needs of the borough during the plan
period up to 2031.
What is the settlement hierarchy?
One of the influences on the development strategy in this Local Plan is the
hierarchy of settlements which was established in the Council’s Local
Development Framework.
The purpose of the hierarchy is to make it clear where development should

be focussed and how much is considered acceptable. The hierarchy takes
account of the range of services and facilities available, the size and
character of the settlements and how settlements have evolved, particularly
in more recent history. In essence, the Council will support development that
focuses within settlements towards the top of the hierarchy, providing it is
proportionate in scale and respectful of the character of the place and
complies with the suite of policies in this Local Plan.
Figure 3: Settlement Hierarchy
Urban Areas
(Tonbridge, Medway Gap, Kings Hill, Snodland, Walderslade)
Rural Service Centres

(Borough Green, East Peckham, Hadlow, Hildenborough, West Malling)
Other Rural Settlements

(Addington, Addington Clearway, Aylesford
Village, Birling, Blue Bell Hill, Crouch, Dunks
Green, East Malling Village, Eccles, Fairseat,
Golden Green, Hale Street, Ightham, Leybourne
Chase, Mereworth, Offham, Peters Village, Platt,
Plaxtol, Ryarsh, Snoll Hatch, Trottiscliffe,
Wateringbury, West Peckham, Wouldham,
Wrotham Heath)
Rural Areas
(All areas outside of the defined
confines of the urban areas, rural
service centres and other rural
settlements)
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LP5: Settlement Hierarchy
Urban Areas
1. Development will be concentrated within the confines of the following
urban areas, as defined on the proposals map:
a. Tonbridge (including Hilden Park);
b. The Medway Gap (including Aylesford, Ditton, Larkfield,
Leybourne areas);
c. Kings Hill;
d. Snodland; and
e. Walderslade (that part within the borough).
Rural Service Centres

2. Outside of the Urban Areas, the focus of development will be within the
confines of the Rural Service Centres, as defined on the proposals
map. The Rural Service Centres are:
a. Borough Green;
b. East Peckham;
c. Hadlow;
d. Hildenborough;
e. West Malling.
Other Rural Settlements

3. Within the confines of Other Rural Settlements, development will be
restricted to development that is proportionate to the scale and
appropriate to the character of the settlement. The Other Rural
Settlements, as defined on the proposals map, are:
a. Addington o. Leybourne Chase

b. Addington Clearway p. Mereworth
c. Aylesford Village q. Offham
d. Birling r. Peters Village
e. Blue Bell Hill s. Platt
f. Burham t. Plaxtol
g. Crouch u. Ryarsh
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h. Dunks Green v. Snoll Hatch

i. East Malling Village w. Trottiscliffe
j. Eccles x. Wateringbury
k. Fairseat y. West Peckham
l. Golden Green z. Wouldham
m. Hale Street aa. Wrotham Heath
n. Ightham bb. Wrotham
Note: Development proposals within the settlements identified above

that fall within any of the designated areas set out in Policy LP11 will
be assessed against that policy, and in the case of rural exception
sites, Policies LP11 and LP6 in the Local Plan.
Development in Rural Areas

4. Development outside of the confines of the Urban Areas, Rural Service
Centres and Other Rural Settlements but within the Green Belt will need
to meet the requirements of Policy LP11, and in the case of rural
exception sites, Policies LP11 and LP6 in the Local Plan.
5. Outside of the confines of the Urban Areas, Rural Service Centres and
Other Rural Settlements development will be restricted to:
a. limited infilling development where it does not erode the
identity of settlements or harm the setting or character of a
settlement; or,
b. the one-for-one replacement, or appropriate extension, of an
existing building provided it would be proportionate to the size
of the existing building; or,
c. the conversion or change of use of an existing building; or
d. development that is necessary for the purposes of agriculture
or forestry, including essential housing for farm or forestry
workers; or
e. development required for the limited expansion of, or
improvement to, an existing authorised employment use; or
f. development that secures the viability of a farm as an
agricultural business; or
g. tourism and leisure development where it is evident that it will
support the local economy and where there would be no
unacceptable adverse impacts arising from lighting, traffic
generation, activity at unsocial hours or noise; or
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h. equestrian related activities provided the following criteria are

met:
i. where new or replacement buildings are proposed, it
must be demonstrated that the re-use of existing
buildings on-site for any equestrian-related use is not
practicable; and
ii. proposals for the construction of new stable buildings
and ancillary facilities are of a proportionate scale and
an acceptable design to the locality ; and
iii. there is no adverse impact on amenity and
environmental quality of residential or other sensitive
uses due to smell, insect infestation, excessive noise,
lighting or traffic generation; and
iv. there is no hazard to road safety; and
v. suitable provision is made for the protection and,
where practicable, the enhancement of the existing
public rights of way network which may be affected by
the proposals, with full regard to the safety of users; or
i. community facility development where no suitable alternative
accommodation is available within the confines of the urban
areas, rural service centres or other rural settlements and
where the proposal is essential to serve the settlement to
which it relates, or
j. predominantly open recreation uses together with associated
essential built infrastructure, having regard to Policy LP12 on
the AONB.
Rural Exception Sites

The Strategic Housing Market Assessment (SHMA), in particular Table 45 in
the March 2014 Report, has identified that the need for affordable housing in
some rural parts of the borough is significant. To help address this the
Council will apply a rural exception sites policy in accordance with the
relevant policy in the NPPF on the Green Belt. This policy will support the
limited development of homes in rural areas outside settlement confines that
will address the identified need for affordable housing to provide for local
households and in proven cases to assist local key worker needs, in
perpetuity where development would not normally be acceptable for housing,
including the Green Belt.
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LP6: Rural Exception Sites
1. Residential development on small sites outside of the confines of

settlements in rural areas will be permitted provided that it is used
solely for affordable housing in perpetuity, as defined by LP39,
addressing an identified local need and it is proportionate and
respectful of the local character in terms of design, scale, massing,
density and materials.
2. The residential development proposal may include a small proportion of
market housing where it can be demonstrated to the satisfaction of the
Council that the market housing is essential to enable the delivery of
the affordable housing units.
What is the strategy for Tonbridge Town?
Tonbridge has undergone a significant transformation in recent years. The

population has been boosted by a number of residential developments in
close proximity to the High Street. In addition, a rapid change in shopping
habits has resulted in the evolution of the High Street in terms of the type
and size of the retail offer. This is not unique to Tonbridge. Other town
centres are thriving as a result of moving towards an experiential offer
including cafes, restaurants, and leisure and recreational activities as well as
retail.
As a result, the character of Tonbridge has and continues to evolve with the
emergence of individual artisan retailing in the High Street area and varied
investments just beyond the town centre.
It is evident that the rate of change for many of the activities taking place in
Tonbridge is rapid and has proven to be quicker than the cycle of Local Plan-
making itself.
With these changes in mind, the vision and subsequent policy for Tonbridge
Town needs to provide flexibility for the area to seize opportunities to
continue to evolve and adapt for the better whilst ensuring its identity and
key assets are retained. The areas referred to in Policy LP7 are illustrated in
Appendix D.
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Town Vision
By 2031 Tonbridge Town will be responding and adapting

effectively to change in retail and other trends and be a thriving
place where people want to work, meet and enjoy. It will have
retained important environmental and historic assets and
maintained its individuality.
It will be an attractive, vibrant competitive place hosting a wide

range of economic, social and cultural activities that are making
a positive contribution to the local economy and making
Tonbridge a destination of choice for local communities.
LP7: Tonbridge Town
1. In the primary and secondary retail areas within the Tonbridge town
centre core, as defined on the proposals map, development that results
in the intensification of retail, leisure and community uses will be
supported provided that it is proportionate in scale and an acceptable
design to its locality and does not result in unacceptable impacts on the
highway network, air quality, and the amenity of the area. Change of
use or conversion of upper floor units to residential and/or offices will
be supported provided that it would create a suitable living and/or
working environment.
2. In the broader Tonbridge central area outside of the town centre core,
as defined on the proposals map, development will be supported where
it can be demonstrated that it will maintain and where possible enhance
the vitality and viability of the central area as a whole and provided it
does not result in unacceptable impacts on the highway network, air
quality, and the amenity of the area.
What is the strategy for retail development?
Tonbridge & Malling Borough has a wide range of centres offering a diverse
range of shopping and service facilities. The Council’s overarching objective
is to provide for sustainable development in the borough. In terms of retailing
the key to delivering this will be maintaining and enhancing the role of the
borough’s existing retail centres which act as a focal point for the
communities they serve.
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LP8: Retail Development
1. Retail development will be supported if it maintains or enhances the

vitality and viability of existing town, district or local centres, as defined
on the proposals map, and is proportionate in scale to the role of the
centre in the retail hierarchy. Retail development will be supported if
located in accordance with the following sequential test:
i. Town, district or local centres – within the confines as defined

on the proposals map;
ii. Edge-of-centre sites, but only where it can be demonstrated

that retail development cannot be accommodated within a
town, district or local centre;
iii. Out-of-centre sites, but only where it can be demonstrated

that retail development cannot be accommodated within or on
the edge of a town, district or local centre.
2. Within Tonbridge Town Centre, development proposals will need to
meet the requirements of Policy LP7.
3. Within the district and local retail centres a change of use at the ground
floor that maintains and where possible enhances the vitality and
functioning of the centre will be supported provided that it does not
result in unacceptable impacts on the highway network, air quality, and
the amenity of the area.
4. Within the district and local centres the change of use or conversion of
units above the ground floor to residential and/or offices will be
supported provided that it would create a suitable living and/or working
environment.
Table 3: Retail Centres
Town Centre Tonbridge

District Centres Borough Green,
Kings Hill
Martin Square/Larkfield
Snodland
West Malling
Tonbridge Urban Martin Hardie Way
Local Retail Centres York Parade
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Medway Gap Urban Twisden Road, East Malling

Local Retail Centres Premier Parade, Aylesford
Woodlands Parade, Ditton
Little Market Row, Leybourne
Rural Local Retail East Peckham
Centres: Hadlow
Hildenborough
New Local Retail Leybourne Grange
Centres Peters Village
Out-of-Centre Retail Lunsford Park
Facilities Quarry Wood, Aylesford
Cannon Lane, Tonbridge
Individual local shops within suburban areas and rural
settlements
How will existing community services and transport be

safeguarded?
For communities to be sustainable it is essential for a range of community

services to be available. In addition to new provision, the Council will support
the protection of viable community facilities that play an important role in the
social infrastructure of the area.
LP9: Safeguarding of Community Services and Transport
Development that would result in the loss in whole or part of sites and
premises currently or last used for the provision of community services, or
recreation, leisure or cultural facilities, will only be permitted if:
a. an alternative community service/facility of equivalent or better
quality and scale to meet identified need is either available, or
will be satisfactorily provided at an equally accessible location;
or
b. an enhancement to the nature and quality of an existing
community service/facility will result from the development of
part of that existing community service/facility; or
c. the applicant has proved, to the satisfaction of the Council, that
for the foreseeable future there is likely to be an absence of
need or adequate support for the existing community
service/facility. This will require the submission of evidence,
which may include a viability assessment in an accessible
format, which demonstrates that retaining the existing
community service/facility is no longer viable.
20
How will the infrastructure requirements be delivered?
As part of plan-making the Council engaged with a range of infrastructure

providers to understand the essential infrastructure needed to support the
development strategy. This included: education, healthcare, roads, adult
social care and other community facilities and also broadband provision.
This information has been brought together in the Infrastructure Delivery
Plan that has been prepared to inform but is not part of the Development
Plan.
The infrastructure needed to support the development of the strategic sites is

identified in the relevant policies in chapter 5 of this Plan. These relevant
policies require the infrastructure to form an integral part of the master
planning work to ensure that it is delivered properly and in a timely fashion.
The need for ongoing investment in infrastructure, particularly transport

related, continues to be a high priority for local communities. That has been
a driver behind the shape and purpose of the Plan’s development strategy.
In parallel with the Local Plan process the Borough Council, with partners,
will pursue funding to complement the efforts made in this Plan to improve
infrastructure provision to reflect the level of growth the borough has
experienced and is planned for.
LP10: Infrastructure Requirements
Development will be required to provide for the necessary infrastructure to

meet the needs of the development to make the development acceptable in
planning terms.
How will valued assets be protected?
Designated Areas
Within the borough of Tonbridge & Malling there is a range of important

designated areas. These designations perform various roles including:
protecting and supporting ecology and biodiversity; understanding risks of
flooding; and looking after heritage assets. The majority of designations
covered by Policy LP11 are those that are identified at the international and
national level by bodies other than Tonbridge & Malling Borough Council. In
addition, the policy covers designations that are set by other pieces of
legislation, for example Conservation Areas.
21
The Council recognises the value of these designations and the contribution
they have and continue to make shaping the identity of places across the
borough. Furthermore the Council recognises that the Government policy set
out in the NPPF is sufficiently detailed to protect the integrity of these
designated areas. Given the local distinctiveness of the Areas of
Outstanding Natural Beauty in the borough, the Council considers that these
require a specific policy.
With this in mind the Council will continue to apply the relevant policy in the
NPPF or whatever represents national planning policy at the time planning
applications are made. If a proposal is in conflict with the relevant national
policy then it will be in conflict with Policy LP11.
Designated Areas – Green Belt
In light of national policy, evidence and the character and pattern of local
settlements, the Metropolitan Green Belt now extends as far east as
Wateringbury Road, providing an important anti-coalescence function and
aligning closely with the outer boundary in the adjoining borough of
Maidstone.
LP11: Designated Areas
1. For the following listed designations, as illustrated or defined on the

proposals map, the Council will apply the relevant policy in the National
Planning Policy Framework or whatever represents the relevant
national planning policy at the time the planning application is
determined.
• Special Areas of Conservation (SAC)
• Sites of Special Scientific Interest (SSSIs)
• Green Belt
• Historic Parks & Gardens
• Scheduled Ancient Monuments
• Conservation Areas
• Areas at risk of flooding
2. For listed buildings and ancient woodland the Council will apply the
policy in the National Planning Policy Framework or whatever
represents the relevant national planning policy at the time the planning
application is determined.
22
3. If a development proposal is in conflict with the relevant national policy

then it will be in conflict with this Policy.
Areas of Outstanding Natural Beauty
Tonbridge & Malling borough contains part of two Areas of Outstanding

Natural Beauty (AONBs): the Kent Downs and the High Weald. These areas
are designated for the national importance of their landscape. Within AONBs
the Government policy is to conserve and enhance their natural beauty.
For each of the AONBs a management plan has been prepared which has
been adopted by the Council as a material consideration for decision-taking
on planning applications. Development proposals will be required to have
regard to the policies in these plans.
LP12: Areas of Outstanding Natural Beauty
1. Areas of Outstanding Natural Beauty (AONBs) are nationally

designated landscapes and as such have the highest status of
landscape protection. The Kent Downs and High Weald AONBs, as
illustrated on the proposals map, should be conserved or where
possible enhanced in accordance with their landscape significance.
2. Major development within the AONBs will only be permitted in
exceptional circumstances and where it can be demonstrated that it is
in the public interest.
3. Other development within the AONBs and their settings will be
permitted provided that:
a. the location, form, scale, materials and design would
conserve or enhance the character of the landscape; and
b. the development would conserve or enhance the special
qualities, distinctive character and tranquillity of the AONB;
and
c. the development has regard to the relevant AONB
Management Plan and any associated guidance.
23
Local Natural Environment Designations
In addition to international and national designations there is a range of local

designations that perform similar roles, in some respects, but at a smaller
scale and with a more localised purpose and interest. Even though they
feature at the lower end of the hierarchy of designated sites this does not
mean that they are not important or should not be looked after. There are
also greenspaces at the local level such as publicly accessible open spaces
and allotments which make a significant contribution to the health and well-
being of local communities.
LP13: Local Natural Environment Designations
1. Development must protect and where possible enhance the following,

as illustrated or defined on the proposals map:
• Local Sites (Local Wildlife Sites (LWS), and Regionally Important
Geological Sites (RIGS));
• Local Nature Reserves (LNR));
• Publicly accessible open spaces;
• Allotments.
2. Development must protect and where possible enhance Priority

Habitats.
3. Development of existing publicly accessible open spaces and
allotments, as defined on the proposals map and any other publicly
accessible open spaces that are provided during the lifetime of the
Local Plan, will only be permitted if a replacement site is provided
which is equivalent or better in terms of quantity, quality and
accessibility. The replacement site should, where practicable, be
located where it can provide opportunities to strengthen the wider
Green Infrastructure and Ecological Network as illustrated in Appendix
C.
How will a high quality environment be achieved?
Achieving High Quality Design

A high quality, well designed development can contribute significantly to
establishing a strong sense of place through the creation of attractive and
24
desirable places to live, work and visit which can bring significant benefits to
the local environment and economy.
Development should respond to a particular place but it should equally be

recognised that exceptional design does not simply replicate the form and
appearance of existing development and where opportunities exist for
positive visual improvements these should be supported.
Sensitively designed schemes can help reduce the likely energy demands of
developments - and thereby mitigate the impacts on climate change -
through the orientation of buildings and landscaping that makes the best use
of natural light, heat and even shade.
Well-designed places can also help reduce crime and disorder through
natural surveillance and create secure environments. With this in mind,
planning applicants should have regard to guidance in ‘Secured by Design’
or whatever represents good practice at the time the application is made.
In addition, a high quality well-designed environment can make a positive

contribution to the well-being of residents and visitors.
LP14: Achieving High Quality Sustainable Design
1. Development must:
a. protect the local distinctiveness of the area including the setting
and pattern of the settlement and its historical and architectural
interest and the landscape character; and
b. protect the amenity of the local area, including any important
prevailing features or characteristics; and
c. be well designed and of a high quality in terms of detailing and
use of materials and through its scale, density, layout, siting,
character and appearance be designed to respect the site and its
surroundings.
2. Development should, where practicable and proportionate, be designed
to:
a. maximise opportunities to reduce energy demands through the
orientation of habitable rooms to harness natural light and
through landscaping to prevent overheating;
b. deter crime and reduce the fear of crime;
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c. maximise opportunities for healthy active lifestyle choices

including access to open spaces; and
d. maximise opportunities for achieving net biodiversity gains.
Residential Extensions
Extensions to dwellings can have a significant impact on the street scene

and the amenity and character of the area in terms of design, proportion and
massing. With this in mind, the Council has prepared a technical guide
highlighting potential local impacts of extensions and how these can be
sensitively addressed. This is set out in Appendix I.
LP15: Residential Extensions
Extensions to residential properties will be required to have regard to the

technical guide on local impacts as set out in Appendix I and will be
permitted unless they result in an adverse impact on the character of the
building or the street scene in terms of form, scale, design and materials or
an adverse impact on residential amenity.
Shopfront Design
Shopfronts can have a significant impact on the character of an area since

they are at ground floor level and they are the part of the building most seen
both by pedestrians and from passing vehicles. It is therefore important that
any new shopfronts or alterations are respectful of the building and local
character.
LP16: Shopfront Design
Proposals for new shopfronts or alterations to existing ones should respect

the character, proportions, period and design of the individual building, of
the local context and of the wider area, with particular regard to detailing of
fascias, windows and doors, use of material and form of any illumination.
How will climate change be taken account of?
Climate change and how development can mitigate its impact upon it is an
important issue.
26
Following the Housing Standards Review the Government made it very that
in a Written Ministerial Statement (WMS) 1 in 2015 that local plans should not
be setting any additional local technical standards or requirements relating to
the energy performance of new dwellings. This includes any policy requiring
any level of the Code for Sustainable Homes to be achieved by new
development which has now been withdrawn by the Government. The view
taken by the Government is that the energy performance of new build homes
is a matter for the national Building Regulations regime.
Moving forward, the Government has provided scope for local plans to set
standards on water efficiency that exceed the mandatory requirement in the
Building Regulations. This has been explored through the whole plan viability
work and the outcome is set out in Policy LP44.
In addition to the policies below, mitigating the impacts of development on

climate change is addressed in the ‘Achieving High Quality Sustainable
Design’ Policy LP14. It is also addressed through the ‘Sustainable Transport’
Policy LP23 and the policies for most of the strategic sites which require
maximising opportunities for sustainable transport modes including safe
cycling and pedestrian routes to public transport nodes, as well as in the
‘Parking Standards’ Policy LP42 through the requirement of charging points
for electric vehicles.
Flood risk
The increased likelihood of flooding is widely recognised as one of the key

consequences of climate change in the UK. Severe flooding has, from time
to time, been a key concern in Tonbridge & Malling causing distress to many
local communities and damage to properties and infrastructure. The Council
with its partners have striven to bring forward capital proposals to address
issues and is working in partnership with other agencies to mitigate flood risk
through other means.
The Council has responded to the issue of flood risk during the preparation
of the Local Plan by pursuing a development strategy that avoids areas at
high risk of flooding, particularly for residential development. This
assessment took account of an allowance for climate change over the plan
period and the likely effect this will have on the flows of watercourses.
1
https://www.gov.uk/government/speeches/planning-update-march-2015S
27
In determining planning applications the Council will apply the requirements

of the Government’s policy in the NPPF and the PPG on flood risk.
LP17: Flood Risk
1. In determining planning applications, the Council will apply the policy

on flood risk in the National Planning Policy Framework or whatever
represents national planning policy on flood risk at the time the
planning application is determined.
2. If a development proposal is in conflict with the relevant national policy
then it will be in conflict with this Policy.
Sustainable Drainage Systems (SuDS)
One of the consequences of climate change is an increased likelihood of

more intensive rainfall. In urban environments where natural infiltration has
been limited, this can result in flash flooding caused by rain water rushing off
impermeable surfaces and overwhelming existing water management
networks. As highlighted above, this has been a significant issue for several
communities across the borough in recent years, causing distress and
damage to properties. Sustainable Drainage Systems (SuDS) can, if
effectively designed and planned for, mitigate these impacts by attenuating
flows and enable greater natural infiltration. The Council will therefore expect
to see such systems integrated into new development proposals to reflect
the local circumstances and risks that are experienced in widespread areas
of Tonbridge and Malling.
LP18: Sustainable Drainage Systems (SuDS)
Sustainable Drainage Systems (SuDS) for the management of run-off must

be provided for as part of major development.
Habitat Protection and Creation
Climate change can have an effect on the integrity of existing habitats and
the ability of wildlife to create new habitats. With this in mind, the Council has
prepared a Green Infrastructure and Ecological Network diagram (see
Appendix C). This diagram reflects a range of natural environment assets
that provide existing homes for wildlife. The Principal Green Corridors
28
(PGCs) provide opportunities for species and habitats to migrate along as

they adapt to the negative effects of climate change. To help enhance and
strengthen the Network and the PGCs, individual developments should
make space for nature by including, as an integral part of the building,
opportunities to house wildlife, for example the integration of concealed nest
boxes as part of the external brick work. This policy will be applied to major
development as defined in national legislation.
LP19: Habitat Protection and Creation
1. Major development within the Principal Green Corridors identified on

the Green Infrastructure and Ecological Network diagram (see
Appendix C) should, where practicable and proportionate, provide
opportunities for habitat creation, taking account of the habitat and
species of the Biodiversity Opportunity Areas.
2. Major development should, where practicable and proportionate, make
space for nature by including, as an integral part of the external
building fabric, opportunities for habitat creation for wildlife.
How will air quality be addressed?
Air Quality
Air quality is vitally important to the quality of life. Developments, if not

properly planned and designed, can contribute to the deterioration of air
quality which can harm the health of residents, workers and visitors to
Tonbridge & Malling. Even though advancements in technologies such as
cleaner and even electric cars will help alleviate, to an extent, current
problems there is still a need to ensure developments do not, individually or
cumulatively result in a worsening of levels of air quality.
There are several policies in the Local Plan, in addition to LP20, which are
aimed at mitigating impacts of development on air quality. These include the
Sustainable Transport Policy (LP23) and the policies for the strategic sites
which seek to maximise opportunities for safe cycling and walking routes, in
particular to public transport nodes such as railway stations. Furthermore,
key elements of the development strategy, in particular the strategic sites at
Borough Green and south Aylesford, provide opportunities to improve the
quality of air at the local level through the introduction of relief roads to help
take traffic away from Air Quality Management Areas (AQMAs).
29
The Air Quality Assessment prepared in support of the making of the Local
Plan concluded that the key strategic sites that feature in the development
strategy are suitable for the introduction of receptors, including people.
To inform the decision-taking process, the Council will expect the submission
of identified, detailed mitigation measures as part of the planning application
to demonstrate compliance with Policy LP20. At the time the decision is
taken on the planning application, the Council will have regard to the
relevant prevailing air quality standards at the national level.
LP20: Air Quality
1. Development, either individually or cumulatively with other proposals or

existing uses in the vicinity, that could directly or indirectly result in
material additional air pollutants and a significant worsening of levels of
air quality within the area surrounding the development site will not be
permitted unless evidenced, specifically identified and detailed
measures to offset or mitigate those impacts are introduced as part of
the proposal.
2. Development that would introduce new receptors into an area of poor
air quality will not be permitted unless the proposals incorporate
acceptable measures to ensure those receptors would not be subject to
unacceptable risk as a result of poor air quality.
How will noise matters be addressed?
Noise Quality
Noise can have an adverse impact on health and therefore the quality of life.
This can include noise from new developments impacting on existing
communities and environments. It can also include noise from existing
activities that may have an adverse impact on people living and/or working in
the new development itself, if it is not properly planned.
With this in mind, it is important that the Local Plan effectively addresses the
issue of noise to help ensure the quality of life of existing and future
communities is not adversely affected.
30
LP21: Noise Quality
1. Development will only be permitted if it can be demonstrated, to the

satisfaction of the Council having regard to the relevant British
Standards and other relevant national guidance and good practice at
the time the planning application is determined, that it is located,
designed and controlled to minimise the impact of noise on
neighbouring properties and the prevailing acoustic environment.
2. Noise sensitive development, such as residential, will only be permitted
in close proximity to noise generating activity if it can be demonstrated,
to the satisfaction of the Council having regard to the relevant British
Standards and other relevant national guidance and good practice at
the time the planning application is determined, that it is designed to
reduce the impact of noise from the local environment to an acceptable
level.
How will contamination be addressed?
Contamination
In identifying sites for development it is important to be mindful of previous
activities that may have taken place on the land and the legacy they may
have left behind. Ahead of the approval and commencement of
development, it is important that the issue of contamination is thoroughly
investigated and understood. Equally it is important that adequate
remediation is identified and implemented to make safe the environment.
Land can be affected by contamination in the form of substances in the soil

and/or water, buildings or other material on a site. Such sites are more likely
to be brownfield sites, i.e. those which have been previously developed,
often for commercial or industrial use, however sites where there has been
historical mining may also have some contamination present.
The developer is responsible for ensuring that any proposed development is

safe and suitable for its intended use. If there is a reason to believe land
contamination could be present on site, the developer should ensure that
they carry out adequate investigations and risk assessments to ensure that
any associated risks are fully understood and can be remediated to an
acceptable level. The Borough Council will ensure this process is followed
carefully through the application and monitoring of appropriate conditions on
planning permissions granted.
31
Parts of the borough are characterised by land where previous extraction

has taken place and land fill of one form or another has followed. These
have often been well regulated but in other cases less so. The Borough
Council has good experience in addressing the issues arising from land
which has previously been used for activities which pose a risk of
contamination. The NPPF provides a sound degree of high level policy
dealing with ground conditions and pollution which makes it clear what is to
be done when considering development where such issues are found. As
well as requiring the development allocations to investigate and remediate
contamination, this Local Plan also includes a strategic policy addressing the
issue.
LP22: Contamination
1. Development proposals located on or near sites which have previously

been used for activities which pose a risk of land contamination must
be informed by a contaminated land desktop study identifying all
previous site uses, potential contaminants associated with those uses
including a survey of the condition of any existing building(s), a
conceptual model of the site indicating sources, pathways and
receptors and any potentially unacceptable risks to human health and
the local environment arising from contamination at the site.
2. Where contamination is identified, development proposals must
incorporate a detailed strategy for site investigation works, along with
details of any site clearance, ground investigations or site survey work
that may be required to allow for intrusive investigations to be
undertaken to inform a risk assessment of the degree and nature of
any contamination on site and the impact on human health, controlled
waters and the wider environment.
3. Development will only be permitted if it can be demonstrated, to the
satisfaction of the Council, having regard to the other relevant policies
in the Local Plan, that any contamination can be effectively addressed
in a manner that ensures the site would be suitable for its end use
through remediation measures.
32
How will sustainable transport be supported?
Sustainable Transport
A key part of the vision for Tonbridge & Malling in 2031 is the provision of a
wide choice of travel opportunities to connect people and places across the
borough and beyond.
Sustainable transport solutions can achieve a wide range of benefits. Not

only are there health, well-being and environmental benefits associated with
walking and cycling but encouraging alternatives to the car can help reduce
congestion and delays which can be harmful to the functioning of the local
and wider economy. Ensuring that there is a wide choice of travel
opportunities can help achieve a more inclusive society.
With this in mind, this Local Plan supports the pursuit and integration of
sustainable transport solutions where practicable and proportionate to the
proposed development.
LP23: Sustainable Transport
The Council will work in partnership with Kent County Council, Highways
England, transport providers and other key stakeholders to ensure that
developments:
1. are designed so that opportunities for sustainable transport modes are
maximised, where practicable, reflecting the amount of movement
generated, the nature and location of the site and its relationship with
existing centres and public transport nodes and recognising that
solutions and measures will vary from urban to rural locations. This
may include the provision, where supported by evidence, of parking
adjacent to sustainable transport modes such as railway stations to
support their functioning; and
2. make the necessary contributions to the improvement of existing, and
provision of new, transport schemes that lead to improvements in
accessibility and give priority to the needs of pedestrians, cyclists,
users of public transport, car sharers and users of low and ultra-low
emission vehicles; and
3. include measures, where practicable and proportionate, for non-car use
such as on-site cycle parking; and
4. are consistent with, and contribute to the implementation of the Kent
Local Transport Plan; and
33
5. include the submission of Transport Assessments and Travel Plans

where significant amounts of movement would be generated; and
6. contribute to transport infrastructure improvements, where
proportionate, having regard to the Infrastructure Delivery Plan; and
7. provide, where practicable and proportionate, new and improved
footpaths, bridleways and cycleways, provided there would be no
significant effect on areas of importance for nature conservation; and
8. make provision for car parking, having regard to the type of
development and its location, in accordance with the Parking
Standards Policy LP42; and
9. meet the requirements of the Local Plan Air Quality Policy LP20.
How will minerals and waste planning matters be addressed?
Kent County Council’s Minerals and Waste Local Plan, adopted in July 2016,
forms part of the Council’s Development Plan. This means that development
proposed within Tonbridge & Malling Borough will need to comply with the
relevant policies in the Minerals and Waste Local Plan as well as the policies
contained within this Local Plan.
LP24: Minerals and Waste
Development will be required to comply with the relevant policies in the

adopted Kent Minerals and Waste Local Plan and with the relevant policies
of any additional minerals and waste development plan documents that are
adopted at the time the planning application is determined.
34
5. Sustainable Growth – where development is planned
What is the spatial distribution of housing development?
Earlier chapters have set out the various influences on the development
strategy, the key challenges presented by the evidence and a set of strategic
objectives. All of these have, in combination resulted in the identification of
the following development land allocations.
Housing Allocations
The following table takes stock of the current pipeline of housing

development and what this means in terms of what the Local Plan needs to
provide for in terms of additional land for residential development.
The Strategic Housing Market Assessment (SHMA) (September 2016)

identifies that the Objectively Assessed Need (OAN) for the borough for the
plan period (2011-2031) is 13,920 dwellings. The SHMA identifies the
housing need derived from a range of locally based factors such as birth
rates and longer life expectancy, as well as building in other factors such as
net-migration. This level of OAN works out at 696 dwellings per annum
(dpa). In addition the SHMA identifies that the need for affordable housing is
277 dpa.
Table 4: Housing Land Supply Position (as at 1 April 2017)
Housing need (gross) (2011-31) 13,920 (696 dwellings per annum)
Completions** 3,675 dwellings
Extant planning permissions* 3,674 dwellings
Demolitions expected*** -78 dwellings
Small sites windfall estimate^ 616 dwelling
Shortfall accrued since 2011^^ -501 dwellings
Local Plan net requirement 6,534 dwellings
* As at 31 March 2017
** From 1 April 2011 up to 31 March 2017
*** Associated with extant planning permissions
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^ Projected supply of 44 dwellings per annum from small sites (fewer than 5 dwellings) for
the remainder of the Local Plan period
^^ As measured against the annualised requirement of 696 dwellings per annum
Policy LP25 sets out the housing allocations that have been identified to
address the net requirement in Table 4. The starting point for calculating the
yields was an assumption of 30 dwellings per hectare based upon the
potential developable area. This has been refined taking account of the
evidence base, including the Infrastructure Delivery Plan.
LP25: Housing Allocations - Overview
The following sites, as defined on the proposals map, are allocated for
residential development during the plan period up to 2031:
a Bushey Wood Phase 1, Eccles 900
b Rear of Robin Hood Lane, Blue Bell Hill 26
c 109 Hall Road, Aylesford 5
d Oil Depot, Station Road, Aylesford 14
e Nu-Venture Coaches, Mill Hall, Aylesford 8

f Land off Oakapple Lane, Barming 118
g South Aylesford (east of Hermitage Lane) 1,000
h Borough Green Gardens Phase 1A + 1B 1,720
i Southways, Staleys Road, Borough Green 7
j Bell Lane, Burham 58
k Land off Cobdown Close, Ditton 9
l Station Road, Ditton 6
m North of London Road, Ditton 13
n East Malling Research Station (Small Parcel) 23
o East Malling Research Station (Ditton edge) 216
p East Malling Research Station (Parkside) 205

q Barfield House, Teston Rd, Offham 15
r Park House, 110-112 Mill Street, East Malling 5
s Court Lane Nurseries, Hadlow 66

t South of Church Lane, East Peckham 35
u Carpenters Lane, Hadlow 25
v Church Lane, East Peckham 23

w North of The Paddock, Hadlow 156
36
x Land at Stocks Green Road, Hildenborough 105
y Kings Hill - remainder 65

z North of Kings Hill 825
aa Tonbridge Farm 54
ab North of Dryhill Park Road, Tonbridge 44

ac South West Tonbridge 480
ad South of Vauxhall Gardens, Tonbridge 61
ae Coblands Nursery, Trench Road, Tonbridge 319

af Drayton Road Industrial Estate, Tonbridge 51
ag East of Offham Road, West Malling 12

Rear of London Road and Town Hill, West
ah 110
Malling
ai Land at Howlands Allotments, Wrotham 39
aj North of Fairfield Road, Borough Green 16

TOTAL 6,834
The phasing for development is set out in Appendix E.
Each of these allocations will be required to meet the requirements of the

other policies in the Local Plan.
LP26: Housing Allocations – Policy Requirements
Residential development on the sites allocated in policy LP25 will be

expected to meet the requirements of the other policies in the Local Plan.
Strategic Sites - General
Within Policy LP25 five strategic sites have been identified for residential
development. These are:
• Bushey Wood, Eccles

• South Aylesford
• Borough Green Gardens
• Broadwater Farm, north of Kings Hill
• South-West Tonbridge
37
The following section of the Local Plan includes policies setting out the
specific requirements for each of these sites.
Strategic Housing Sites – Bushey Wood
This strategic site was identified in the LDF as an area of opportunity to meet
the longer term housing needs of the borough. The Council has taken the
decision that now is an appropriate time to bring forward some of this area of
opportunity for development.
The masterplan area identified on the proposals map will deliver homes
during and beyond the plan period. A Transport Assessment of the potential
impacts on the wider area and to identify any justified mitigation and
improvement works will form part of this process. Phase 1 will deliver
approximately 900 dwellings and these are expected to be completed by
2031. Phase 2 is anticipated to deliver approximately 614 dwellings in the
post-plan period. In order to effectively plan for this strategic site, Phases 1
and 2 are included in a masterplan area, as defined on the proposals map,
which is subject to Policy LP27. Phase 2 has been identified as an Area of
Opportunity to meet the longer-term development needs of the borough (see
Policy LP 33).
To help manage the master-planning of this site, a Planning Performance

Agreement (PPA) will be expected. This will be prepared and agreed
between the Borough Council and the applicant and will cover such matters
as timescales, actions and resources. The PPA is considered essential to
achieve the objectives of the policy.
38
Figure 4: Bushey Wood, Eccles Masterplan Area
LP27: Strategic Site – Bushey Wood, Eccles
1. Bushey Wood, Eccles, as defined on the proposals map, is allocated

and identified as an area of opportunity for development of
approximately 1,514 dwellings. 900 dwellings are expected to be
completed by 2031, with the remainder built in the post-plan period.
2. The prospective applicant should prepare a masterplan, to the
satisfaction of the Council, reflecting the phasing outlined in Appendix
E and addressing the full requirements of the other policies in the Local
Plan and delivering the necessary infrastructure to meet the needs of
the development as identified in the Infrastructure Delivery Plan.
3. The masterplan, including a Transport Assessment, needs to make
provision for key pieces of infrastructure necessary to support the
development including:
• primary school – 2 form entry
39
• secondary education – proportionate contribution to provision of

a new school in the north-east part of the borough
• road links to Bull Lane (north and south) and Court Road and
other mitigation and improvement measures on the local network
arising from the Transport Assessment
• healthcare provision to meet the needs of the development
• allotments & playing fields – replacement provision
4. The masterplan needs to be prepared and completed in advance of the
formal submission of the planning application. It shall be accompanied
by a Planning Performance Agreement.
5. Development will be required to respect the setting of the Kent Downs
Area of Outstanding Natural Beauty (AONB) in terms of design, scale,
massing and materials having regard to the landscape character and
the relevant policies in the Kent Downs AONB management plan. A
Landscape and Visual Impact Assessment will be required to
accompany a planning application for development that addresses the
impact on the Kent Downs AONB and includes appropriate mitigation
measures.
6. Development should, where possible, maximise opportunities for net
biodiversity gains on site and be sensitive to local wildlife habitats.
Strategic Site – South Aylesford

This site is located in the north-east part of the borough in the Maidstone
Housing Market Area and provides an opportunity to deliver additional
highway infrastructure, as well as homes, to relieve congestion at existing
junctions and, as a consequence, alleviate impacts on air quality.
Opportunities should be maximised to enable safe sustainable travel to
Barming Station and Maidstone Hospital which are in close proximity of the
site. The extent of development identified in this strategic site was informed
by the evidence, in particular the A20 VISUM Study, and consultation
responses.

40
An Area of Opportunity is identified in south Aylesford to address the longer-

term development needs of the borough in the post plan period (after 2031).
The delivery of this site will be dependent upon improvements to the local
highway network including the A20/Mills Road/Hall Road junction and
Coldharbour roundabout and improved connectivity to the strategic highway
network.
Figure 5: South Aylesford Masterplan Area
LP28: Strategic Site – South Aylesford
1. South Aylesford, as defined on the proposals map, is allocated for

development of approximately 1,000 dwellings.
satisfaction of the Council, reflecting the phasing outlined in Appendix E
and addressing the full requirements of the other policies in the Local
3. The masterplan needs to make provision for key pieces of infrastructure
necessary to support the development including:
41

• link road - between Hermitage Lane and the 20/20 roundabout
on the A20
• highways – a proportionate contribution to improvements to the
A20/Hall Road/Mills Road junction and local improvements to the
Hermitage Lane/A 20 junction to mitigate impacts of the
development
• highways – a proportionate contribution to improvements at the
southern end of Hermitage Lane at and leading to the junction
between Fountain Lane and the A26 Tonbridge Road to mitigate
impacts of the development
4. The link road between Hermitage Lane and the 20/20 roundabout on
the A20, as illustrated on the proposals map, will be required to be
completed and open before or by no later than the completion of 15% of
the total number of dwellings within the masterplan area.
biodiversity gains on site.
7. The development will be required to provide a wide range of
opportunities for safe sustainable travel to Barming railway station and
Maidstone Hospital.
Strategic Site – Borough Green Gardens
This site is located in the Sevenoaks/Tonbridge/Tunbridge Wells Housing

Market Area and provides an opportunity to deliver not just a significant
number of homes but also a relief road for Borough Green as an integral part
of the development. This relief road will operate as the principal highway to
carry traffic that currently passes through the rural service centre along the
A25, thereby improving traffic conditions, air quality and pedestrian safety
and general environmental conditions within Borough Green. In order for the
42
community to enjoy these benefits it is important that the relief road is

delivered and fully operational during the early stages of the overall
development and that the phasing of the road is co-ordinated with
development to ensure there are no material detrimental impacts on traffic
flows and related issues. The delivery and timing of the new road will be
governed by Planning Obligation Agreements allied to any planning
permissions granted.
This strategic allocation will provide a significant degree of sustainable

development on currently ‘despoiled’ and inaccessible land that is well
contained. It is capable of increasing the vitality of Borough Green centre by
adding a significant population to support the local economy and services
and can take advantage of the main line railway services.
The masterplan area identified on the proposals map will deliver homes
during and beyond the plan period and make available new employment
land. The majority of Phases 1A and 1B, 1,720 dwellings, are expected to be
completed by 2031. The residual amount of Phases 1A and 1B, 380
dwellings, is anticipated to be delivered in the post-plan period along with
Phase 1C, 900 dwellings. In order to effectively plan for this strategic site,
Phases 1A, 1B and 1C are included in a masterplan area, as defined on the
proposals map, which is subject to Policy LP30. Phase 1C has been taken
out of the Green Belt and is identified as Safeguard Land to meet the longer-
term development needs of the borough (see Policy LP 32).

43
Figure 6: Borough Green Gardens Masterplan Area
LP29: Strategic Site – Borough Green Gardens
1. Borough Green Gardens, as defined on the proposals map, is allocated

and safeguarded for development of approximately 3,000 dwellings.
1,720 dwellings are expected to be completed by 2031, with the
remainder built in the post-plan period. The site will also provide for 2
ha of new employment land.
3. The masterplan needs to make provision for key pieces of
infrastructure necessary to support the development including:
44
• a relief road as an integral part of the development – linking the

A25 in the west to the A20 in the east at Nepicar providing relief
along the A25 through Borough Green
• 2 primary schools – 1 x 2 form entry; 1 x 3 form entry
4. The relief road linking the A25 in the west to the A20 in the east, as
illustrated on the proposals map, will be required to be completed and
open before, or by no later than, the occupation of 450 new dwellings,
being 15% of the total number of dwellings allocated within the
masterplan area.
5. The masterplan will be prepared and completed in advance of the
by a Planning Performance Agreement and Planning Obligation
Agreements covering the phasing and delivery of the infrastructure
requirements identified I this policy.
6. Within the Masterplan area residential and/or commercial development
within the Kent Downs Area of Outstanding Natural Beauty (AONB) will
only be permitted where it can be demonstrated that it makes a critical
contribution to the deliverability of the overall development and where
its design, scale, massing and materials are respectful of the local
character, qualities and distinctiveness of the Kent Downs AONB. The
relief road and development at the northern and western edges of the
masterplan area will be required to be sensitively designed taking
account of the relationship with the Kent Downs AONB and its setting.
A Landscape and Visual Impact Assessment will be required to
accompany a planning application for development that addresses the
impacts on the Kent Downs AONB and includes appropriate mitigation
measures.
7. Development outside of the Kent Downs Area of Outstanding Natural
Beauty (AONB) will be required to respect the setting of the AONB in
terms of design, scale, massing and materials having regard to the
landscape character and the relevant policies in the Kent Downs AONB
management plan and complying with the requirements of Policy LP12.
45

opportunities for safe sustainable travel to Borough Green railway
station and the centre of the settlement.
Strategic Site – Broadwater Farm, north of Kings Hill
This strategic site is located in close proximity to the established settlement

of Kings Hill and near to West Malling railway station with good services to
London and junction 4 of the M20 with access to the wider strategic road
network.
Taking account of the evidence and the input from infrastructure providers,
plus the proximity of heritage assets, it is considered that approximately 900
homes could be developed at this location during the plan period. What is
critical is the need to include pedestrian and cycle links to Kings Hill and the
services and facilities it has to offer plus a wide range of opportunities for
safe sustainable travel to the railway station at West Malling. A Transport
Assessment addressing these issues, together with an assessment of
access arrangements and any impacts on the local highway network will
form part of the master planning process. In addition, protecting the setting
of the New Barns and Broadwater Farm Conservation Area and ensuring
that the form of development along the northern edge of the allocation is
sensitive to local landscape and relief will be important.
The Transport Assessment will consider the merits of the proposed new
access road to serve the development from the A228 at the junction with the
railway station access road and other potential access arrangements. The
detailed alignment and design of a new access road through the local
landscape will be an important feature of the master-planning. There should
be no permanent vehicular access to and from the site via the local network
of rural lanes, except for emergency vehicles.

46
Figure 7: Broadwater Farm, north of Kings Hill Masterplan

Area
LP30: Strategic Site – Broadwater Farm, north of Kings Hill
1. Broadwater Farm, north of Kings Hill, as defined on the proposals map,

is allocated for development of approximately 900 dwellings.
3. The masterplan, to be informed by a detailed Transport Assessment,
needs to make provision for key pieces of infrastructure necessary to
support the development including:
47
• secondary school - land for, and a proportionate contribution to,

a 6 form entry school
• link road to the A228 opposite the station approach and any
other appropriate access arrangements identified
5. The main site access road and junction with the A228 will be required
to be completed in advance of the occupation of any of the dwellings.
6. The access road will be required to be of a standard and width to safely
and properly serve the whole development.
7. The access road and the northern edge of the development will be
required to be sensitively designed taking account of the local
landscape and local heritage assets.
8. Vehicular access to and from the development via the network of local
rural lanes will not be permitted, with the exception of emergency
vehicles.
9. The development will be required to provide links with Kings Hill to
enable residents to have safe access to the services and facilities the
existing settlement has to offer.
opportunities for safe sustainable travel to West Malling railway station.
Strategic Site – South-west Tonbridge
This strategic site is located in close proximity to Tonbridge, the principal

town in the borough. It includes land that was safeguarded in the LDF to
meet the longer term housing needs of the borough. Now that we are
reaching the end of the timeframe for the adopted development plan (2021)
the Council has taken the decision to bring forward this safeguarded land for
development.
Taking account of the evidence and the character of the area and the current
level of activity it is considered that approximately 480 dwellings could be
developed at this location during the plan period. The site is located within
48
close proximity to the town centre and Tonbridge railway station which
enjoys good train services to London. In addition, existing cycle routes, for
example, the Tonbridge to Penshurst Place path, are close by. With these in
mind, opportunities should be maximised to offer a wide range of safe,
sustainable travel options to the town centre.

Figure 8: South-West Tonbridge Masterplan Area
LP31: Strategic Site – South-West Tonbridge
1. South-west Tonbridge, as defined on the proposals map, is allocated

for development of approximately 480 dwellings.
49

3. The masterplan needs to make provision for key pieces of
infrastructure necessary to support the development including:
• primary school – 2 form entry, either within south-west
Tonbridge or Tonbridge Town
• secondary education – proportionate contribution to expansion
of existing provision in the wider Tonbridge area
• mitigation at the junction of Brook Street and Quarry Hill
opportunities for safe sustainable travel to Tonbridge Town Centre
including the railway station and existing established cycle routes.
6. Development will be required to respect the setting of the High Weald
Area of Outstanding Natural Beauty (AONB) in terms of design, scale,
massing and materials having regard to the landscape character and
the relevant policies in the High Weald AONB management plan.
Development at the western edge of the masterplan area will be
required to be sensitively designed taking account of the relationship
with the High Weald AONB and its setting. A Landscape and Visual
Impact Assessment will be required to accompany a planning
application for development that addresses the impact on the High
Weald AONB and includes appropriate mitigation measures.
How will long-term housing needs beyond the Plan period be

addressed?
This Local Plan focuses on the period up to 2031. In addition to effectively

addressing the assessed needs for development within this timeframe, it is
important that the Plan also has regard to how longer-term development
needs stretching beyond this period may be addressed, at least in part.
50
The Council has adopted two approaches to addressing longer-term

development needs:
1. Identifying land between the confines of a settlement and the Green

Belt and safeguarding it to address longer-term development
needs.
2. Identifying areas of opportunity in parts of the borough outside of

the Green Belt to address longer-term development needs.
LP32: Safeguarded Land
1. The following area, as defined on the proposals map, is safeguarded

land to help address future longer-term development needs of the
borough beyond 2031:
a. Land north-east of Borough Green (Phase 1C of Borough Green
Gardens Strategic Housing Allocation).
2. This area can only be released for development as part of the
masterplan for the strategic allocation in accordance with Policy LP29.
LP33: Areas of Opportunity
1. The following areas, as defined on the proposals map, are identified as

areas of opportunity to help address the future longer-term
development needs of the borough beyond 2031:
a. Bushey Wood, Eccles
b. East Malling Research Station, south Aylesford & Ditton
2. Land at East Malling Research Station can only be released for
development in the post plan period once significant improvements to
the A20/Mills Road/Hall Road junction have been implemented to the
satisfaction of Kent County Council and the link between Hermitage
Lane and the A20 at the 20/20 roundabout as required by Policy LP28
is complete and open and improvements to Junction 5 of the M20
motorway have been implemented..
51
What is the spatial distribution of economic development?
In addition to planning for homes, it is important that the Local Plan identifies
opportunities for economic growth to provide job opportunities for the
growing population and support for existing local businesses.
The Employment Land Review Update (November 2017) identifies a net

need of 46.8 hectares of employment land that the Local Plan needs to
address. Through the Call for Sites exercise the Council has identified
approximately 38.5 hectares of additional employment land. It is anticipated
that during the plan period there will be opportunities for the intensification of
employment activity on some existing sites to help address the shortfall of
need.
In addition to identifying new opportunities, it is important that existing

employment sites are protected where there is a reasonable prospect of that
site being used for that purpose during the lifetime of the Local Plan.
The Council recognises the need for a range of employment premises in

terms of quality and size. Within existing employment areas, there is scope
for intensification of development to provide for additional floorspace.
LP34: Employment Sites and Land
1. The following existing areas, as defined on the proposals map, are

safeguarded for employment purposes for business (B1), general
industrial (B2) and warehousing/distribution (B8) use:
a. Holborough, Snodland, with a quality of development
reflecting the gateway status of the site
b. Land east of the bypass, Snodland
c. Ham Hill, Snodland
d. New Hythe area, Larkfield
e. Forstal Road, Aylesford (part)
f. Quarry Wood (west of Mills Road) including Priory Park
g. 20/20 Estate, Aylesford (part)
h. Branbridges, East Peckham
i. Bourne Enterprise Centre, Borough Green
j. Tonbridge Industrial Estate, (outside the area within the
Central Tonbridge Area Action Plan).
52
k. Laker Road, Bridgewood

l. Little Preston, Aylesford
m. Lower Bell, Aylesford
n. Hall Road, Aylesford
o. Platt Industrial Estate
p. Long Pond Works, Borough Green
q. Works, south of Cricketts Farm, Ightham
The following sites are located within the Green Belt and are also
subject to the requirements of Policy LP11:
r. The Alders Mereworth
s. East of Tonbridge Road, Little Mill, East Peckham
t. Nepicar Area West, London Road
u. Winsor Works, London Road, Addington
v. Tower Garage, Wrotham Hill, Wrotham
Areas suitable for Business Use (B1) only:

w. North of Station Approach, Borough Green
x. North of Fairfield Road, Borough Green
y. Hermitage Lane, Aylesford, to be accessed only from
Hermitage Lane
z. Rockfort Road, Snodland
Mixed use areas:
aa. Kings Hill - high quality, campus style Business Park suitable
for offices, research and development and light industrial use
(B1) including also hotel, conference, education and training
and commercial leisure uses as part of the wider Kings Hill
mixed-use development.
ab. East Malling Research Station (main site) – suitable for
offices, research and development and light industrial
manufacturing (B1) including conference, education and
training and any other uses that can be demonstrated to be
related to, or support the operation of, the Research Station.
ac. Bradbourne, East Malling – suitable for offices, research and
development (B1), conference, education and training.
53
2. Development that results in the intensification of employment uses on

the sites listed in this policy will be permitted provided that it is of an
acceptable design to the locality and does not result in unacceptable
impacts on the highway network, air quality and the amenity of the area
and where it complies with the other policies in the Local Plan.
3. Development of the sites listed in this policy for non-employment uses
will only be permitted where there is no reasonable prospect of the site
being used for the identified purpose and it is of an acceptable design
to the locality and does not result in unacceptable impacts on the
highway network, air quality and the amenity of the area and where it
complies with the other policies in the Local Plan.
Former Aylesford Newsprint Site, New Hythe

The largest single employment site in the borough is located in New Hythe
covering an area of 43.9 hectares. It was formerly occupied by Aylesford
Newsprint which manufactured paper until the closure of the plant in 2015.
Given the size of the site and the identified need for employment land the
Council will support new employment uses including light industry, general
industry and storage and distribution. The Council recognises that future
employment opportunities are likely to result in more intensive use of the site
than the former paper making plant. With this will come more vehicular
movements on the local road network. With this in mind, the Council will
support future employment development provided that, as part of the
scheme, Bellingham Way is opened up to provide vehicular access to
Station Road. The expectation is that this link will be open in advance of the
majority of the redevelopment taking place to minimise impacts on the local
highway network. The A20 VISUM Study has demonstrated that this link
would benefit several junctions along the A20 corridor. To manage the
redevelopment of the site the Council will expect a masterplan to be
prepared addressing matters including the phasing of the link between
Bellingham Way and Station Road.
LP35: Employment Land: Former Aylesford Newsprint Site
1. Development of the former Aylesford Newsprint site, as illustrated on

the proposals map, for light industrial, general industrial and/or storage
and distribution uses will be permitted provided that a vehicular access
between Bellingham Way and Station Road forms part of the scheme
and the development is of an acceptable design to the locality and does
54
not result in unacceptable impacts on the highway network, air quality

and the amenity of the area and where it complies with the other
policies in the Local Plan.
2. The vehicular access between Bellingham Way and Station Road will
be required to be completed and open in advance of the majority of the
development of the site taking place.
satisfaction of the Council, delivering the necessary infrastructure to
meet the needs of the development.
In addition to protecting existing employment sites and supporting, where

appropriate, the intensification of their use, the Council will also support
employment development on new sites to help address the identified need.
LP36: Employment Land Allocations
1. The following sites, as defined on the proposals map, are allocated for
employment development:
a. Land South of Hermitage Court, Hermitage Lane (1.4 ha) (B1
uses)
b. North of M20 Junction 5, Coldharbour Lane (7.3 ha) (B1 and
B8 uses)
c. North of RBLI Warehouse, Aylesford (1.5 ha) (B1 and B8
uses)
d. Rochester Road, Borstal (1.3 ha) (B2 and B8 uses)
e. East Malling Research Station (East) (5.5 ha) (B1 uses)
f. East Malling Research Station (West) (2.3 ha) (B1 uses)
g. Branbridges Wharf, East Peckham (1.0 ha) (B1 and B2 uses)
h. Little Postern, Postern Lane, Tonbridge (10.8 ha) (B2 and B8
uses)
i. Munday Works, Tonbridge (1.7 ha) (B1 and B2 uses)
j. Rochester Airfield (3.7 ha) (B1 and B2 uses)
k. Borough Green Gardens (within the strategic site covered by
Policy 29) (2 ha) (B1, B2 or B8 uses)
55
2. Development of the sites listed in this policy for employment uses will
only be permitted where it is of an acceptable design to the locality and
does not result in unacceptable impacts on the highway network, air
quality and the amenity of the area and where it complies with the other
policies in the Local Plan.
LP37: Other Employment Land Opportunities
Development for employment uses on sites that do not feature in Policies

LP34, LP35 and LP36 will be permitted provided that it does not result in
unacceptable impacts on the highway network, air quality and the amenity
of the area and where it complies with the other policies in the Local Plan.
How will the accommodation needs of Travellers and

Travelling Showpeople be addressed?
In August 2015 the Government published Planning Policy for Traveller

Sites. This policy defines Travellers as ‘Persons of nomadic habit of life
whatever their race or origin, including such persons who on grounds only of
their own or their family’s or dependants’ educational or health needs or old
age have ceased to travel temporarily, but excluding members of an
organised group of travelling showpeople or circus people travelling together
as such’.
The Borough Council commissioned specialist consultants to undertake an

assessment of the accommodation needs of Travellers and Travelling
Showpeople in the Borough (February 2018). The report concludes that the
accommodation needs for the remaining plan period from 2017/18 to
2030/31 is for a PPTS need of 16 pitches and an additional two plots for
Travelling Showperson for the same period. A need for a transit site for
between 6 and 10 pitches has also been identified.
Given the limited land availability in the borough and the large areas of land
protected and designated as Metropolitan Green Belt, opportunities for
suitable located Traveller sites are limited. In order to meet the future need
for pitches the Council will first protect the borough’s permanently authorised
sites, which may allow for opportunities for intensification and enhancement.
The Council is committed to meeting the recognised need for at least 16

additional pitches for Gypsies and Travellers over the plan period. The
56
Council is seeking some of the immediate needs through grant of individual

permanent planning permissions where it is appropriate to do so.
Any applications for new sites, including transit sites, should demonstrate
that criteria in Policy LP38 (3) can be met and that they are in accordance
with all other relevant policies in the Local Plan.
LP38: Travellers and Travelling Showpeople
1. The following sites, as identified on the proposals map, are

safeguarded for the provision of accommodation for Travellers as
defined in national policy.
i. Windmill Lane, Teston Road, West Malling
ii. Coldharbour Lane, Aylesford
iii. Orchard Place, Teston Road, Offham, West Malling
iv. Land at Orchard Farm, Well Street, East Malling
v. Old Orchard, Rochester Road, Aylesford
vi. Springfield Place, Hadlow
Any other sites receiving permanent planning permission during the

plan period will also be safeguarded.
Proposals for upgrading, enhancement or intensification of these sites
will be permitted where they accord with the relevant policies in the
Local Plan.
2. The following sites, as identified on the proposals map, are

safeguarded for the provision of accommodation for Travelling
Showpeople:
i. Redgates, Snodland
ii. Greengates, Snodland
3. Proposals for the development of Traveller or Travelling Showpeople

sites providing for accommodation and associated facilities and
infrastructure that are not safeguarded by this policy will only be
permitted where they accord with the relevant policies in the Local Plan
and where all of the following criteria are met:
57
a. Residential or rural amenity is not prejudiced as a result of

visual intrusion, excessive noise, lighting, traffic generation or
activity at unsocial hours; and
b. The site respects the scale of, and does not dominate, the
nearest settled community; and
c. The site can adequately be accessed by vehicles towing
caravans and there is safe pedestrian and cycle access to the
site; and
d. The site is reasonably accessible to shops, schools and other
community facilities on foot, by cycle or public transport; and
e. The site has or will have a supply of essential services such
as mains gas and electricity, water, sewerage and drainage
and waste disposal; and
f. The site is not located in an area at high risk of flooding; and
g. The layout of the site, its associated facilities and landscaping
will be designed to a high standard including pitches,
hardstandings, amenity blocks, amenity and play spaces and
boundary treatments.
58
6. Managing Development – local requirements
How will development be managed?
In addition to the strategic borough-wide policies set out in chapter 4, the

Council will apply a range of local requirements to development in order to
ensure high quality environments are delivered.
The requirements set out in the policies in this chapter have been informed
by the viability assessment of the whole Plan. This piece of evidence
demonstrates that the standards set out in this chapter will not, alone or in
combination, put at risk the deliverability of the development strategy.
In setting the thresholds for many of the requirements the Council has had
regard to the Government’s objective of enabling small scale developers to
be able to access and take an active part in local housing markets as well
taking account of the outputs from the viability work.
Affordable Housing
The need for affordable housing is a significant issue in Tonbridge & Malling.
The Strategic Housing Market Assessment (SHMA) has identified a need for
affordable housing of 277 dwellings per annum. The assessment has
concluded that the split should be 70% affordable/social rent and 30%
intermediate tenures.
The Council needs to be mindful of the wider policy and financial context for
delivering affordable housing and how it can best secure, moving forward
during the plan period, products that address, as far as possible, local need.
It is essential that a mismatch between delivery and need is avoided.
With this in mind, the Council will expect affordable rent to be capped at the
relevant Local Housing Allowance level. This will enable the majority of
people in housing need, in particular smaller households, to be able to
access these products. In some instances this may mean affordable rent
being set below 80% of the local market rent. This is very important if the
products are to be genuinely affordable. In terms of intermediate tenures, the
Council is open to considering a range of possible products, although regard
will be had to local housing need information available at the time the
planning application is determined.
59
The requirements set out in Policy LP39 were informed by the whole plan
viability assessment which concluded that the percentage figures are
reasonable and would not put at risk the deliverability of the development
strategy including key infrastructure to support new housing. The whole plan
viability work determined that there are two market value areas across the
borough (as illustrated in Appendix F):
1) the north-east part of the borough (the wards of Aylesford North and
Walderslade, Aylesford South, Burham and Wouldham, Ditton, East
Malling, Larkfield North, Larkfield South, Snodland East and Ham Hill,
Snodland West and Holborough Lakes, West Malling and Leybourne);
and
2) higher value area covering the remainder of the borough.
For the higher value area, which represents the majority of the borough, the
viability work determined that a 40% requirement would be deliverable. For
the lower value area, the viability work determined that 30% could be
realistically achieved on strategic sites (approximately 500 units +) and 25%
on the non-strategic sites.
Given that this policy position has been informed by viability work, the
Council will expect these requirements to be reflected fully in planning
applications.
LP39: Affordable Housing
1. Affordable housing provision will be sought as part of residential

development of 11 dwellings or more or which have a combined gross
floorspace of greater than 1,000 square metres (gross internal area).
2. The following levels of affordable housing provision will be required:
i. 40% of the total number of dwellings on development sites
located in the areas outside of the north-east part of the
borough 2 as defined on the map in Appendix F.
ii. 30% of the total number of dwellings on development sites of
500 units or more located in the north-east part of the
borough 3 as defined on the map in Appendix F.
2
The majority of the borough excluding the wards of Aylesford North and Walderslade, Aylesford South,
Burham and Wouldham, Ditton, East Malling, Larkfield North, Larkfield South, Snodland East and Ham Hill,
Snodland West and Holborough Lakes, West Malling and Leybourne
3
the wards of Aylesford North and Walderslade, Aylesford South, Burham and Wouldham, Ditton, East
Malling, Larkfield North, Larkfield South, Snodland East and Ham Hill, Snodland West and Holborough Lakes,
West Malling and Leybourne
60
iii. 25% of the total number of dwellings on development sites of

fewer than 500 units in the north-east part of the borough as
defined on the map in Appendix F.
3. The following tenure split will be sought:
i. 70% rent capped at the Local Housing Allowance
ii. 30% intermediate products, as defined in the National
Planning Policy Framework
4. The type of affordable housing product sought will be assessed on a
case-by-case basis taking account of the local housing need.
5. Affordable housing will be provided on site unless circumstances
demonstrate that this is not possible, in which case the affordable
housing will be provided on an alternative site within the vicinity of the
development site. A commuted sum commensurate to the affordable
housing requirement to be agreed by the Council will only be
considered where it can be demonstrated that neither on site provision
or provision on an alternative site within the vicinity of the development
site is possible.
6. Where a vacant building is brought back into any lawful use, or is
demolished to be replaced by a new building, the existing gross
floorspace will be deducted from the overall affordable housing
contribution calculation.
7. Where a site is sub-divided, the amount of affordable housing sought
will reflect the provision that would have been achieved on the site as a
whole had it come forward as a single scheme.
8. Where an application does not meet the affordable housing
requirements it will need to be supported by an open book viability
assessment.
9. Affordable housing will be sought from new residential developments
providing for all types of residential accommodation including specialist
older persons, extra care and sheltered housing, other than residential
care accommodation.
Mix of Housing
There are a range of factors which influence the demand for different sizes
of homes including demographic changes, future growth in real earnings and
households’ ability to save, economic performance and housing affordability.
The SHMA has identified indicative requirements for different dwelling sizes
across market and affordable housing that the Council will have regard to
when implementing the following policy.
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LP40: Mix of Housing
Major residential development of 10 or more units should provide a mix of

dwelling types having regard to the evidence in the Strategic Housing
Market Assessment.
Publicly Accessible Open Space
Publicly accessible open space as part of residential development can

achieve many benefits. When it is well designed and forms an integral part of
the development it can result in a high quality environment that can benefit
the well-being of the residents. In addition the right open space at the right
location can provide opportunities for residents of all ages to pursue active
lifestyles for the benefit of their health. Furthermore, open space, particularly
natural greenspaces, can make a positive contribution to the ecological
network by providing opportunities for habitat creation.
As part of the evidence gathering, the Council referred to the Fields in Trust
national benchmarks (2015), which provided a useful check on the emerging
standards. The Council recognises that advancements in technology mean
that artificial turf represents a genuine alternative to grassed surfaces for
playing pitches. The durability of artificial turf means that it is a surface that
can be used more intensively than traditional grassed pitches enabling more
people to take part in active lifestyles. This is important given the wider
context of worsening childhood obesity. With this in mind the Council will be
supportive, where appropriate, of the provision of artificial turfed playing
pitches. The standards feature in Appendix R along with the implementation
process.
LP41: Publicly Accessible Open Space
1. Major residential development of 10 or more dwellings will be required

to provide publicly accessible open space in accordance with the
standards and implementation process set out in Appendix R.
2. Publicly accessible open space provision should, where practicable
and proportionate, include opportunities for habitat creation to help
strengthen the wider Green Infrastructure and Ecological Network as
illustrated on the diagram in Appendix C.
3. Publicly accessible open space provision that includes artificial turfed
playing pitches will be supported providing it does not conflict with the
62
other criteria in this policy and other policies in the Local Plan. Where
high quality durable artificial turfed pitches are provided as part of the
publicly accessible open space provision the Council may be willing to
compromise on the quantity standard provided it can be demonstrated
that the playing pitches will be used more intensively than the grassed
alternative.
4. Publicly accessible open space provision is required to be supported by
a clear long-term management plan.
Parking Standards
Kent County Council, as the highways authority for Tonbridge & Malling, has
produced a set of parking standards for residential development. These are
known as Kent Design Guide Review: Interim Guidance Note 3. The Council
will treat these standards as guidance when taking decisions on planning
applications for residential development and a starting point for determining
acceptable parking provision.
Achieving the most appropriate car parking provision is important in making

each new development function well in its own way and in the locality in
which it is located. Recognising this, alongside the guidance the Council will
also take full account of the proposed layout of development, the prevailing
character of the local area, the proposed mix of the development and
proximity to public transport nodes when taking decisions on what amount of
parking would be acceptable.
The Council is mindful of the growth in electric vehicle ownership and how
this is likely to increase significantly during the duration of the Local Plan.
Given that this Plan will manage the delivery of homes that will have a life
span of several decades it makes sense that provisions are made in new
development so that they can provide opportunities for home owners to
charge electric vehicles if they wish to own such vehicles. Not only will this
help with future proofing developments but also help to make a big
difference in terms of improving air quality because of the zero emissions.
Including electric vehicle charging points as part of residential developments

does raise the issue of energy management. There is a concern that the
draw from the National Grid may be concentrated during the early evening
peak period when residents return home and plug in their vehicles. However,
there are opportunities for the smart management of energy including
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Vehicle to Grid (V2G) which enables electric vehicles to act as a contributor

to the National Grid at peak times whilst charging at off-peak times during
the night. These opportunities are likely to be more wide-spread across the
plan period as electric vehicle ownership increases, technologies advance
and more products become available on the market.
For non-residential development, as well as the prevailing parking standards

the Council will also have regard to the proposed layout of development, the
mix of the development and proximity to public transport nodes when taking
decisions on what amount of parking would be acceptable. The Council will
seek the provision of opportunities for the charging of electric vehicles for
employees and customers.
In addition to parking provision for motorised-vehicles, it is important that

developments make provision, where practicable and proportionate, for
parking of non-motorised forms of transport, in particular cycle parking. To
be an attractive option, the cycle parking facilities need to be sited in a
convenient, safe, secure and sheltered location.
LP42: Parking Standards
1. As a starting point for decision-taking on acceptable parking provision

in developments, the standards set out in Appendix G (residential
development) and Appendix H (non-residential development) shall be
used as guidance.
2. In addition to the parking standards the Council will take account of
local circumstances including the layout of the development, the mix of
dwellings, the character of the local area and the proximity of public
transport nodes when determining what would represent an acceptable
proportionate provision of parking.
3. New dwellings will be required to make provision of a charging point for
electric vehicles as an integral part of the design of each individual
property. The charging point will need to be secure and conveniently
located to the parking area.
4. Non-residential development should, where practicable and
proportionate, make provision for the parking and charging of electric
vehicles and for cycle parking facilities which should be sited in a
convenient, safe, secure and sheltered location.
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Housing Technical Standards
The Government has created a new approach for the setting of technical
standards for new housing following the Housing Standards Review. This
rationalises the many differing existing standards into a simpler, streamlined
system which will reduce burdens and help bring forward much needed new
homes. The Government set out its policy on the application of these
standards in decision-taking and plan-making in a written ministerial
statement, which also withdraws the Code for Sustainable Homes aside from
legacy cases.
Through the national Planning Practice Guidance, the government has

provided opportunities to introduce the nationally described internal space
standard and exceed minimum standards required by Building Regulations
in respect of access and water. The expectation is that this should be
pursued through local plan-making, taking account of local evidence and
viability. This is what the Council has done.
Housing Technical Standards: Internal Space Standard
The Council consulted on the inclusion of the Government’s nationally

described space standard for residential development at the Reg.18 stage of
plan-making and assessed the viability of delivering homes built to this
standard. The outcome of this process is that the Council will require
residential development of 10 units or more to be built to the Government’s
nationally described internal space standard.
LP43: Internal Space Standard
Major residential development will be required to meet the Government’s

nationally described space standard.
Housing Technical Standards: Water Efficiency Standard
The Government recognises that managing the demand for water The
Council consulted on the option of requiring new homes to meet the tighter
optional Building Regulations standard on water efficiency at the Reg.18
stage of plan-making. The mandatory national standard in the Building
Regulations at the time this Plan was prepared is 125 litres/person/day. The
tighter optional requirement is 110 litres/person/day.
65
LP44: Water Efficiency Standard
New dwellings will be required to meet the Building Regulations optional

requirement for tighter water efficiency of 110 litres/person/day.
Housing Technical Standards: Accessibility Standard
In planning for new homes it is important that inclusion and community

cohesion is promoted and that safe, accessible environments are created.
With this in mind, the Council consulted on the option of requiring a

proportion of new homes to provide enhanced accessibility or adaptability in
accordance with the optional requirements of Part M – Category 2 of the
Building Regulations (Accessibility and Adaptability). The Government
makes it very clear in the Planning Practice Guidance that Local Plan
policies for wheelchair accessible homes should be applied only to those
dwellings where the local authority is responsible for allocating or nominating
a person to live in that dwelling.
LP45: Accessibility and Adaptability Standard
Major residential development will be required to build 25% of the dwellings

to the requirements of Part M4(2) (accessible and adaptable dwellings) of
the Building Regulations.
Self-Build and Custom House Building
The expectation of the Government is that local council’s should maintain a

register of people interested in self-build or custom house building. As part of
the response, the Local Plan needs to provide opportunities for those who
have registered their interest to build or be involved in building their own
project.
Taking account of the level of interest already expressed in self-build and

custom house building it is considered that for the strategic housing
allocations the requirement should be lowered, otherwise there is a danger
of over provision.
66
LP46: Self-Build and Custom House Building
1. Residential development of 20 dwellings or more, with the exception of

the strategic housing allocations as set out in policies LP27 to LP31,
will be required to make provision for at least 5% of the serviced plots
to be made available for self-build or custom house building.
2. Residential development on the strategic housing allocations as set in
policies LP27 to LP31 will be required to make provision for at least 2%
of the serviced plots to be made available for self-build or custom
house building.
3. The self-build or custom house building projects will be required to be
of a high quality design meeting the requirements of Policy LP14 in the
Local Plan.
4. The serviced plots will need to be made available and marketed for
self-build and custom house building projects for a period of at least 12
months, after which time the serviced plots can be developed for
market housing.
Community Infrastructure Levy
The Council considers that the scope for introducing a Community

Infrastructure Levy (CIL) in Tonbridge & Malling is a matter to be informed by
Local Plan evidence but to take place outside of the Local Plan process.
67
7. Monitoring
How will the Local Plan be monitored?
The performance of the Local Plan will be monitored on a yearly basis

through the Annual Monitoring Report (AMR). In particular a housing land
supply position will be detailed to measure performance against the
Objectively Assessed Need (OAN) for housing.
Monitoring indicators – These are set out in Appendix S and cover:
• Number and nature of departures from the Local Plan granted

consent per year
• appeals lost against the Local Plan
• Successful delivery of schemes in the IDP
• Area of designated sites
• Progress on allocated housing sites per annum
• Number of plots for self-build units consented per annum
• Number and tenure of affordable homes delivered
• Number of dwellings of different sizes (measured by number of

bedrooms) consented per annum
• Total amount of class B employment floorspace

consented/completed by type per annum
• Area of (ground floor) retail floorspace consented with Tonbridge

Town Centre
• Delivery of Gypsy and Traveller pitches
• Area (ha) of habitat
• Number of new dwellings failing to meet the Building regulations

requirements on water efficiency
• Number of units that do not comply with internal space standards
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• Area of open space
• Provision of Travel Plans
69
70
8. Appendices
The appendices cover the following matters:
• Appendix A: Glossary of Terms
• Appendix B: Key Diagram
• Appendix C: Green Infrastructure and Ecological Network
• Appendix D: Tonbridge - Central Area and Town Centre Core
• Appendix E: Housing Trajectory (phasing)
• Appendix F: Affordable Housing: Value Areas
• Appendix G: Parking Standards: Residential Development
• Appendix H: Parking Standards: Non-Residential Development
• Appendix I: Residential Extensions: Technical Guidance
• Appendix J: Special Areas of Conservation (SAC)
• Appendix K: Sites of Special Scientific Interest (SSSIs)
• Appendix L: Historic Parks & Gardens
• Appendix M: Scheduled Ancient Monuments
• Appendix N: Conservation Areas
• Appendix O: Local Sites
• Appendix P: Open Spaces (publicly accessible)
• Appendix Q: Allotments
• Appendix R: Open Space – standards plus a process for implementing the

standards to follow
• Appendix S: Monitoring Indicators
71
72
Appendix A: Glossary of Terms
73
74
Appendix A: Glossary of Terms

Similar to the Glossary in the Reg.18 consultation document supplemented with
additional terms referenced in this Local Plan. See below.
Please also refer to the Glossary in the National Planning Policy Framework.
Affordable Housing: This is housing that is made available below the full market
value for those people who are unable to compete on the open market and includes,
for example, shared ownership, affordable rent and social rent products. A more
detailed definition is set out in the National Planning Policy Framework Glossary.
Areas of Outstanding Natural Beauty Management Plans: Both the Kent Downs
and High Weald Areas of Outstanding Natural Beauty have their own Management
Plans 2014-2019, prepared in partnership with the relevant Local Authorities, to
support the management of these landscapes.
Biodiversity Opportunity Areas: These identify where habitat enhancement,

restoration and recreation should be focused in order to secure the maximum
biodiversity benefits including the best opportunities for establishing large habitat
areas and/or ecological networks at a landscape scale to support flora and fauna.
Six BOAs have been identified across the District, and these include a range of UK
Biodiversity Action Plan (BAP) Priority Habitats, some of which contribute
significantly to Kent’s overall resource, as well as some protected and priority
species.
Brownfield land: This refers to land that has been previously developed.
Constraints: These are designations and/or policies that restrict the development
potential of a site.
Deliverability: This refers to the economic viability of sites and whether or not there
is a reasonable prospect of a site being developed within the plan period up to 2031.
Density: This is the number of dwellings per hectare and it is applied to calculate the
development potential.
Employment Land Review: This study provides an up-to-date understanding of the

potential employment growth in Tonbridge & Malling Borough to help inform
employment targets in the new Local Plan, as well as an updated assessment and
review of existing employment land and premises.
Flood Risk: This refers to the probability of an area being susceptible to flooding
from all sources including rivers and the sea, directly from rainfall on the ground
surface and rising groundwater, overwhelmed sewers and drainage systems, and
from reservoirs, canals and lakes and other artificial sources.
75
Infrastructure: This includes roads and other transport facilities, flood defences,
schools and other educational facilities, medical facilities, sporting and recreational
facilities, open spaces which are needed to support and serve communities living in
developments.
Kent Biodiversity Strategy: This is prepared by the Kent Local Nature Partnership
(LNP) and identifies the priorities for the natural environment in Kent and uses the
results of the Kent Habitat Survey 2012 and 2015 Biodiversity Opportunity Areas
(BOAs) to identify where action should take place.
National Planning Policy Framework: This sets out the Government’s planning
policies for England and how these are expected to be applied. It provides the wider
context for the Local Plan.
National Planning Practice Guidance: This sets out how the Government’s
expects the planning policies in the National Planning Policy Framework to be
interpreted and implemented.
Objectively Assessed Need: The Objectively Assessed Need (OAN) is the overall
need for housing across the borough that has been calculated for the period 2011-
2031.
Safeguarded Land: This is land between the urban areas and the Green Belt
identified in the Council’s existing Development Plan in order to meet longer-term
development needs.
Strategic Housing Market Assessment: The Strategic Housing Market

Assessment (SHMA) is a piece of evidence that provides an understanding of
housing market dynamics, an assessment of future housing needs for both market
and affordable housing and the housing requirements of different groups within the
population.
Strategic Land Availability Assessment: This identifies a potential future supply of

land which is suitable, available and achievable for housing and economic
development uses over the plan period.
Sustainable Development: This is growth that meets the social and economic
needs of the community within the environmental limits without compromising the
ability of future generations to meet their own needs.
Sustainability Appraisal: This is an audit of the environmental, economic and social

credentials of the strategy and policies in the Local Plan.
Viability: This refers to the economic costs of delivering development and whether
or not there is a reasonable prospect of development taking place on a site within the
plan period up to 2031.
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Appendix B: Key Diagram
77
78
79
80
Appendix C: Green Infrastructure and Ecological Network
81
82
83
84
Appendix D: Tonbridge Central Area and Core
85
86
87
88
Appendix E: Housing Trajectory for LP25 Sites
89
90
Housing Trajectory for LP25 Sites

Up to Post
Site Ref Site Name Ward Yield 19/20 20/21 21/22 22/23 23/24 24/25 25/26 26/27 27/28 28/29 29/30 30/31
2031 2031
Aylesford North and
a Bushey Wood Phase 1, Eccles 900 75 150 150 150 150 125 100 900 0
Walderslade
Aylesford North and
Bushey Wood Phase 2, Eccles 614 614
Walderslade
Rear of Robin Hood Lane, Blue Bell Aylesford North and
b 26 26 26 0
Hill Walderslade
c 109 Hall Road, Aylesford Aylesford South 5 5 5 0
d Oil Depot, Station Road, Aylesford Aylesford South 14 14 14 0

Nu-Venture Coaches, Mill Hall,
e Aylesford South 8 8 8 0
Aylesford
f Land off Oakapple Lane, Barming Aylesford South 118 40 78 118 0
South Aylesford (east of Hermitage
g Aylesford South 1,000 75 150 150 150 150 150 150 25 1,000 0
Lane)
Borough Green Gardens Phase 1A + Borough Green and
h 2,100 40 160 240 320 320 320 320 1,720 380
1B Long Mill
Borough Green and
Borough Green Gardens Phase 1C 900 0 900
Long Mill
Southways, Staleys Road, Borough Borough Green and
i 7 7 7 0
Green Long Mill Ward
j Bell Lane, Burham Burham and Wouldham 58 58 58 0
k Land off Cobdown Close, Ditton Ditton 9 9 9 0
l Station Road, Ditton Ditton 6 6 6 0
m North of London Road, Ditton Ditton 13 13 13 0

East Malling Research Station (Small
n Ditton 23 23 23 0
Parcel)
East Malling Research Station
o Ditton 216 40 80 80 16 216 0
(Ditton edge)
East Malling Research Station
p East Malling 205 40 80 80 5 205 0
(Parkside)
q Barfield House, Teston Rd, Offham Downs and Mereworth 15 15 15 0
Park House, 110-112 Mill Street,
r East Malling 5 5 5 0
East Malling
Hadlow and East
s Court Lane Nurseries, Hadlow 66 40 26 66 0
Peckham
South of Church Lane, East Hadlow and East
t 35 35 35 0
Peckham Peckham
Hadlow and East
u Carpenters Lane, Hadlow 25 25 25 0
Peckham
Hadlow and East
v Church Lane, East Peckham 23 23 23 0
Peckham
Hadlow and East
w North of The Paddock, Hadlow 156 40 80 36 156 0
Peckham
Land at Stocks Green Road,
x Hildenborough 105 40 65 105 0
Hildenborough
y Kings Hill – remainder Kings Hill 65 40 25 65 0
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Up to Post
Site Ref Site Name Ward Yield 19/20 20/21 21/22 22/23 23/24 24/25 25/26 26/27 27/28 28/29 29/30 30/31
2031 2031
z North of Kings Hill Kings Hill/ East Malling 900 65 95 95 95 95 95 95 95 95 825 75
aa Tonbridge Farm Tonbridge - Castle 54 40 14 54 0

North of Dryhill Park Road,
ab Tonbridge - Castle 44 44 44 0
Tonbridge
ac South West Tonbridge Tonbridge - Judd 480 40 80 80 80 80 80 40 480 0
South of Vauxhall Gardens,
ad Tonbridge - Medway 61 40 21 61 0
Tonbridge
Coblands Nursery, Trench Road,
ae Tonbridge - Trench 319 40 80 80 80 39 319 0
Tonbridge
Drayton Road Industrial Estate,
af Tonbridge - Vauxhall 51 40 11 51 0
Tonbridge
West Malling and
ag East of Offham Road, West Malling 12 12 12 0
Leybourne
Rear of London Road and Town Hill, West Malling and
ah 110 40 70 110 0
West Malling Leybourne
Land at Howlands Allotments, Wrotham, Ightham and
ai 39 39 39 0
Wrotham Stansted
North of Fairfield Road, Borough Borough Green and
aj 16 16 16 0
Green Long Mill
8,802 78 674 590 469 426 578 674 715 795 755 565 515 6,834 1,968
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Appendix F: Affordable Housing: Value Areas
93
94
Affordable Housing: Value Areas
95
96
Appendix G: Parking Standards – Residential Development
97
98
Parking Standards: Residential Development

Garages (and car barns unless the right to enclose them for use as storage is simultaneously removed by
condition) do not form part of the supply-side in any parking provision calculation.
LOCATION CITY/TOWN CENTRE EDGE OF CENTRE SUBURBAN SUBURBAN
EDGE/VILLAGE/RURAL
On-street controls preventing all (or all On-street controls, residents’ scheme No on-street controls, but possibly a tight
ON-STREET CONTROLS No, or very limited, on-street
long stay) parking and/or existing saturation (Note 3) street layout
controls
NATURE OF GUIDANCE MAXIMUM (Note 1) MAXIMUM MINIMUM (Note 5) MINIMUM (Note 5)
1 & 2 BED FLATS 1 space per unit 1 space per unit 1 space per unit 1 space per unit
FORM Controlled (Note 2) Not allocated Not allocated Not allocated
1 & 2 BED HOUSES 1 space per unit 1 space per unit 1 space per unit 1.5 spaces per unit
FORM Controlled (Note 2) Allocation possible Allocation possible Allocation of one space per unit
possible
2 independently
3 BED HOUSES 1 space per unit 1 space per unit 1.5 spaces per unit
accessible
spaces per unit
Allocation of one or
FORM Controlled (Note 2) Allocation possible Allocation of one space per unit
both spaces
possible possible
2 independently accessible
4+ BED HOUSES 1 space per unit 1.5 spaces per unit 2 independently accessible
spaces per unit
spaces per unit
FORM Controlled (Note 2) Allocation of one space per unit possible Allocation of both spaces Allocation of both spaces possible
possible (Note 6) (Note 6)
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LOCATION CITY/TOWN CENTRE EDGE OF CENTRE SUBURBAN SUBURBAN

EDGE/VILLAGE/RURAL
On-street areas, On-street areas,
ADDITIONAL VISITOR Public car parks Communal areas, 0.2 per unit maximum
0.2 per unit 0.2 per unit
PARKING (Note 4)
NOTES
1. Reduced, or even nil provision is encouraged in support of demand management and the most efficient use of land.
2. Parking/garage courts, probably with controlled entry.
3. Reduced, or even nil provision acceptable for rented properties, subject to effective tenancy controls.
4. May be reduced where main provision is not allocated. Not always needed for flats.
5. Lower provision may be considered if vehicular trip rate constraints are to be applied in connection with a binding
and enforceable Travel Plan.
6. Best provided side by side, or in another independently accessible form. Tandem parking arrangements are often
under-utilised.
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Appendix H: Parking Standards – Non-Residential Development
101
102
Land Use Class A1: Shops

Development of retail premises for the sale, display or provision of goods and services
(except hot food) to visiting members of the public. Such development would include:
• grocers, green grocers, butchers, supermarkets, superstores, hypermarkets
• non-food retail warehouses but excluding retail warehouse clubs
• electrical goods and hardware stores
• garden centres/DIY stores
• pet shops/stores
• post offices
• ticket sales or travel agencies
• sale of sandwiches or other cold food for consumption off the premises
• internet (cyber) cafes
• hairdressers/beauty salons
• funeral directors
• hire of domestic or personal goods
• washing or cleaning of clothes/fabrics on the premises
Maximum Goods Vehicle & Car Parking Standards
Goods Vehicles Car Parking

Food Retail up to 1,000m2 1 space per 1 space per 18m2
500m2
Food Retail over 1,000m2 1 space per 1 space per 14m2
2
500m
Non Food Retail 1 space per 1 space per 25m2
2
500m
Notes: 1. Car parking provision includes spaces for staff.
2. For Garden Centres greenhouses that are used predominantly for growing and
are not open to members of the public should not be included as part of the gross
floor space for determining the level of car parking provision. Up to 50% of the car
parking spaces required can be provided as overflow car parks, which would not have
to be constructed to as high a standard as the main car park.
3. For all large retail establishments the provision for goods vehicles only applies up
to a maximum of 6 spaces. For sites where more provision is required, a minimum of
6 spaces should be provided with the actual number being determined by
consideration of the operational requirements and demonstrated through a Transport
Assessment, which
includes examination of the scope for a Freight Quality Partnership.
Minimum Cycle Parking Standards
Short to Medium Term Medium to Long Term

(collection/delivery/ (meetings/workplace)
shopping)
Up to 1,000m2 1 space per 200m2 1 space per 200m2
Up to 5,000m2 1 space per 400m2 1 space per 400m2
Over 5,000m2 Minimum of 12 spaces;
Additional Spaces Negotiable
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Land Use Class A2: Financial & Professional Services

Uses include development involving the provision of financial and professional services
(except health and medical, which are covered under Classes C2 and D1) principally to visiting
members of the public. Such development could include:
• banks , building societies and bureau de change
• estate agents
• employment agencies
• solicitors & accountants
• betting offices
• tourist information centres
• travel agents
Maximum Car Parking Standard
Car Parking
All developments 1 space per 20m2
Notes: 1. Car parking provision covers both spaces for staff and spaces for
visitors/customers.

(collection/delivery/shopping) (meetings/workplace)
All developments 1 space per 1,000m2 1 space per 200m2
Minimum of 2 spaces to be provided
104
Land Use Class A3: Restaurants and Cafes

This Use Class relates specifically to restaurants and cafes i.e. places where the primary
purpose is the sale and consumption of food and light refreshments on the premises.
Restaurants and Cafes are taken to be premises where large commercial vehicles are
excluded. Transport Cafes are taken to be premises where large commercial vehicles are
accepted.

Employees Customers
(2)
Restaurants & Cafes see Note 1 1 space per 2 1 space per 6m2
staff
Transport Cafes (3) 1 lorry space per 5m2 1 space per 2 1 space per 15m2
staff
Notes: 1. Adequate facilities should be provided to enable delivery vehicles to park and
manoeuvre clear of the public highway.
2. Includes roadside restaurants.
3. Car parking provision for customers should be contained within the allocated
space for lorry parking.

All developments 1 space per 10 seats 1 space per 20 seats
Land Use Class A4: Drinking Establishments

This Use Class caters specifically for pubs and bars i.e. where the primary purpose is the
sale and consumption of alcoholic drink on the premises.

Employees Customers
Public Houses, Licensed see Note 1 1 space per 2 1 space per 10m2
Bars & Banqueting Halls (2) staff
Notes: Adequate facilities should be provided to enable delivery vehicles to park and
2. Includes bars open to non-residents in hotels and non-diners in restaurants.

105
Land Use Class A5: Hot Food Takeaways

This Use Class caters specifically for takeaways and fast-food premises i.e. premises where
the primary purpose is the sale of hot food to take away. These uses are differentiated from
restaurants and cafes as they raise different issues such as extra traffic and parking demands.

Employees Customers
Takeaways (2) see Note 1 1 space per 2 1 space per 8m2
staff
2. Includes ‘drive-in’ or ‘drive-through’ restaurants. Drive-in or drive-through
developments must also provide sufficient on-site waiting space for vehicles to stand
clear of the public highway.

106
Land Use Class B1: Business

This Use Class includes office development (other than financial and professional services,
which are covered under Land Use Class A2), research and development, and light industrial
uses which can be carried out in a residential area without detriment to the amenity of that
area. Offices will normally have a higher employment density and therefore a higher parking
requirement than light industrial or research uses. B1 uses, particularly outside town centres,
will normally require higher car parking provision than general industrial uses in Use Class B2,
because of their higher employment density.

Offices up to 500m2 see Note 1 1 space per 20m2
2
Offices 500 to 2,500m see Note 1 1 space per 25m2
2
Offices over 2,500m see Note 1 1 space per 30m2
High Tech/Research/Light 1 space per 200m2 1 space per 35m2
Industrial
2. For large developments the provision for goods vehicles only applies up to a
maximum of 6 spaces. For sites where more provision is required, a minimum of 6
spaces should be provided with the actual number being determined by consideration
of the operational requirements and demonstrated through a Transport
Assessment.

107
Land Use Class B2: General Industrial

Use Class B2 covers development of any size to accommodate industrial processes which do
not meet the residential amenity test of Use Class B1. PPG13 and regional policy do not set a
standard for such development. The Kent standard is a single maximum value of 1 space per
50 m2 but should be applied with discretion to industrial premises that will demonstrate a high
employee density, comparable, for example, with B1 High Tech and research.

Up to 200m2 see Note 1 3 spaces
Over 200m2 1 space per 200m2 1 space per 50m2
2. For large developments the provision for goods vehicles only applies up to a
maximum of 6 spaces. For sites where more provision is required, a minimum of
6 spaces should be provided with the actual number being determined by
consideration of the operational requirements and demonstrated through a
Transport Assessment.

2
All developments 1 space per 1,000m 1 space per 200m2
Land Use Class B8: Storage & Distribution

Use Class B8 covers development for the storage and distribution of food and other products,
and the wholesale trade of such goods (but excluding any retail use for the general public or
shopping “discount clubs” which are covered by Use Class A1).

Storage & Distribution 1 space per 300m2 1 space per 110m2
Wholesale Trade Distribution 1 space per 300m2 1 space per 35m2
Notes 1. Parking provision for associated office space to be determined using the
standards set out under Land Use Class B1.

108
Land Use Class C1: Hotels

Use Class C1 covers development providing accommodation for payment (including self-
catering accommodation) which cannot be classed as residential and where there is no
significant element of care provided. This includes self-catering accommodation grouped
together, such as caravan or chalet parks, but not individual premises which will be regarded
as dwellings under Land Use Class C3. Residential hostels are however excluded are an
unclassified (sui generis) use. Developments within this Land Use Class would include:
• hotels, motels, boarding & guest houses
• holiday/touring caravan sites & campsites
Maximum Vehicle Parking Standards
Goods Vehicles & Car Parking

Coach Parking employees guests/visitors
Hotels, Motels, Boarding & See Notes 1 & 2 1 space per 2 1 space per
Guest Houses staff bedroom
(see Note 3)
All Other Forms of see Note 1 1 space per 2 1 space per
Development staff unit/pitch + 1 space
per 3 units of 5
person capacity or
greater
2. For developments exceeding 20 bedrooms, suitable provision should be made
for coaches. This should take the form of either: -
(a) Facilities to drop-off and pick-up guests which may consist of a lay-by adjacent
to the public highway or utilisation of the car parking area (exact details to be
agreed with the Local Planning Authority), or
(b) Coach parking provision of 1 space per 20 bedrooms contained within the
allocated space for car parking.
3. An additional provision should be made where bars and restaurant facilities are
open to the general public of one third of the appropriate standard contained under
Class A3. For bars this equates to 1 space per 12m2 for restaurants this would be 1
space per 15m2.
All developments 1 space per 10 beds, units or pitches
109
Land Use Class C2: Residential Institutions

Use Class C2 covers development that provides residential accommodation which includes an
element of care for people in need, and residential accommodation for an education
establishment.

Employees Residents/visitors
Nursing/Residential Care Minimum of 1 1 space per resident 1 space per 6
Homes space for an staff + 1 space per 2 beds or residents
Ambulance other staff
(see Note 1)
Hospitals & Hospices See Notes 1 & 1 space per 2 staff 2 spaces per 3
2 beds
Residential Schools, See Note 1 & 3 1 space per resident 1 space per 15
Colleges or Training staff + 1 space per 2 students
Centres other staff
2. Sufficient ambulance bays and/or parking should be provided to meet the
operational needs of the development. Exact details should be agreed with the Local
Planning Authority.
3. At special schools there is a need to include appropriate additional spaces for
ambulances, taxis and coaches
Hospitals & other residential 1 space per 10 beds

institutions offering a level of
care
Residential schools, colleges & 1 space per 5 students
training centres
110
Land Use Class C3: Dwellings

Use Class C3 covers dwellings for occupation by single persons or families, shared
accommodation where up to 6 persons live together as a single household, self-contained
individual accommodation with a resident warden (sheltered accommodation) and static
residential caravan sites.
Car Parking
1 bedroom 1 space per dwelling
2 and 3 bedrooms 2 spaces per dwelling
4 or more bedrooms 3 spaces per dwelling
Sheltered Accommodation 1 space per resident warden + 1 space per 2 units
Notes: 1. For 1-bedroom dwellings the parking will usually be provided as communal
spaces. For other dwelling sizes part or all of the parking can be provided on a
communal basis.
2. The level of car parking provision includes any garages, provided as an integral
part of the dwelling or within its curtilage, and/or driveways provided within the
curtilage, subject to the preferred sizes set out in Appendix B.
Individual residential dwellings (1) 1 space per bedroom

Flats & maisonettes (2) 1 space per unit
(2)
Sheltered accommodation 1 space per 5 units
Notes: 1. Cycle parking provision should normally be provided within the curtilage
of the residential dwelling. Where a garage is provided it should be of a
suitable size to accommodate the required cycle parking provision.
2. Parking provision should be provided as a secure communal facility
where a suitable alternative is not available.
111
Land Use Class D1: Non Residential Institutions

Use Class D1 covers development where there is no residential element, which is not used
principally as a place of entertainment but where members of the public have access
e.g. education and health facilities. It includes day centres , adult training centres and other
premises for the provision of non resident social services as well as non-residential schools
and colleges.
Goods Car Parking

Vehicles
Employees Pupils/visitors/clients
Primary & Secondary Schools See Notes 1, 1 space per staff + 10%
2, 3 & 6
Further & Higher Education See Notes 1, 1 space per 1 1 space per 7 students
2&3 staff
Libraries/Art Galleries/Museums See Note 1 1 space per 60m2
Public /Exhibition Hall
Places of Worship See Note 1 1 space per 5 seats
Medical See Notes 1 1 space per 2 4 spaces per

Centres/Clinics/Surgeries &4 staff consulting/treatment
(including veterinary surgeries) room
Nurseries/Crèches/Playschools See Notes 1 1 space per 2 1 space per 4 children
&3 staff
Day Care Centres See Notes 1 1 space per 2 1 space per 4 attendees
&5 staff
2. Provision should be made to accommodate school/public transport vehicles
delivering and picking-up children.
3. Appropriate provision should be made for the setting down and picking up of children
in a safe environment and in a manner that does not unduly interfere with the operation
and use of the public highway. Exact details should be agreed with the Local Planning
Authority.
4. Provision should be made to accommodate ambulances where appropriate.
5. Provision within the overall allocation for car parking should be made for mini-buses
where these are used to transport people to and from the day care centres.
6. At special schools there is a need to include appropriate additional spaces for
ambulances, taxis and coaches.
Junior Schools 1 space per 50 pupils

Secondary Schools; Further & Higher See Note 1 space per 7 pupils/students
Education 1
Medical Centres/Surgeries 1 space per 2 consulting/treatment
rooms
Other Non-Residential Institutions 1 space per 50 seats or 100m2
Notes: 1 Where there is demand minimum provision should be exceeded (up to 1 space per 5
pupils/students)
112
Land Use Class D2: Assembly & Leisure

Use Class D2 covers development of sites for leisure, recreation and entertainment purposes
(excluding libraries, art galleries, museums and exhibition halls which are covered by Use
Class D1 and theatres and casinos which are unclassified [sui generis] uses).
Car Parking
Cinemas, Concert Halls, Conference 1 space per 5 seats
Centres, Bingo Halls
Social Clubs, Discotheques, Dance Halls, 1 space per 22m2
Ballrooms,
Multi-Activity Sports & Leisure Centres, 1 space per 22m2 + 1 space per 15 seats
Swimming Pools, Ice Rinks, Health & where appropriate
Fitness Centres, Gymnasia
Marinas & Other Boating Facilities 1 space per mooring or berth
Stadia 1 space per 15 seats
(see Note 2)
Bowling Green/Centres/Alleys, Snooker 3 spaces per lane/court/table
Halls, Tennis/Squash/Badminton Clubs (see Note 3)
Outdoor Sports Facilities, Playing Fields 1 space per 2 participants + 1 space per
15 spectators
Golf Courses & Driving Ranges 3 spaces per hole/bay
Equestrian Centres, Riding Stables 1 space per stable
Historic House & Gardens, Country Parks 1 space per 400 visitors per annum
(see Note 4)
Theme Parks, Leisure Parks 1 space per 200 visitors per annum
(see Note 4)
Other Uses 1 space per 22m2
Notes: 1. Adequate facilities should be provided to enable delivery vehicles to park
and manoeuvre clear of the public highway.
2. Provision should also be made for coach parking with a maximum standard
of 1 coach space per 300 seats. Such provision is to be provided as an
alternative to car parking provision.
3. Where provisions are made within the development to accommodate
spectators then an additional parking provision of 1 space per 15 seats should
be provided.
4. Provision should also be made for coach parking with a maximum standard
of 1 coach space per 5,000 visitors per annum.
113
Short Term Long Term

(collection/delivery/shopping)
(meetings/workplace
)
Leisure & Entertainment 1 space per 300 seats 1 space per 300
Venues seats
Sports Facilities & Venues 1 space per 10 participants + 1 space per 10 staff
10%
114
Appendix I: Residential Extensions: Technical Standards
115
116
Residential Extensions - Local Impact
Neighbour Implications
1. Any extension to a property which would by reason of its size,
siting or design be so overly oppressive or dominating in relation to
an adjoining dwelling as to unduly overshadow or cause loss of
daylight or sunlight will not be permitted.
2. In some cases the Council will need to test individual proposals
against the criteria set out in the Building Research Establishment
document, Site Layout Planning for Daylight and Sunlight - A
Guide to Good Practice (1991). Applicants will be advised if such
investigations identify particular difficulties.
Privacy
3. Where the principal windows of two dwellings are directly opposite
each other, at least 21 metres should be maintained between the
windows so as to avoid an unacceptable loss of privacy.
4. In order to avoid an unacceptable loss of privacy to the private
garden areas of adjoining properties, all new windows and
balconies should have their principal outlook so that it avoids direct
overlooking into such areas and none should overlook these
areas at a distance of less than 21 metres.
5. Windows which have a flank outlook into the private garden area
of an adjoining property will not be permitted. Where such
windows are exceptionally justified, the use of high level strip
windows or obscured glass, with top opening fanlights only, will be
required.
6. The provision of a balcony above a flat roofed extension will not be
acceptable unless fitted with a privacy screen to block out flank
views into the private area of adjoining properties. Such privacy
features must be designed so that they do not harm the character
or appearance of the individual dwelling or the wider area.
117
Outlook and Daylight

7. In order to minimise any reduction in daylight into adjoining
dwellings, and any impact on the outlook from such dwellings
arising from an extension, both single and two storey rear
extensions should be designed so as to fall within the relevant 45°
angle zone as taken from the nearest habitable room window of an
adjoining property (see diagram). Large two-storey rear
extensions are unacceptable where dwellings are closely spaced.
Sunlight
8. Proposals for extensions should minimise loss of sunlight and
overshadowing on the private garden area of adjoining dwellings.
An extension should therefore be carefully designed in terms of
size and siting in relation to adjoining properties, particularly where
an extension is set to the south or west of an adjoining property.
The private area is normally considered as being an area 3 metres
in depth extending from the rear main wall of a property.
118
Appendix J: Special Areas of Conservation (SAC)
119
120
North Downs Woodlands (part)
121
Peter’s Pit
122
Appendix K: Sites of Special Scientific Interest
123
124
Wouldham to Detling Escarpment (part)

This 10 km stretch of the chalk escarpment to the north of Maidstone includes
representative examples of woodland, scrub and unimproved grassland habitats on
chalk, which support a number of rare and scarce species of plants and
invertebrates. The Culand Pits are also of importance because of their rich and
unique fossil fauna which includes a variety of fish and reptiles.
Peters Pit Wouldham

This site supports one of the largest populations of the great crested newt Triturus
cristatus in Britain, a species afforded special protection under the Wildlife and
Countryside Act 1981. Two other newt species also breed here together with frogs
and at least two species of reptile.
Holborough to Burham Marshes

This site lies along the flood plain of the River Medway, which at this point is still
tidal. A variety of habitats are present including extensive reedbeds, open water, fen,
grassland, scrub and woodland. The many different habitats support a wide variety
of breeding birds and the site is also important for wintering wildfowl and waders. A
number of scarce wetland plants occur and it is also a locality of a rare moth, a rare
beetle, and 3 rare bee species.
Houlder to Monarch Hill Pits Upper Halling

Upper Halling is important for Quaternary studies. It provides lithostratigraphic and
biostratigraphic evidence for environmental changes during the Late Devensian. The
sequence of sediments infills a dry valley and comprises 1) Late Devensian
gelifluction deposits overlain by 2) two sheets of Late-glacial gelifluction and hillwash
deposits separated by a fossil soil assigned to the Lateglacial Interstadial. The Late-
glacial deposits contain a fauna of land Mollusca. Variations in the faunal
assemblages together with associated lithological changes provide a valuable record
of Late-glacial environmental history in south east England.
Halling to Trottiscliffe Escarpment (part)

This site consists of an extensive area of the North Downs west of the Medway Gap.
The site is representative of Chalk grassland in west Kent and beech woodland on
the chalk. Outstanding assemblages of plants and invertebrates are present.
125
Trottiscliffe Meadows
This site is one of few remaining examples of unimproved meadow in Kent and it
supports a number of species scarce in the county. In recent years this habitat type
has become increasingly uncommon as most fields have now been ploughed or
drained with a resulting loss of interest.
Oldbury and Seal Chart (part)

This site lies on the Lower Greensand ridge to the east of Sevenoaks. It contains
acidic sessile oak woodland of ancient origin, more typical of northern and western
Britain, together with relict heathland communities and more recently-derived
secondary woodland. An outstanding assemblage of fungi is present, numbering
over 250 species and including several that are rare* or scarce in Britain.
Characteristic communities of invertebrates and bryophytes (mosses and liverworts
also occur.
Bourne Alder Carr

Bourne Alder Carr is a representative example of Wealden valley alderwood, with a
rich flora including several locally-distributed plants.
One Tree Hill and Bitchet Common (part)

Situated to the south-east of Sevenoaks, this site comprises an extensive area of
woodland of varied composition on the Lower Greensand. Some plants and
invertebrates of restricted distribution are present, including the slug Tandonia
rustica at its only known British locality.
Aylesford Pit
This pit, which dates back over a century, provides excellent exposures of
fossiliferous Medway Terrace deposits overlying (Cretaceous) Folkestone Beds. In
addition to numerous mammalian bones, the site has also yielded a wealth of
Paleolithic artefacts. Although well known and often visited its geographical isolation
has made precise correllation with the main Thames sequence uncertain. The
remaining exposures at this, the most important Medway Pleistocene site, will
continue to be of major interest and significance.
Wateringbury
The site at Wateringbury contains a tufa deposit important for Quaternary studies.
Tufa is a soft calcium carbonate commonly precipitated by springs which have
flowed through chalk or limestone. Tufa is geologically important as it often provides
126
a detailed and complete stratigraphy, preserving a rich and diverse fauna commonly
in situ and therefore reflecting local and regional environmental changes.
127
128
Appendix L: Historic Parks & Gardens
129
130
Aylesford Parish
(a) The Friars, Aylesford
Founded in 1242, the site has gardens associated with

Aylesford Priory. The site has pleasant grass walks, seats
beside the old stone ponds and limited planting.
East Malling and Larkfield Parish
(b) Clare House, East Malling
Substantial landscaped parkland from the 18th century

containing fine specimen trees, a lake and a stable block.
The property is screened by boundary trees which remains
mostly intact.
(c) Hatton Garden, Bradbourne House, East Malling
Grade 1 listed house with Tudor origins and 18th Century

extension and alterations, set within 8 hectares of
landscaped parkland containing ornamental lake and
specimen trees.
East Peckham Parish
(d) Roydon Hall, East Peckham
An Elizabethan manor house with walled gardens which

date from the early-to-mid16th century. A rose garden and
an orchard was also added in 1991 (partly also lies in
Wateringbury Parish)
Hadlow Parish
(e) North Frith, Hadlow
65 acres of parkland, sweeping lawns with two ornamental

lakes and specimen trees surrounding mansion house from
18th century.
Hildenborough Parish
(f) Foxbush, Hildenborough

Manor House built in 1866 and set in landscaped parkland
with small wooded areas.
131
Ightham Parish
(g) Ightham Court, Ightham
Gardens and woodland of 13 hectares surround a small

country house dating from the late 17th century. The
current garden layout includes many features surviving
from the formal layout of the same period.
(h) Ightham Mote, Ightham
A moated 14th century manor house surrounded by

gardens with water features in a secluded valley.
Mereworth Parish
(i) Mere House, Mereworth
Mere House was originally a late-18th century informal park

and lake associated with the rectory of the same date
(1780). The site now includes a Victorian (1837-1901)
garden. There is a further garden and many trees planted
from 1958.
(j) Mereworth Castle
The castle, built in 1723, is surrounded by formal gardens

and set in an 18th-century landscape park of 80 hectares.
The formal gardens were created between 1834 and 1837
(also partly in East Peckham Parish and partly in
Wateringbury Parish)
(k) Yotes Court, Mereworth
The gardens at Yotes Court date from the 18th century,

and include large lawns, a walled kitchen garden and a
pool. (partly also in West Peckham Parish)
Platt Parish
(l) Great Comp, Platt
The early-17th century house has a large informal private

garden, developed since the early-1960s by Mr and Mrs
Cameron. There are bold effective planting associations
with abundant ground cover (part lies in Offham Parish).
132
Plaxtol Parish
(m) Fairlawne, Plaxtol
Formal gardens, dating from the late 17th century. The

gardens are now greatly altered (also partly in Shipbourne
Parish and partly in Ightham Parish) .
Shipbourne Parish
(n) Fairhill, Shipbourne
In records as early as the beginning of the 19th century

estate, the garden has been remodelled over the years,
including the addition of a ornamental garden, greenhouses
and stables (partly in Hildenborough Parish).
Tonbridge
(o) Mabledon Park, Tunbridge Wells
Parkland and garden of 43 hectares (106 acres)

surrounding an early 19th-century villa, which both
Decimus Burton and Joseph Parkinson were involved in
the creation of.
(p) Somerhill Park, Tunbridge Wells
Somerhill Park is an early 17th-century park of 75 hectares

(185 acres) with 19th-century formal gardens of 1.5
hectares (3.7 acres). The park is now in divided use and
ownership. The core park and grounds amounts to 24
hectares.
Wateringbury Parish
(q) Wateringbury Place, Wateringbury
Formal and informal gardens in the grounds of

Wateringbury place, the grounds north of the carriageway
is set in attractive parkland which links the conservation
area with an attractive farm complex.
West Malling Parish
(r) Douces Manor and Manor Park, West Malling
Part of the 18th century estate created by Thomas Douce.

Douces Manor is set in landscaped gardens, featuring
sweeping lawns, mature trees and a lake.
133
(s) Malling Place and Gundulf’s Meadow, West Malling
Malling Place is a 16th century or earlier manor with

indications of formal landscaping with gate piers, and
evidence of a long avenue of trees and some other
features clearly part of an historic designed landscape,
such as a small grotto.
(t) West Malling Abbey and Pilsdon Community, West

Malling
An historic complex comprising ruins and surviving in-use

structures of the medieval nunnery of St. Marys. Monastic
establishments were renowned for their garden and
management of the land, including water systems. They
tended to be multi-purpose, serving medicinal, sensory
well-being, as well as food needs.
West Peckham Parish
(u) Hamptons, West Peckham
Forms part of the chain of landscaped parkland

surrounding the early 19th century country house,
Hamptons (also lies partly in Plaxtol Parish).
(v) Oxen Hoath, West Peckham
A formal parterre laid out in the 1840s by William Nesfield.

The house is set in 18th-century parkland (part lies in
Hadlow Parish).
Wrotham Parish
(w) Yaldham Manor
Formal gardens and parkland of 58 hectares (144 acres)

associated with the principle building, Yaldham Manor,
which dates from the 15th century.
134
Appendix M: Scheduled Ancient Monuments
135
136
Addington Parish
• Addington Long Barrow
• The Chestnuts Long Barrow
Aylesford Parish
• Little Kit’s Coty House Megalithic Tomb
• Romano-British villa, Anglo-Saxon cemetery and associated remains at
Eccles.
• Kit’s Coty House Long Barrow
• White Horse Stone
• Aylesford Bridge
East Malling & Larkfield Parish

• Part of an Iron Age enclosure and a minor Roman villa 128m SSE of the
Church of St. James.
Ightham Parish
• Ightham More Medieval moated site
• Large multivallate hillfort and Palaeolithic rock shelters at Oldbury Hill
Kings Hill Parish

• World War II Bofors Anti-aircraft gun tower, Pickett-Hamilton fort and pillbox:
part of the airfield defences of RAF West Malling fighter station (Grid ref: TQ
67941 55697).
Leybourne Parish
• Leybourne Castle
Offham Parish
• The Quintain on the Green
• Chapel of St. Blaise
Plaxtol Parish
• Old Soar Manor: a fortified medieval house
• Roughway Bridge
137
Snodland Parish
• Roman villa 200m north of church
Tonbridge Parish
• Tonbridge Castle
• Town Banks
• Medieval hall at No 186 High Street
Trottiscliffe Parish
• Bowl barrow south of Mount Mead
• Coldrum Megalithic Tomb, Trottiscliffe
West Peckham Parish

• Preceptory at Dukes Place.
West Malling Parish

• Tower keep castle at West Malling
• St. Mary’s Abbey: a Benedictine abbey north and east of Water Lane
138
Appendix N: Conservation Areas
139
140
Conservation Areas, by Parish
Addington Parish
Addington
Aylesford Parish
Aylesford
Holtwood
Birling Parish
Birling
Birling Place
Ditton Parish
Cobdown Farm
Ditton
East Malling & Larkfield Parish

Bradbourne
Clare Park & Blacklands
East Malling Village
Larkfield Church
Mill Street
New Barns and Broadwater Farm
East Peckham Parish

Bullen Corner
Little Mill
Mereworth Castle (part)
Roydon
141
Snoll Hatch
Hadlow Parish
Hadlow
North Frith
Hildenborough Parish
Coldharbour
Hildenborough
Ightham Parish
Fairlawne (part)
Ightham
Ightham Mote
Ivy Hatch
Oldbury
Mereworth Parish
Butchers Lane
The Street
Yotes Court
Offham Parish
Aldon
Offam
Offham Church
Platt Parish
Platt
142
Plaxtol Parish
Claygate Cross
Fairlawne (part)
Old Soar and Allens
Plaxtol
Roughway
Ryarsh Parish
Ryarsh Village
Shipbourne Parish
Budds Green
Fairlawne (part)
Shipbourne
Snodland Parish
Holborough Mill
Paddlesworth
Snodland
Stansted Parish
Fairseat
Stansted
Tonbridge
Haysden
Quarry Hill
Tonbridge
Trottiscliffe
143
Wateringbury Parish
Pizien Well
Wateringbury
Wateringbury Station
West Malling Parish

West Malling
West Peckham Parish

Oxenhoath and Hamptons
West Peckham
Wrotham Parish
Butts Hill
Wotham
Wrotham Water
144
Appendix O: Local Sites
145
146
Local Wildlife Sites
Addington Parish
(a) Addington Meadow
Dry acid grassland with at least six acid grassland

indicator plant species (KWT Ref TM13).
Aylesford Parish
(b) Aylesford Old Pit
A disused gravel pit now largely dominated by willow

woodland with about 5 ha of wet woodland (KWT Ref
TM16).
(c) Eccles Old Pit
Former industrial site and clay pit now characterised by

mosaic of dense and scattered scrub and mature
secondary woodland interspersed with areas of rank
vegetation and pioneer mossy scrub (KWT Ref TM25).
(d) Frith Wood etc. Kit’s Coty
18 acres of ancient woodland including ancient mixed

broadleaved species and mixed coppices. An area of
horse grazed pasture land lies adjacent to the north
west (KWT Ref TM28).
(e) Blue Bell Hill Banks and Verges (Part lies in Boxley)
Wide, chalky verges and banks associated with steep

vertical chalk cliffs formed by the road
cutting through the North Downs, an important
botanical site for chalk flora, particularly orchid species
(KWT Ref TM57/MA57).
(f) Walderslade Woods (Most part lies in Boxley)
Three dip slope dry valleys cut into the North Downs
are the site for ancient broadleaved woodland, with
over 30 ancient woodland indicator plants recorded,
and several unimproved grassland clearings (KWT Ref
TM67/MA67).
147
Borough Green Parish
(g) Bourne Valley Woods
Ancient broadleaved woodland associated with the

river Bourne and its tributaries. There are 35 ancient
woodland indicator plants recorded, a small area of
chalk grassland with at least 5 indicator plant species
and an old orchard rich in bryophytes and lichens
(KWT Ref TM27).
Ditton Parish
(h) Ditton Court Quarry
A variety of successional habitats have established

themselves here due to Natural colonisation and
planting especially favourable to lime-loving species.
(KWT Ref TM58).
(i) Oaken Wood (Part of lies in East Malling and Larkfield,

majority lies in Barming)
Over 200ha of actively managed ancient broadleaved

woodland important for a wide variety of birds and
invertebrates (KWT Ref TM12/MA12).
East Malling and Larkfield Parish
(j) Leybourne Lakes (Part lies in Snodland)
A series of water-filled gravel pits, calcareous streams,

dykes rough grassland, scrub and woodland. Important
to a wide range of wildlife including 100 birds species
and some uncommon animals e.g. water voles (KWT
Ref TM30).
East Peckham Parish
(k) East Peckham Ponds
A series of ponds and copses with rough grassland and

scrubby areas along the river Medway (KWT Ref
TM19).
(l) East Tonbridge Copses & Dykes (Part lies in

Hadlow)
A complex of small copses and shaws, pastures,

ditches and the river Medway and its tributaries.
148
Ditches and streams have a varied marginal and

aquatic flora (KWT Ref TM20/TW20).
(m) Hale Street Ponds & Pastures (Majority lies in

Yalding)
Wetland habitats supporting interesting ranges of

aquatic and emergent plants with ponds, dykes, rough
grassland and pasture along the banks of the river
Medway (KWT Ref TM18/MA18).
(n) Somerhill Park (Majority lies in Capel)
Grassland with 300 year old parkland trees, small

streams, damp flushes, marshy grassland and a large
lake (KWT Ref TW19).
(o) Woods & Pasture, Nettlestead Green (Majority lies in

Nettlestead)
Predominantly heavy, acidic clay soils support a

converted conifer plantation with historic evidence of
once being ancient broadleaved woodland. Currently a
high forest with some mature oak over spruce and a
variety of coppices (KWT Ref TM33/MA33).
Hadlow Parish
(p) Golden Stable Wood, North Frith
A managed site comprising ancient Wealden

woodland, streams and ponds. Ground flora is
dominated by bluebells and the woodland is mostly
broadleaves with a mixture of conifers (KWT Ref
TM22).
Kings Hill Parish
(q) Kings Hill Golf Course, Cattering and Hoath Woods

(Part lies in Wateringbury)
A sweet chestnut species dominates a large area of

ancient woodland with Standard Oaks, Beech and fungi
lightly interspersed. There is also a small area of
heathland, a relict from Cannon Heath (KWT Ref
TM38).
149
Leybourne Parish
(r) Leybourne Wood
A series of ponds and copses with rough grassland and

scrubby areas along the river Medway (KWT Ref
TM15).
Mereworth Parish
(s) Mereworth Woods (East) (Part lies in West Malling

and Offham)
Forms, along with Mereworth Woods (west), one of the

largest continuous tracts of woodland. Comprises
ancient and secondary woodland with varied ground
flora (KWT Ref TM32).
(t) Mereworth Woods (West) (Part lies in West Peckham,

Plaxtol and Offham)
Forms, along with Mereworth Woods (east), one of the

largest continuous tracts of woodland. Formerly all
ancient woodland although much has now been
converted to conifers and pure chestnut coppice, 60
ancient woodland indicator plant species have been
recorded (KWT Ref TM31).
(u) St Lawrence church
A large, open Churchyard rich in lower plants with over

100 species of lichen species and common grassland
fungi (KWT Ref TM37)
Offham Parish
(v) Disused Quarry
Formerly a Ragstone quarry with small areas of

grassland interspersed between scrubby secondary
woodland and mainly marginalised scrub (KWT Ref
TM34).
(w) Moorland Woods
An actively managed mixed broadleaved coppice

woodland. Varied ground flora is present throughout
the woodland with a small area of rough grassland
(KWT Ref TM11).
150
Platt Parish
(x) Valley Wood & Wrotham Golf Course
Remnants of a larger area of dry and wet heathland,

and sessile oak woodland. Main interest lies in the
woodlands and roughs which are integral parts of the
golf course (KWT Ref TM02)
Plaxtol Parish
(y) Boot Wood, Yopps Green
A complex bryophyte rich ancient woodland with

interconnecting and contiguous secondary woodland.
39 ancient woodland indicator species are present
(KWT Ref TM01).
(z) Hampton’s Paddock, near Dunk’s Green
An area of unimproved and semi-improved neutral

grassland together with a small grassy stream and
ditch. It consists of a small horse-grazed paddock with
occasional mature oak trees (KWT Ref TM06).
Ryarsh Parish
(aa) Ryarsh Wood (Part lies in Addington, part lies in

Trottiscliffe)
A very rich mixed, mostly managed woodland with

damp soils, ditches, ponds and small streams
supporting rich ground fauna (KWT Ref TM29/TW29).
Shipbourne Parish
(ab) Shipbourne Common
Rough semi-improved neutral to acid grassland with

occasional trees and a small strip of old woodland
(KWT Ref TM24).
(ac) One Tree Hill, Underiver (Majority lies in Seal)
Some Ancient Woodland and neutral Grasslands with

base-rich flushes, which are becoming increasingly
rare habitats (KWT Ref SE42).
151
(ad) Wood, Dunk’s Green
A small semi-natural woodland formerly managed as

coppice with standards on heavy clay soils. Oaks are
occasional but it mainly comprises overstand ash or
locally abundant hornbeam with a stream running near
the northern perimeter. (KWT Ref TM08).
Snodland
(ae) Arable field, Lad’s Farm Upper Halling (extra to

SSSI)
Nationally scarce ground pine is present at this small

arable field, along with a suite of other rare and scarce
species (KWT Ref TM35).
(af) South Hill & Houlder Quarries (Part lies in Halling)
A large, disused chalk pit on two levels colonised by

birch scrub with some hawthorn, dogwood and
wayfaring trees (KWT Ref TM10/ME10).
(ag) White Horse Wood & Holly Hill (adj. Halling to

Trottiscliffe SSSI) (Part lies in Birling, part lies in
Luddesdown)
A large area of mostly ancient mixed broadleaved

woodland comprised mainly of actively managed pure
coppice although hornbeam, ash, hazel, field maple,
willow and birch trees all occur (KWT Ref TM14/GR14).
Tonbridge
(ah) Vauxhall Lane Woods, Southborough (Majority lies

in Southborough)
Little Rook Wood, Rook Wood and Beeches Wood

form a series of broadleaved woods, one of which is
ancient (KWT Ref TM50/TW50).
(ai) River Medway South of Leigh (Part lies in Leigh)
A mosaic of rough, dry or damp cattle-grazed

grassland with dykes, some subject to intermittent
inundation together with lakes and small damp copses
152
along the river Medway, has considerable wildlife

interest (KWT Ref TM26/SE26).
(aj) Fields near Wrotham Water and Chalk Meadows
Complementary to the adjacent Trottiscliffe SSSI are

three small areas of unimproved grassland supporting
a good range of flowering plants and common orchids.
Extremely herb rich sloping fields, containing a
mixtures of chalk pioneer species, some arable annual
weeds and a variety of species associated with
grasslands (KWT Ref TM41).
(ak) Reservoir, Woods & Pasture (Part lies in Wrotham)
Situated on Gault Clay, this area contains a variety of

habitats, including a reservoir, swamp and rough
grassland, an area of broadleaved coppice woodland
and a small meadow (KWT Ref TM04).
West Malling Parish
(al) St Mary’s Churchyard
The variety of stone and design of tombs, with their

different aspects, provides a range of habitats and
niches for many species of lichen and bryophytes
(KWT Ref TM61).
West Peckham Parish
(am) Hazel Wood & Paddling Brook Shaw
This site comprises three blocks of woodland: Hazel

Wood, Court Lodge Shaw and Paddling Brook Shaw.
The latter is wet woodland, a biodiversity action plan
priority habitat. (KWT Ref TM60).
Wrotham Parish
(an) Wrotham Downs
153
This is a fairly important site for species-rare

calcareous grassland and associate scrub and relict
semi-natural broadleaved woodland (KWT Ref TM05).
(ao) Wrotham Hill
Ancient woodland and chalk grassland with 13 ancient

woodland indicator plants and 11 chalk grassland
indicator plants recorded (KWT Ref TM55).
Wouldham Parish
(ap) Bridge Woods (Part lies in Burham)
Area of geomorphologically varied semi-natural

woodland with wooded dry valleys, chalky slopes,
heavy clays and some areas of lighter sands (KWT Ref
TM09/ME09).
(aq) River Medway and Marshes, Wouldham (Part lies in

Halling)
An area of freshwater marsh along the River Medway

to the north and dyke divided areas of permanent
grazing land to the south (KWT Ref TM03/ME03).
Regionally Important Geological Sites (RIGS)
Aylesford Parish
(ar) Aylesford Pit
A working pit providing excellent sections through

Lower Cretaceous and Pleistocene sediments (T&M5
RIGS).
(as) Hays Depot Yard
A typical example of Kentish Ragstone and Hassock

lithologies with three bands of horizontal Ragstone
strata exposed (T&M2 RIGS).
(at) Wagon’s Pit, Aylesford
A working pit providing excellent sections through

Lower Cretaceous and Pleistocene sediments (T&M4
RIGS).
154
Burham Parish
(au) Lower Culand Pit
An important fossil collecting site from the early 20th

century, it also provides access to a key interval in the
lower chalk (T&M8 RIGS).
Ditton Parish
(av) Ditton Court Quarry
A large former Ragstone quarry which ceased

operation in 1984. Due to a large exposed face it is an
excellent educational site (T&M3 RIGS).
Ightham Parish
(aw) Oldbury Hill
An important site for appreciating the relationship

between geology/geomorphology archaeological and
present land-use/natural (plant and animal) habitats
(T&M6 RIGS).
West Malling Parish
(ba) Blaise Farm Quarry, Kings Hill
A quarry closed in 2005 but retains excellent exposure

of the rag and hassock facies of the Hythe Beds and
also provides easy access to Karst (T&M7 RIGS).
Wouldham Parish
(bb) Peter’s Pit, Wouldham
Part of a network of Chalk RIGS in the Medway valley,

providing access to an infrequently exposed interval in
the Lower and Middle Chalks (T&M9 RIGS).
Local Nature Reserves
Ditton Parish
(bc) Ditton Court Quarry Nature Reserve
An area of open space where an abundance of wildlife

and birds can be seen in their natural habitat.
155
Tonbridge
(bd) Haysden Nature Reserve
This reserve includes Barden and Haysden Lakes and a

stretch of the River Medway within its boundary. These
features contribute to the rich variety of wildlife including
waterfowl, wild flowers and insect life.
156
Appendix P: Open Spaces (Publicly Accessible)
157
158
Ref Type Name Location Parish

Parks & Gardens (PG) /Town
Leybourne Lakes
LP13.OS.001 PG Leybourne Way EM&L
Country Park
LP13.OS.002 PG Heath Farm Kings Hill EM&L
LP13.OS.003 PG Nevill Park Ham Hill SN
LP13.OS.004 PG Holborough Park A228 SN
LP13.OS.005 PG Haysden Country Park Lower Haysden Lane TO
LP13.OS.006 PG Tonbridge Castle High Street TO
LP13.OS.007 PG Memorial Garden River Walk TO
LP13.OS.008 PG Trosley Country Park Harvel Road TR
Manor Park Country
LP13.OS.009 PG Leonard's Street WM
Park
LP13.OS.010 PG ST Leonard's Tower St Leonard's Street WM

Amenity Green Spaces (AGS) /Town
LP13.OS.011 AGS Addington Green Addington AD
LP13.OS.012 AGS East Street Green East Street AD
Ferryfield Recreation
LP13.OS.013 AGS AY
Ground
LP13.OS.014 AGS St Marks Green Alma Road, Eccles AY
LP13.OS.015 AGS The Green Alma Road, Eccles AY
LP13.OS.016 AGS London Road AY
LP13.OS.017 AGS Blue Bell Hill Picnic Area Common Road AY
LP13.OS.018 AGS Russett Close AY
LP13.OS.019 AGS Access land to Riverside The Old Bridge AY
Quarry Wood Industrial
LP13.OS.020 AGS Hermitage Lane AY
Estate
LP13.OS.021 AGS Coronation Gardens Aylesford Square AY
LP13.OS.022 AGS Crow Hill Crow Hill Road BG
LP13.OS.023 AGS Village Hall Grounds Burham BU
LP13.OS.024 AGS Village Green New Road D
LP13.OS.025 AGS Parallel with M20 Station Road D
LP13.OS.026 AGS Bradbourne Park Road EM&L
LP13.OS.027 AGS Garner Drive EM&L
LP13.OS.028 AGS New Road EM&L
LP13.OS.029 AGS Columbine Road EM&L
LP13.OS.030 AGS Lime Crescent EM&L
LP13.OS.031 AGS Carnation Crescent EM&L
159

LP13.OS.032 AGS Marlowe Road EM&L
LP13.OS.033 AGS Whimbrel Green Plover Road EM&L
LP13.OS.034 AGS Village Green East Malling EM&L
LP13.OS.035 AGS Rear of Leisure Centre New Hythe Lane EM&L
LP13.OS.036 AGS Playing Field Lunsford Lane EM&L
LP13.OS.037 AGS Keats Road Lunsford Lane EM&L
LP13.OS.038 AGS Lunsford Lane EM&L
LP13.OS.039 AGS Heath Farm Kings Hill EM&L
LP13.OS.040 AGS Westwood Green East Peckham EP
LP13.OS.041 AGS Signpost Recreation Field Kelcher’s Lane HA
LP13.OS.042 AGS Village Green Mount Pleasant HI
LP13.OS.043 AGS Pippin Way Kings Hill KH
LP13.OS.044 AGS The Green Anson Avenue KH
LP13.OS.045 AGS Tower View Kings Hill KH
LP13.OS.046 AGS Willow Mead Oxley Shaw Lane L
LP13.OS.047 AGS The Bomb Hole Oxley Shaw Lane L
LP13.OS.048 AGS Lillieburn open space Castle Way L
LP13.OS.049 AGS Castle Way L
LP13.OS.050 AGS Barleycorn Oxley Shaw/ L
LP13.OS.051 AGS Willow Road Castle Way L
LP13.OS.052 AGS Baywell Oxley Shaw Lane L
LP13.OS.053 AGS Off Javelin Road Mereworth M
Ostlers Paddock/Cosgrave
LP13.OS.054 AGS Church Road O
Field
LP13.OS.055 AGS Teston Rd, Playing Fields Rose Terrace O
LP13.OS.056 AGS Offham Village Green Offham Road O
LP13.OS.057 AGS Old Saw Mill Off The Old Saw Mill PT
LP13.OS.058 AGS Village Green Potash Lane Boneash Lane PT
LP13.OS.059 AGS Garratt Memorial Land Plaxtol PX
LP13.OS.060 AGS Spoute Recreation Ground Plaxtol PX
LP13.OS.061 AGS Budds Green SH
LP13.OS.062 AGS Dunks Green SH
LP13.OS.063 AGS Pilgrims View St Benedict Road SN
LP13.OS.064 AGS The Green Covey Hall Road SN
LP13.OS.065 AGS Augers Field St Benedict Road SN
LP13.OS.066 AGS Willow Side Holborough Road SN
Snodland Recreation
LP13.OS.067 AGS Malling Road SN
Ground
LP13.OS.068 AGS Lee Road Covey Hall Road SN
LP13.OS.069 AGS Ashbee Close SN
160

LP13.OS.070 AGS East of Kingfisher Lakes Rich Road SN
LP13.OS.071 AGS Pond St Benedict Road SN
LP13.OS.072 AGS War Memorial & Garden Stansted ST
LP13.OS.073 AGS Church Green Stansted ST
LP13.OS.074 AGS Upper Haysden Lane TO
LP13.OS.075 AGS Yardley Park Road The Haydens TO
LP13.OS.076 AGS Cage Green Royal West Kent Av TO
LP13.OS.077 AGS Scotchers Field Romney Way TO
LP13.OS.078 AGS Brook Street TO
LP13.OS.079 AGS Salisbury Road TO
LP13.OS.080 AGS River Walk Tonbridge TO
LP13.OS.081 AGS Bickmore Way TO
Hadlow Stair
LP13.OS.082 AGS TO
Rd/Cornwallis Av
LP13.OS.083 AGS Bishops Oak Ride Trench Wood TO
LP13.OS.084 AGS Hunt Road/Knight Road TO
LP13.OS.085 AGS Parkway Hopgarden Road TO
LP13.OS.086 AGS Lodge Oak Lane TO
LP13.OS.087 AGS Clare Avenue TO
LP13.OS.088 AGS Northwood Road TO
LP13.OS.089 AGS Waveney Road TO
LP13.OS.090 AGS Alders Meadow TO
LP13.OS.091 AGS Brungers Walk Darenth Avenue TO
LP13.OS.092 AGS Quincewood Gardens TO
LP13.OS.093 AGS Dernier Road TO
LP13.OS.094 AGS Bishops Oak Ride Trench Wood TO
LP13.OS.095 AGS Long Mead Way Darenth Avenue TO
LP13.OS.096 AGS Rear of Hamble Road Tonbridge TO
LP13.OS.097 AGS Brionne Gardens TO
LP13.OS.098 AGS Cannon Lane TO
LP13.OS.099 AGS Silver Close South Tonbridge TO
LP13.OS.100 AGS Hill Top TO
LP13.OS.101 AGS Grass Area Green Lane TR
LP13.OS.102 AGS Land in Glebe Meadow WA
LP13.OS.103 AGS Village Green High Street WM
LP13.OS.104 AGS Riverside WO
LP13.OS.105 AGS The Green West Peckham WP
161
Ref Type Name Location Parish/

Children's and Young People's Play Area (CYP) Town
LP13.OS.106 CYP Park Road Addington AD
Ferryfield Recreation
LP13.OS.107 CYP Station Road AY
Ground
LP13.OS.108 CYP Forstal Road Aylesford AY
Tunbury Avenue Recreation
LP13.OS.109 CYP Tunbury Avenue AY
Gr.
LP13.OS.110 CYP Eccles Recreation Ground Bull Lane AY
LP13.OS.111 CYP The Hollows Green Acres AY
LP13.OS.112 CYP Borough Green Rec. Ground A25 BG
LP13.OS.113 CYP Tilton Road/Staley’s Acre Borough Green BG
LP13.OS.114 CYP Burham Recreation Ground Rochester Road BU
LP13.OS.115 CYP Ditton Community Centre Kiln Barn Road D
LP13.OS.116 CYP Ditton Recreation Ground Ditton Place D
LP13.OS.117 CYP Recreation Ground New Hythe Lane EM&L
East Malling Recreation
LP13.OS.118 CYP New Road EM&L
Ground
LP13.OS.119 CYP Playground Masefield Road EM&L
LP13.OS.120 CYP Blake Drive Larkfield EM&L
East Peckham Recreation
LP13.OS.121 CYP Pippin Road EP
Ground
LP13.OS.122 CYP Hop Bine Close East Peckham EP
LP13.OS.123 CYP Signpost Recreation Field Kelcher’s Lane HA
William Field Recreation
LP13.OS.124 CYP Marshall Gardens HA
Field
LP13.OS.125 CYP Recreation Ground Riding Lane HI
LP13.OS.126 CYP West Wood Tonbridge Road HI
LP13.OS.127 CYP Ightham Recreation Ground Sevenoaks Road I
LP13.OS.128 CYP Gibson Drive Kings Hill KH
LP13.OS.129 CYP The Green Anson Avenue KH
LP13.OS.130 CYP Pippin Way Kings Hill KH
LP13.OS.131 CYP Recreation Ground Butchers Lane M
LP13.OS.132 CYP Braeburn Way Kings Hill KH
LP13.OS.133 CYP Emerald Walk Kings Hill KH
LP13.OS.134 CYP Waterloo Walk Kings Hill KH
LP13.OS.135 CYP Play Area Lysander Road M
LP13.OS.136 CYP Teston Road Playground Rose Terrace O
LP13.OS.137 CYP Stonehouse Field Play Area Long Mill Lane PT
School Lane Recreation
LP13.OS.138 CYP Plaxtol PX
Ground
Plaxtol Spoute Recreation
LP13.OS.139 CYP Long Mill Lane PX
Ground
162

LP13.OS.140 CYP Ryarsh Village Hall Birling Road R
LP13.OS.141 CYP Potyns Play Area Paddlesworth Road SN
Adventure Recreation
LP13.OS.142 CYP Malling Road SN
Ground
LP13.OS.143 CYP Recreation Ground Malling Road SN
LP13.OS.144 CYP Saltings Road Snodland SN
LP13.OS.145 CYP Playground Nevill Park Ham Hill SN
LP13.OS.146 CYP Vigo Road Fairseat ST
LP13.OS.147 CYP Malthouse Road Stansted ST
LP13.OS.148 CYP Racecourse Sports Ground Tonbridge Castle TO
LP13.OS.149 CYP Arundel Close Play Area Tonbridge TO
LP13.OS.150 CYP Haysden Country Park Lower Haysden Lane TO
LP13.OS.151 CYP Frog Bridge Playground Stream Side TO
LP13.OS.152 CYP Tonbridge Farm Playground Darenth Avenue TO
LP13.OS.153 CYP Scotchers Field Romney Way TO
LP13.OS.154 CYP Brindles Field Tonbridge TO
LP13.OS.155 CYP Upper Castle Field The Slade TO
LP13.OS.156 CYP Royal West Kent TO
LP13.OS.157 CYP Trottiscliffe Play Area Old School Cottage TR
LP13.OS.158 CYP Wateringbury Fields Fields Lane W
LP13.OS.159 CYP West Malling Village Hall Norman Road WM
LP13.OS.160 CYP Manor Park Country Park St Leonard’s Street WM
LP13.OS.161 CYP Recreation Ground Knowle Road WO
Farthingfield Recreation
LP13.OS.162 CYP Old London Road WR
Ground
* Hop Bine Close is an uncovered play area; 1 half height goal post
Children's and Young People's Play Areas - Ball Courts (CYP BC)
LP13.OS.163 CYP BC Borough Green Rec. Ground Maidstone Road BG
LP13.OS.164 CYP BC Burham Recreation Ground Rochester Road BU
LP13.OS.165 CYP BC Ditton Community Centre Kiln Barn Road D
LP13.OS.166 CYP BC Recreation Ground New Road EM&L
LP13.OS.167 CYP BC Recreation Ground New Hythe Lane EM&L
Pippin Road Recreation
LP13.OS.168 CYP BC East Peckham EP
Ground
William Field Recreation
LP13.OS.169 CYP BC Marshall Garden HA
Ground
Hildenborough Recreation
LP13.OS.170 CYP BC Riding Lane HI
Ground
LP13.OS.171 CYP BC Gibson Drive Kings Hill KH
LP13.OS.172 CYP BC Leybourne PC Ball Court Oxley Shaw Lane L
LP13.OS.173 CYP BC Stonehouse Field Long Mill Lane P
163

LP13.OS.174 CYP BC Potyns Sportsground Paddlesworth Road SN
Tonbridge Farm
LP13.OS.175 CYP BC Darenth Avenue TO
Sportsground
West Malling Primary
LP13.OS.176 CYP BC West Street WM
School
LP13.OS.177 CYP BC Old London Road WR
Ground
Children's and Young People's Play Areas - Skate Parks (CYP SKP)
CYP
LP13.OS.178 Eccles Recreation Ground Bull lane AY
SKP
CYP
LP13.OS.179 Burham Recreation Ground Rochester Road BU
SKP
CYP Tonbridge Farm
LP13.OS.180 Darenth Avenue TO
SKP Sportsground
CYP
LP13.OS.181 Wateringbury Fields Fields Lane W
SKP
CYP
LP13.OS.182 Whitegate Field Wrotham Road WR
SKP

Outdoor Sports Facilities (OSF) Town
LP13.OS.183 OSF Recreation Ground Park Road AD
LP13.OS.184 OSF Blue Bell Hill Cricket Field Common Road AY
Cricket Green Sports
LP13.OS.185 OSF Eccles AY
Ground
LP13.OS.186 OSF Recreation Ground Forstal Road AY
Tunbury School Playing
LP13.OS.187 OSF Tunbury Avenue AY
Field
Tunbury Recreation
LP13.OS.188 OSF Fostington Way AY
Ground
Blue Bell Hill Recreation
LP13.OS.189 OSF A229 AY
Ground
LP13.OS.190 OSF Aylesford Senior School Teapot Lane AY
LP13.OS.191 OSF Eccles Recreation Ground Bull Lane AY
LP13.OS.192 OSF Aylesford Primary School Teapot Lane AY
LP13.OS.193 OSF Recreation Ground A25 BG
Borough Green Primary
LP13.OS.194 OSF Griggs Way BG
School
LP13.OS.195 OSF Burham P.R. (Cof E) School Bell Lane BU
LP13.OS.196 OSF Burham Rec Ground Rochester Road BU
Kilnbarn Recreation
LP13.OS.197 OSF Kiln Barn Road D
Ground
164

New Road Recreation
LP13.OS.198 OSF Ditton Place D
Ground
LP13.OS.199 OSF Ditton CE Primary School New Road D
LP13.OS.200 OSF New Road EM&L
Ground
LP13.OS.201 OSF Brookfield School Swallow Road EM&L
LP13.OS.202 OSF The Malling School Blacklands EM&L
Former Mill Stream
LP13.OS.203 OSF Mill Street EM&L
Primary School
LP13.OS.204 OSF Kings Hill Sports Park Kings Hill EM&L
LP13.OS.205 OSF Playing Fields Russett Road EP
Hadlow College Playing
LP13.OS.206 OSF Hadlow Road HA
Fields
LP13.OS.207 OSF Hadlow Cricket Ground Common Road HA
Williams Field Recreation
LP13.OS.208 OSF Marshall Garden HA
Area
LP13.OS.209 OSF Recreation Ground Riding Lane HI
Sackville School Playing
LP13.OS.210 OSF Tonbridge Road HI
Field
Ightham Cricket Club
LP13.OS.211 OSF Tonbridge Road I
Ground
Ightham Recreation
LP13.OS.212 OSF Sevenoaks Road I
Ground
LP13.OS.213 OSF Kings Hill Cricket Pitch Kings Hill KH
LP13.OS.214 OSF Leybourne Grange Birling Road L
Primary School/Cricket
LP13.OS.215 OSF Oxley Shaw Lane L
Club
Leybourne Primary School
LP13.OS.216 OSF Oxley Shaw lane L
Play
LP13.OS.217 OSF Mereworth Playing Field Butchers Lane M
LP13.OS.218 OSF Mereworth C.P. School The Street M
LP13.OS.219 OSF Offham Cricket Ground Church Road O
LP13.OS.220 OSF Stone House Field Long Mill Lane PT
LP13.OS.221 OSF King George's Field Lingfield Road PT
LP13.OS.222 OSF Plaxtol Cricket Club School Lane PX
LP13.OS.223 OSF Ryarsh Recreation Ground Birling Road R
Ryarsh County Primary
LP13.OS.224 OSF Birling Road R
School
Shipbourne Cricket Club &
LP13.OS.225 OSF Ightham Road SH
Pitch
Holborough Park Cricket
LP13.OS.226 OSF A228 Holborough Park SN
Ground
LP13.OS.227 OSF Potyns Sports Field Paddlesworth Road SN
165

Snodland CE Primary
LP13.OS.228 OSF Roberts Road SN
School
Holmesdale Technology
LP13.OS.229 OSF Malling Road SN
School
LP13.OS.230 OSF Snodland Cricket Meadow Rocfort Road SN
Horse & Groom Football
LP13.OS.231 OSF London Road A20 ST
Pitch
Stansted Recreation
LP13.OS.232 OSF Malthouse Road ST
Ground
Fairseat Recreation
LP13.OS.233 OSF Vigo Road, Fairseat ST
Ground
LP13.OS.234 OSF Poplar Meadow Cricket Darenth Avenue TO
Tonbridge Angels Football
LP13.OS.235 OSF Darenth Avenue TO
Club
Tonbridge Farm
LP13.OS.236 OSF Darenth Avenue TO
Sportsground
LP13.OS.237 OSF Swanmead Sportsground Swanmead Way TO
LP13.OS.238 OSF Racecourse Sportsground Tonbridge Castle TO
LP13.OS.239 OSF Frog Bridge Playing Fields Shipbourne Road TO
LP13.OS.240 OSF Hayesbrook School Brook Street TO
Long Mead County Primary
LP13.OS.241 OSF Waveney Road TO
School
LP13.OS.242 OSF Trottiscliffe Rec. School Lane TR
Wateringbury Sports & Rec
LP13.OS.243 OSF Bow Road WA
Field
Norman Road Playing
LP13.OS.244 OSF Norman Road WM
Fields
Cricket Meadow (Old
LP13.OS.245 OSF Norman Road WM
County Gr)
Wouldham Recreation
LP13.OS.246 OSF Knowle Road WO
Ground
LP13.OS.247 OSF Cricket Ground High Street WR
LP13.OS.248 OSF Grange Park School Borough Green Road WR
LP13.OS.249 OSF Old London Road WR
Ground
Potters Mede Sports
LP13.OS.250 OSF A227 WR
Ground
Private
LP13.OS.251 Aylesford Rugby Club Hall Road AY
OSF
Private
LP13.OS.252 Larkfield Sports Ground New Hythe Lane EM&L
OSF
Outdoor Sports Facilities - Bowling Greens (OSF BG)
LP13.OS.253 OSF BG Bowling Green A25 BG
LP13.OS.254 OSF BG Ditton Bowls Club Kiln Barn Road D
LP13.OS.255 OSF BG Hadlow Bowling Green Dray Court HA
166

LP13.OS.256 OSF BG Bowls Club Darenth Avenue TO
LP13.OS.257 OSF BG Riverside Bowls Club Tonbridge Castle TO
Outdoor Sports Facilities - Golf Course (OSF GC)
LP13.OS.258 OSF GC Poult Wood Golf Course Ashes Lane TO
Outdoor Sports Facilities - Netball Courts (OSF NC)
Aylesford Rugby
LP13.OS.259 OSF NC Station Road AY
Club/Netball Ct
Weald of Kent Grammar
LP13.OS.260 OSF NC Tudeley Lane TO
School (G)
Outdoor Sports Facilities - Synthetic Turf Pitches (OSF STP)
LP13.OS.261 OSF STP Potyns Synthetic Turf Pitch Paddlesworth Road SN
Synthetic Turf Pitch (All
LP13.OS.262 OSF STP Darenth Avenue TO
weather)
LP13.OS.263 OSF STP Whitegate Field Wrotham Road WR
Outdoor Sports Facilities - Tennis Courts (OSF TC)
LP13.OS.264 OSF TC Tennis Courts Forstal Road AY
LP13.OS.265 OSF TC Tennis Courts A25 BG
LP13.OS.266 OSF TC New Road EM&L
Ground
LP13.OS.267 OSF TC Tennis Courts Russet Road Pippin Road EP
LP13.OS.268 OSF TC Recreation Ground Riding Lane HI
Ightham Hard Courts
LP13.OS.269 OSF TC Sevenoaks Road I
Recreation
LP13.OS.270 OSF TC Tennis Courts Gibson Drive KH
LP13.OS.271 OSF TC Tennis Courts The Green O
Shipbourne & Plaxtol
LP13.OS.272 OSF TC The Common SH
Tennis Club
Holmesdale Technology
LP13.OS.273 OSF TC SO Malling Road SN
School
LP13.OS.274 OSF TC RCS Tennis Courts Tonbridge Castle TO
Hugh Christie Sports
LP13.OS.275 OSF TC White Cottage TO
Ground
LP13.OS.276 OSF TC Trottiscliffe Tennis Courts Church Lane TR
LP13.OS.277 OSF TC Norman Rd Tennis Courts Norman Road WM
Outdoor Sports Facilities - Synthetic Turf Pitches & Athletics Track (OSF STP &
AT)
LP13.OS.278 STP & AT Tonbridge School Havelock Road TO

Natural Green Spaces (NG) /Town
LP13.OS.279 NG Pinneys open Space East Street AD
167

Station Rd/Forstal
LP13.OS.280 NG Bridge Gardens AY
Rd
LP13.OS.281 NG Podkin Meadow Robin Hood Lane AY
LP13.OS.282 NG Tunbury Wood Tunbury Avenue AY
LP13.OS.283 NG Part Flood retention ground Forstal Road AY
Taddington Wood
LP13.OS.284 NG Taddington Woods AY
Lane
LP13.OS.285 NG Podkin Wood Walderslade Woods AY
LP13.OS.286 NG Yoakley Land Forstal Road AY
LP13.OS.287 NG Horse Paddock Pratling Street AY
LP13.OS.288 NG Basted Mill Open Space Basted Lane BG
Sandyridge/Griggs
LP13.OS.289 NG Crow Hill BG
Way
LP13.OS.290 NG Nature Area Bradbourne Lane D
LP13.OS.291 NG Nature Area Ditton Court Quarry D
LP13.OS.292 NG Clare Park Clare Lane EM&L
LP13.OS.293 NG Nature Area, Church Farm New Hythe Lane EM&L
LP13.OS.294 NG London Road East Malling EM&L
LP13.OS.295 NG Orchard Road EP
LP13.OS.296 NG Common Land Smithers Lane EP
Off Branbridges
LP13.OS.297 NG East Peckham Ponds EP
Road
LP13.OS.298 NG West Wood Tonbridge Road HI
LP13.OS.299 NG Hildenborough Church Grounds HI
LP13.OS.300 NG Scathes Wood Ightham Mote I
LP13.OS.301 NG Oldbury Hill National Trust Sevenoaks Road I
LP13.OS.302 NG Council Office Greenspace Gibson Drive KH
LP13.OS.303 NG Council Office Greenspace Gibson Drive KH
LP13.OS.304 NG Woodland & Woodland Walk Lambourne Drive KH
LP13.OS.305 NG Kate Reed Wood Walk Anson Avenue KH
LP13.OS.306 NG Barleycorn London Road L
LP13.OS.307 NG Leybourne Grange L
LP13.OS.308 NG Leybourne Wood London Road A20 L
LP13.OS.309 NG Kate Reed Wood Russett Road M
LP13.OS.310 NG Spitfire Wood Spitfire Road M
LP13.OS.311 NG Platt Woods Long Mill Lane PT
LP13.OS.312 NG The Napps Long Mill Lane PT
LP13.OS.313 NG Little Ryarsh Wood Ryarsh R
LP13.OS.314 NG East Street North East Street RY
LP13.OS.315 NG The Shipbourne Common Shipbourne SH
168

LP13.OS.316 NG Hoad Common Shipbourne SH
LP13.OS.317 NG Dene Park Puttenden Road SH
LP13.OS.318 NG Roughway Dunk's Green SH
LP13.OS.319 NG Holly Hill Wood SN
LP13.OS.320 NG Brookland Lake SN
LP13.OS.321 NG Holborough Road A228 SN
LP13.OS.322 NG Hollow Lane SN
LP13.OS.323 NG Frogbridge Wood Shipbourne Road TO
LP13.OS.324 NG Woodland Walk Romney Way TO
LP13.OS.325 NG Priory Wood TO
LP13.OS.326 NG Quarry Hill Wood A21 TO
LP13.OS.327 NG Waveney Road Woods TO
LP13.OS.328 NG Welland Road TO
LP13.OS.329 NG Wetlands Wildlife Area Church Lane TR
LP13.OS.330 NG Macey's Meadow Norman Road WM
LP13.OS.331 NG Shoulder of Mutton Wood Wouldham WO
LP13.OS.332 NG Wouldham Common Hill Road WO
Old London Road
LP13.OS.333 NG Butts Hill Wood WR
A20
LP13.OS.334 NG Downlands Walk Wrotham WR
169
170
Appendix Q: Allotments
171
172
Parish/Borough
Ref Type Location
Council
Allotments (A)
LP13.A.01 A Royal British Legion Allotments Aylesford (RBLI)
LP13.A.02 A Station Road Aylesford P.C.
LP13.A.03 A Belgrave Street Aylesford PC
LP13.A.04 A Burham Allotments Burham PC
LP13.A.05 A Kiln Barn Road Ditton Parish
LP13.A.06 A Pippin Road East Peckham P.C
LP13.A.07 A Plover Road EM & L PC
LP13.A.08 A Heath Farm Allotments EM & L PC
LP13.A.09 A Off High Street Car Park EM & L PC
LP13.A.10 A Lunsford Lane EM & L PC
LP13.A.11 A Carpenter's Lane Hadlow PC
LP13.A.12 A The Freehold Hadlow PC
LP13.A.13 A Kelcher's Lane Hadlow PC
LP13.A.14 A Butchers Lane Mereworth PC
LP13.A.15 A Church Road Offham PC
LP13.A.16 A Stonehouse Field Platt P.C
LP13.A.17 A Plaxtol Allotments Plaxtol PC
LP13.A.18 A Wyvern Close Snodland TC
LP13.A.19 A Birling Lands Snodland TC
LP13.A.20 A Long Mead Way TMBC
LP13.A.21 A Ridgeway Crescent TMBC
LP13.A.22 A Clare Avenue TMBC
LP13.A.23 A Swanland Drive TMBC
LP13.A.24 A Waveney Road TMBC
LP13.A.25 A Somerhill Road TMBC
LP13.A.26 A Barden Park Road TMBC
LP13.A.27 A Green Lane Trottiscliffe PC
LP13.A.28 A Brickfields, Old Road Wateringbury PC
LP13.A.29 A Ryarsh Lane West Malling PC
LP13.A.30 A Oldfield Drive Wouldham PC
LP13.A.31 A Pilgrims Way Wrotham PC
173
174
Appendix R: Open Space – Standards & Implementation Process
175
176
Open Space Standards – On-site provision
Standard
Type Area
(ha per 1000 pop.)
Outdoor Sports Facilities 1.6 (of which a

Borough-
(sports pitches, tennis, athletics, minimum of1.2 is for
Wide
bowls) playing pitches)
Children’s and Young People’s 0.55 (of which a

Play Areas (equipped play Borough- minimum of 0.25 is for
areas, skate parks, ball courts, Wide equipped/designated
informal play space and MUGAs) play areas)
Natural and Semi-Natural Borough-

1.0
Greenspaces Wide
Amenity Green Spaces No standard - The

provision of amenity
greenspace will be
design-led rather than
Borough-
prescribed and will be
Wide
addressed in other
policies seeking to
achieve a high quality
environment.
Total Requirement 3.15
Open Space Standards – Off-site provision
Standard
Type Area
(ha per 1000 pop.)
Parks and Gardens Borough-

2.2
Wide
177
Open Space Provision: Implementation Process
Decision-making Flowchart
Q. Will the type of development generate a need for open space?

STEP 1
Yes No. Decision – No provision required.
Q. What level of open space need will be generated by the development

STEP 2
proposal?
Q. Can new on-site open space provision be made, fit-for-purpose, in accordance

with the standards?
STEP 3 Yes
No
Decision – Provide open space on-site in
accordance with the standards.
Q. Can new off-site open space provision be made, fit-for-purpose, within a

reasonable proximity of the site?
Yes No
STEP 4
Decision – Provide open space off-site Decision - Secure developer
(directly or indirectly via developer contributions to enhance existing
contributions) in accordance with the open spaces in proximity to the
standards. development site.
Step 1: Will the type of development generate a need for open space?
The following forms of development will generate a requirement for publicly
accessible open space provision:
• Open market housing
• Affordable housing
• Permanent mobile homes and permanent static caravans
The following forms of development will not generate a requirement for publicly
accessible open space provision:
178
• Extensions to dwellings
• Residential care homes (use class C2)
Step 2: What level of open space need will be generated by the development?
This is determined by taking account of the likely population that will occupy the
development which is calculated on the following basis:
Average household size per dwelling
Dwelling Size Av. Household Size (persons)
1 bed Flat 1.25
2 bed Flat 1.64
3+ bed Flat 2.17
1 bed House 1.30
2 bed House 2.11
3 bed House 2.62
4+ bed House 3.25
Source: The New Build Survey 2005 (Kent County Council)
The likely population is then multiplied by the relevant standard as expressed per
person:
Open Space Standards – On-site provision
Standard
Type Area
(sq. m per person)
Outdoor Sports Facilities (sports

Borough-Wide 16
pitches, tennis, athletics, bowls)
Children’s and Young People’s

Play Areas (equipped play areas,
Borough-Wide 5.5
skate parks, ball courts, informal
play space and MUGAs)
Natural and Semi-Natural

Borough-Wide 10
Greenspaces
Amenity Green Spaces No standard - The

Borough-Wide provision of amenity
greenspace will be
design-led rather
179
Standard
Type Area
(sq. m per person)
than prescribed and
will be addressed in
other policies
seeking to achieve a
high quality
environment.
Total Requirement 31.5
Open Space Standards – Off-site provision
Standard
Type Area
(sq. m per person)
Parks and Gardens Borough-Wide 22
Step 3: Can new on-site open space provision be made, fit-for-purpose, in

accordance with the adopted standards?
The preference is to seek a functional form of open space that is fit-for-purpose on-
site. Fields in Trust (FiT) 4 has produced recommended minimum sizes for different
categories of open space (see overleaf). The Council will have regard to these in
assessing whether a functional form of open space provision can be made on-site.
Where this is not practicable off-site provision will be sought (Step 4)
Step 4: Can new off-site open space provision be made, fit-for-purpose, within
a reasonable proximity of the development site?
Off-site provision will be sought within a reasonable proximity of the development
site where it is not practicable to deliver a functional form of open space on-site.
‘Reasonable proximity’ does vary depending on the category of open space.
For outdoor sports facilities such as playing pitches, there is a willingness to travel a
few miles to attend matches, resulting in a radius around development sites
extending across significant parts of the borough.
However, for other forms of open space, it is reasonable to expect provision to be
made within close proximity of the development site to serve the people living there.
This applies to the category of ‘Children’s and Young People’s’ play areas.
4
Guidance for Outdoor Sport and Play: Beyond the Six Acre Standard (England) (October 2015):
www.fieldsintrust.org
180
FiT Recommended minimum sizes
181
Step 4 continued
For CYPs, it is reasonable to expect provision to be made within easy walking
distance.
FiT has produced a set of benchmark guidelines which the Council will have regard
to (see below) when seeking off-site provision.
WALKING GUIDELINE
Open space typology
(walking distance: metres from dwellings))
Equipped/designated Local Area for Play (LAP) – 100m

play areas Locally Equipped Area for Play (LEAP) – 400m
Neighbourhood Equipped Area for Play (NEAP) – 1,000m
Other outdoor
provision (MUGAs
700m
and skateboard
parks)
Where there are no options to deliver off-site provision within a reasonable proximity
of the development site, the Council will seek a developer contribution (commuted
sum) commensurate to the open space requirement.
The commuted sum will be used to enhance existing publicly accessible open space
in the borough. The initial focus will be on open spaces within a reasonable proximity
of the development site.
The calculation of the commuted sum will be based upon typical costings for open
space provision (see below). The cost of provision will be indexed linked (retail price
index).
Provision Cost
Open space
£ per sq. m
Outdoor Sports Facilities £69.66
Children’s and Young

£213.84
People’s Play Areas
Natural Green Spaces £6.81
Parks and Gardens £25.13
The calculation of the commuted sum is:
Total persons occupying development x adopted standard of open space per person
(sq. m) x costings of open space provision per sq. m
182
Appendix S: Monitoring Indicators
183
184
Indicator no. Indicator Target Source of monitoring Trigger Frequency Action Policy
General/Whole Plan
Number and nature of Analysis of departures reveals a

Consider the need for changes to the
TMBC 1 departures for the Local Plan [No specific target] Analysis of appeal decisions significant trend/ issue in the nature Annually Whole Plan
Local Plan as part of a Local Plan review
granted consent per year of departures obtaining consent.

Appeals lost against Local Analysis of appeal decisions reveal a
TMBC 2 [No specific target] Analysis of appeal decisions Annually Local Plan policies as part of a Local Plan Whole Plan
Plan significant policy omission or issue.
review
Annual update of the IDP identifies Identify actions which would be used to
Successful and timely
risk to the delivery of essential overcome barriers to deliver
Successful delivery of the delivery of the essential
TMBC 3 Monitor through section 106 schemes including: Risk of a short fall Annually infrastructure. LP10
schemes in the IDP schemes identified in the
in funding or Risk to the timing of
IDP
delivery. Consider the need for a review of the IDP
Monitoring of decision Analysis of planning decisions
No net loss of designated Consider the need for changes to the
TMBC 4 Number of designated sites notices I.e. change from revealing a deviation from the Annually LP11
sites. Local Plan as part of a Local Plan review
employment to housing development plan.
Housing
Persistent shortfall in annual Review deliverability of housing sites and
Progress on allocated housing Timely delivery of Monitoring of decision completions on allocated sites address barriers to delivery, including
TMBC 5 Annually LP3
sites allocated sites notices compared with target rates in the bringing sites in the long term trajectory
trajectory. forward, where necessary
Review approach towards self-build plot
The delivery of serviced provision, including with Registered
A sustained low rate of delivery of
plots meets or exceeds Providers and housebuilders
Number of plots for self-build Monitoring of decision plots compared with registered
TMBC 6 that of the required need Annually LP3, LP46
units consented notices interest. In relation to Government
within the specified Assess the effectiveness and
phasing guidelines
phasing period interpretation of Policy LP45 as part of a
Local Plan Review
Number and tenure of Affordable housing delivery falls
Work with Registered Providers to secure
affordable homes significantly below annual
greater delivery or change to tenure of
completed/ consented requirements.
Number and tenure of delivery
TMBC 7 per annum is in Liaise with Housing Services Annually LP39
affordable homes delivered
accordance with the Tenure of affordable housing delivery
Review interpretation of approach
policy requirements deviates significantly from the
regarding off-site contribution
(LP38) indicative policy target.
Mix of dwellings
Number of dwellings of Monitored through decision Analysis of housing being delivered Review interpretation of Policy LP39
consented, corresponds
different sizes (measured by notices (however not always shows that a range or specific needed
TMBC 8 with the dwelling size mix Annually LP40
number of bedrooms) given due to permission type of housing is not being delivered Work with housebuilders to identify and
in the SHMA referenced
consented being outline) at the needed rate or level. address the mismatch
in LP39
185
Indicator no. Indicator Target Source of monitoring Trigger Frequency Action Policy
Employment
Identify if barriers to delivery can be
Total amount of class B Timely delivery of Analysis of consents reveals a low rate
Monitoring of decision overcome, for example through the
TMBC 9 employment floor space allocated sites for of delivery in class B employment Annually LP35
notices develop management process, including
consented/completed by type employment use space with in the monitoring year.
resolving specific constraints
Retail
Area of (ground floor) retail Analysis consents reveals shows that a Consider the need for changes to Policies
No net loss of (ground Monitoring of decision
TMBC 10 floor space consented within significantly high proportion of ground Annually LP7 & LP8 as part of a review of the Local LP7, LP8
floor) retail floor space notices
Tonbridge Town Centre floor retail space is being lost. Plan
Gypsies and Traveling Showpeople
Net increase in
permanent pitches/ plots The number of permanent pitch/ plot
Delivery of Gypsy and Local Plan allocations and/ or revising
TMBC 11 sufficient to meet the Enforcement & DM? consents granted are significantly Annually LP38
Traveller pitches Policy LP37 as part of a review of the
identified need up to above or below identified need
Local Plan
2031
Natural Environment- Biodiversity
Net increase of priority Analysis of the relevant consents
Monitoring of planning
habitat per annum as a shows a no or little gain or Review reasons for loss to ensure correct LP19 and
TMBC 12 Area (per ha) of habitats applications and decision Annually
result of new improvement of habitat in an area as application of the Local Plan policies Strategic Sites
notices
development a result of development.
Good Design and Sustainable Design
Have all development
Number of new dwellings
meet new water Development is granted permission Review reasons for failure to comply, to
failing to meet the Building
TMBC 13 efficiency standards as Environment Agency when it does not meet water Annually ensure correct application of Local Plan LP44
regulations requirements on
stated in Local Plan policy efficiency standards as stated in LP43 policies
water efficiency
LP43
All consented Analysis of the relevant consents
Number of units that do not Monitoring of Planning Review reasons for failure to comply, to
developments meet the shows there have been grants of
TMBC 14 comply with internal space applications and decision Annually ensure correct application of Local Plan LP43
Governments Internal planning permission that do not meet
standards notices policies
Space Standards the required space standards
Analysis of consents to calculate the Review reasons for failure to comply, to
Area (ha) of publicly Net gain over the plan Monitoring of decision
TMBC 15 provision of publicly accessible open Annually ensure correct application of Local Plan LP41
accessible open space period notices
space policies
Transport
Timely delivery of new or
improvements to travel
arrangements in the
Travel arrangements have not
agreed area associated Monitor through planning Identify measures to overcome barriers
TMBC 16 Provision of Travel Plans improved or have worsened as a Annually LP23
with the development. application documents to delivery
result of development.
Improving
interconnectivity and
improving air quality
186
Local Plan Team
Email: [email protected]
Telephone: 01732 876268
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Tonbridge & Malling

Cllr Nicolas Heslop Cllr Howard Rogers

2. CHALLENGES & VISION 9

5. SUSTAINABLE GROWTH – WHERE DEVELOPMENT IS PLANNED 35

6. MANAGING DEVELOPMENT – LOCAL REQUIREMENTS 59

Tonbridge & Malling Borough Local Plan

What is the Local Plan?

The Government’s National Planning Policy Framework (NPPF) provides the

The Council has a current suite of development plan documents in place

• Core Strategy (September 2007)

• Development Land Allocations (April 2008)

• Tonbridge Central Area Action Plan (April 2008)

• Managing Development & the Environment (April 2010)

• Saved Policies (April 2010)

As highlighted above, the purpose of the Development Plan is to facilitate

LP1: Presumption in Favour of Sustainable Development

How to use the Local Plan

The starting point for decision-taking on planning applications is the

Figure 1: Tonbridge & Malling Local Plan Structure

Chapter Customer Questions

What is the golden

What kind of place will

3. Strategic What priorities have

4. Strategic How will development

6. Managing What are the local

How will the

Where can I find the

In addition, regard should be had to the Government’s NPPF. Whilst the

To help your understanding of key technical references in the Local Plan,

What influences the Local Plan?

Figure 2: Influences on the Local Plan

Reg.18 National National

Whole Plan Local Evidence

Several pieces of evidence have shaped the development strategy and

• Strategic Housing Market Assessment (SHMA)

• Employment Land Needs Assessment

• Gypsy and Traveller and Travelling Showperson Accommodation

• Strategic Land Availability Assessment (SLAA)

• Strategic Flood Risk Assessment (SFRA)

• Transport Assessment + A20 VISUM Study

• Air Quality Assessment

• Green Belt Study

• Green Infrastructure & Ecological Network Report

• Open Space Study

• Whole Plan Viability Assessment

• Infrastructure Delivery Plan

Sustainability Appraisal & Habitats Regulations Assessment

An important part of the plan-making process is the Sustainability Appraisal

cumulatively. This is achieved by assessing the policies – and reasonable

The Habitats Regulations Assessment focussed on the potential impact of

It is important that the sustainable development identified in the Local Plan is

Throughout the process of preparing the Local Plan on-going engagement

representatives; land owners; developers; businesses and statutory

Kent Minerals and Waste Local Plan

The wide range of influences on the Local Plan have, in combination,

Table 1: Spatial Portrait

Area: 24, 013 ha

Urban/Rural Split: Most of the borough is rural in character.

Largest rural settlements are West Malling, Borough