1.1 We welcome your comments on the policies and proposals set out in this Local Plan Review Regulation 19 document. Please use the proforma that accompanies this document to make comments.

The consultation runs from ENTER DATES HERE

About this Consultation

1.2 This document is the third public consultation on the review of the adopted Local Plan 2017. The first consultation took place in 2019 and was entitled �Scoping, Themes and Issues� and the second consultation was entitled �Preferred Approaches�. Since then, a great deal of additional work has been undertaken and Maidstone Borough Council is now in a position to consult on the draft Local Plan Review document that we intend to submit for Independent Examination by an Inspector appointed by the Secretary of State.�

1.3 This consultation is aimed at a range of stakeholders, from the local community through to landowners, developers, businesses, statutory undertakers and neighbouring local authorities.

1.4 All policies from the adopted Local Plan 2017 have been considered and you will see that the structure of the main chapters of this consultation document reflects the overall structure of the adopted Local Plan 2017. Some of the adopted Local Plan 2017 policies are still necessary and will be retained. Others need modification and others are no longer needed. There are also new policies within this document that did not feature in the adopted Local Plan 2017. This consultation is an opportunity to comment on the soundness and legal compliance of this document.

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2. INTRODUCTION TO THE MAIDSTONE BOROUGH LOCAL PLAN REVIEW

Background to the Local Plan

2.1 Maidstone Borough Council�s (MBC�s) activities impact on the lives of people living and working in the borough in a variety of ways. From collecting refuse from homes and businesses, keeping our public open spaces clean, tidy and fit for purpose, actively intervening to make the borough �open for business�, managing the housing register and finding safe places to live for those in greatest housing need, all the way to managing the elections in the borough, the council�s responsibilities and activities are diverse.

2.2 This responsibility is reflected in MBC�s Strategic Plan, which highlights its responsibility �to make every effort to deliver its services and produce cohesive plans for � economic, environmental, social and cultural prosperity. We have stewardship of our future and it is important that we get it right�.

2.3 One part of MBC �s statutory responsibilities is as the Local Planning Authority. This means the council has a statutory responsibility for determining planning applications and is responsible for preparing and maintaining a local plan for the borough.

2.4 The Maidstone Borough Local Plan (MBLP) was adopted in October 2017 and covers the period to 2031, anticipating and planning for the new homes, business premises, shops and infrastructure needed over the plan period.

2.5 This Local Plan Review document updates and supersedes the 2017 Local Plan, whilst �saving� relevant policies contained within it, and ensuring that it is in line with the latest national planning requirements, including extending the plan period to 2037/38. The Local Plan Review is a key document that sets the framework to guide the future development of the Borough. It plans for homes, jobs, shopping, leisure and the environment, including biodiversity and climate change, as well as the associated infrastructure to support new development. It explains the �why, what, where, when and how� development will be delivered through the strategy that plans for growth and renewal whilst at the same time protects and enhances the borough�s natural and built assets.

2.6 The Maidstone Borough Local Plan Review is supported by a robust and proportionate evidence base, has been produced in accordance with government requirements, including the duty-to-co-operate, and considers several relevant national and local plans and strategies.

2.7 The National Planning Policy Framework (NPPF) is published by the government. The NPPF explains the statutory provisions and provides guidance to both the community and local government about the operation of the planning system and how the government�s planning policies should be applied. The suite of National Planning Practice Guidance (NPPG) adds further context, and should be read in conjunction with, the NPPF. The Local Plan Review does not repeat national policy, but it does explain how the policy has been applied.

2.8 The Local Plan Review:

� Sets out the scale and distribution of development.

� Identifies, by site, where development will be located.

� Identifies where development will be constrained; and

� Explains the infrastructure required to help deliver the plan.

2.9 In considering proposals for development, the Borough Council will apply all relevant policies of the plan. It is therefore assumed that the plan will be read as a whole and cross-referencing between plan policies has been minimized.

2.10 The Local Plan forms part of the overall Development Plan for the borough. Development Plans, which include adopted Local Plans and adopted Neighbourhood Development Plans, are central to the planning system and are needed to guide the decision-making process for land uses and development proposals. Other documents within the Development Plan are:

� North Loose Neighbourhood Plan 2015-2031 (2016)

� Staplehurst Neighbourhood Plan 2016-2031 (2020)

� Loose Neighbourhood Plan 2018-2031 (2019)

� Marden Neighbourhood Plan 2017-2031 (2020)

� Boughton Monchelsea Neighbourhood Plan (2021)

� Lenham Neighbourhood Plan 2017-2031 (2021)

� Kent Minerals and Waste Local Plan 2013-30 as amended by Early Partial Review (2020)

� Kent Mineral Sites Plan (2020)

� South East Marine Plan (2021)

2.11 The Minerals and Waste Local Plan identifies Mineral Safeguarding Areas whose purpose is to avoid the unnecessary sterilization of any mineral resources through incompatible development. Development proposals coming forward within the Minerals Safeguarding Areas located within Maidstone Borough will therefore need to comply with minerals safeguarding policies in the Minerals and Waste Local Plan. The extent of the Minerals Safeguarding Areas are shown on the Policies Map accompanying the Local Plan Review.

2.12 Neighbourhood Development Plans, which are also called Neighbourhood Plans are prepared by Parish Councils and Neighbourhood Forums. A Neighbourhood Plan attains the same legal status as other documents within the Development Plan once it has been agreed at referendum and is made (brought into legal force) by the Borough Council. Government advises that a Neighbourhood Plan should support the strategic development needs set out in an adopted Local Plan and plan positively to support local development. Neighbourhood Plans must be prepared in accordance with the NPPF and be in general conformity with the strategic policies of the adopted Maidstone Borough Local Plan Review.

2.13 There are a number of adopted supplementary planning documents (SPD) and planning advice notes, which provide supplementary guidance to local and national planning policies. The following SPDs and advice notes are saved:

� Affordable and local needs housing (SPD)

� Kent Design Guide (2005)

� Kent & Medway Structure Plan 2006: SPG4 Vehicle Parking Standards

� Kent Design Guide Review: Interim Guidance Note 3-Residential Parking

� London Road Character Area Assessment SPD (2008)

� Loose Road Character Area Assessment SPD (2008)

� Residential Extensions SPD (2009)

� Domestic and Medium Scale Solar PV Arrays (up to 50KW) and Solar Thermal (2014)

� Large Scale (>50KW) Solar PV Arrays (2014)

� Kent Downs AONB Management Plan 2021-2026

� London Road walking and cycling assessment (2019)

� Maidstone walking and cycling assessment (2018)

� Building for Life 12 (2018)

� Delivering Growth (2017)

� Community Facilities in North Ward Feasibility Study (2017)

� Air Quality Guidance (2017)

� Public Art Guidance (2017)

� Green and Blue Infrastructure Strategy: Action Plan (2017)

� Maidstone Tri Study (2017)

3.

SPATIAL PORTRAIT & KEY LOCAL ISSUES

Spatial Portrait

3.1 The borough of Maidstone covers approximately 40,000 hectares and is situated in the heart of Kent. Maidstone is the County Town of Kent and approximately 75% of its 171,800 population live in the urban area. The Maidstone urban area, located in the north west of the borough, has a strong commercial and retail town centre, with Maidstone comprising one of the largest retail centres in the south east. A substantial rural hinterland surrounds the urban area, part of which enjoys designation due to its high landscape and environmental quality. The borough encompasses a small section of the Metropolitan Green Belt (1.3%), and 27% of the borough forms part of the Kent Downs Area of Outstanding Natural Beauty (AONB).

Figure 3.1 � Maidstone Borough at a glance

3.2 The borough is strategically located between the Channel Tunnel and London with direct connections to both via the M20 and M2 motorways. Three central railway stations in the town connect to London, Ashford, Tonbridge and to the Medway Towns. Maidstone Borough has a close interaction with the Medway Towns that provide a part of the borough's workforce. The town centre acts as the focus for retail development throughout the borough and has an important role to play in the visitor economy with the tourist information centre located at Maidstone Museum.

3.3 The rural centres of Harrietsham and Lenham lie on the Ashford International - Maidstone East - London Victoria line; and Headcorn, Marden and Staplehurst lie on the Ashford International, Tonbridge - London Charing Cross and London Cannon Street lines. Yalding lies on the Medway Valley Line, Paddock Wood - Maidstone West - Maidstone Barracks - Strood.

3.4 The Channel Tunnel link known as High Speed 1 (HS1) runs through the borough, providing fast links into London (a service links to HS1 from Maidstone West station, via Strood to Ebbsfleet). A number of main highway routes cross the borough including the A20, A229, A249, A274 and A26.

3.5 The borough is relatively prosperous with a considerable employment base and a lower-than-average unemployment rate compared to Kent. However, the borough has a relatively low wage economy that has led to out-commuting for higher paid work.

3.6 The local housing market crosses one adjacent borough boundary into Tonbridge and Malling, with relationships identified with the Ashford, Medway, Tunbridge Wells, and London housing markets. All of these markets are influenced by their proximity to London, resulting in relatively high house prices.

3.7 There are parts of the borough that would benefit from renewal, primarily including Maidstone town centre and there are pockets of deprivation that exist, particularly in the urban area. The rural service centres and larger villages provide services to the rural hinterland and some larger villages also play a vital part in the rural economy. There are a number of significant centres of economic activity in and around the rural settlements, and smaller commercial premises are dotted throughout the borough.

3.8 Agriculture remains an important industry to the borough including the traditional production of soft fruits and associated haulage and storage facilities.

3.9 The borough is fortunate to benefit from a number of heritage and natural assets including 41 conservation areas, over 2,000 listed buildings, 26 scheduled ancient monuments and 15 registered parks and gardens important for their special historic interest. Seven percent of the borough is covered by areas of ancient woodland, there are 63 local wildlife sites, 34 verges of nature conservation interest, 11 sites of special scientific interest, three local nature reserves and a European designated special area of conservation. The River Medway flows through the borough and the town centre and, together with its tributaries, is one of the borough's prime assets. Protection of the borough's distinct urban and rural heritage remains an important issue for the council.

3.10 The council is making provision for new housing and employment growth, together with associated infrastructure, whilst at the same time emphasising that growth is constrained by Maidstone's high-quality environment, the extent of the floodplain, and the limitations of the existing transport systems and infrastructure. There is also likely to be increased pressure to compete with nearby Ebbsfleet Garden City, the Kent Thames Gateway and Ashford to attract inward investment. The challenge for this LPR is to manage the potential impacts of future growth to ensure that development takes place in a sustainable manner that supports the local economy whilst safeguarding the valuable natural and built assets of the borough.

The LPR�s Strategic Issues

3.11 Table 3.1 brings together the NPPF�s strategic themes and the Strategic Plan�s priorities and outcomes, the NPPF strategic themes and the associated strategic issues for Maidstone borough. This table helps provide the basis for the structure of the remaining chapters of this document

NPPF	Strategic Plan	Local Plan Review
Strategic Theme (Para 20)	Priorities & Outcomes	Strategic Issue
Set out an overall strategy for the scale, pattern and quality of development and make sufficient provision for�
�Housing (including affordable housing), employment, retail, leisure, and other commercial development	Embracing growth & enabling infrastructure Council leads masterplanning and invests in new places which are well designed. Key employment sites are delivered	Meeting the borough�s local housing need and helping to meet needs across the relevant Housing Market Area/s Ensuring a sufficient supply of affordable housing
	Skills levels and earning potential of our residents are raised Local commercial and inward investment is increased	Ensuring sufficient land and floorspace is provided to support economic growth in the borough and to contribute to the needs of the wider economic market area
	Homes & Communities Existing housing is safe, desirable and promotes good health and well being Housing need is met including affordable housing Homelessness and rough sleeping are prevented	Ensuring that Maidstone has a vital and vibrant town centre which maintains its role in the sub-region and that a network of local centres continue to serve local retail and service needs.
	A thriving place
	Our town and village centres are fit for the future
	A vibrant leisure and cultural offer

NPPF	Strategic Plan	Local Plan Review
Strategic Theme (Para 20)	Priorities & Outcomes	Strategic Issue
Conservation and enhancement of the natural, built and historic environment, including landscapes and green infrastructure, and planning measures to address climate change mitigation and adaptation	Safe, clean & green A borough that is recognised as clean and well cared for by everyone People feel safe and are safe An environmentally attractive and sustainable borough Embracing growth and enabling infrastructure Sufficient infrastructure is planned to meet the demand of growth	Ensuring that the borough�s environmental assets such as the Area of Outstanding Natural Beauty, Landscapes of Local Value, the countryside and Green Belt are suitably protected and enhanced. Tackling the biodiversity emergency by ensuring that the borough�s biodiversity and wildlife habitats are suitably protected and enhanced Ensuring that the borough�s historic assets are conserved and enhanced
	Heritage is respected	Contributing to an overall improvement in air quality, in particular in the Maidstone Air Quality Management Area.
		Managing the risk of flooding from all sources.
		Tackling the climate change emergency by taking a proactive approach to mitigating and adapting to climate change
�Infrastructure for transport, telecommunications, security, waste management, water supply, wastewater, flood risk and coastal change management, and the provision of minerals and energy (including heat)	Embracing growth & enabling infrastructure Sufficient infrastructure is planned to meet the demands of growth	Ensuring sufficient transport infrastructure is provided to serve the new development that is planned. Ensuring sufficient, fit for purpose utilities infrastructure is provided to serve the new development that is planned.

NPPF	Strategic Plan	Local Plan Review
Strategic Theme (Para 20)	Priorities & Outcomes	Strategic Issue
Community facilities (such as health, education and cultural infrastructure);	Homes & communities Community facilities and services in the right place at the right time to support communities A diverse range of community activities is encouraged. Safe, clean and green	Ensuring that sufficient provision is made for health and education to serve the new development that is planned. Ensuring a sufficiency of parks and open spaces Ensuring that sufficient provision is made for community infrastructure
	Everyone has access to high quality parks and green spaces
	People are safe and feel safe
	A thriving place
	A vibrant leisure and cultural offer

Table 3.1 � Local Plan Review Relationship with NPPF and Strategic Plan

4. SPATIAL VISION AND OBJECTIVES

4.1 The council�s vision for the borough is set out in the 2019 Strategic Plan:

Local Plan Review Spatial Vision

4.2 Having regard to the Borough�s Strategic Plan, as well as the other matters and strategic issues that the LPR will need to address, the proposed spatial vision for the LPR is as follows:

By 2037: Embracing growth which provides improved infrastructure, economic opportunity, services, spaces, and homes for our communities, while addressing biodiversity and climate change challenges and protecting our heritage, natural and cultural assets.

Spatial objectives

4.3 The objectives below respond to the strategic issues and other matters noted in the document, as well as the spatial vision identified above. They will help deliver on the vision as stated.

1. THROUGH THE LOCAL PLAN REVIEW THE COUNCIL WILL PROVIDE FOR, DURING THE PLAN PERIOD, A BALANCE OF NEW HOMES AND RELATED RETAIL AND EMPLOYMENT OPPORTUNITIES ACROSS THE BOROUGH

4.4 By 2037 prosperity set out in the vision will be achieved through the strategic direction of growth set out in the LPR. The emphasis will be on increasing developing skilled employment opportunities in the borough alongside developing learning opportunities, having regard to the roles of centres across the borough and existing and improved accessibility patterns:

i. Principally within the Maidstone urban area, with a particular focus on the renewal of the town centre, including the Invicta Barracks strategic development location;

ii. Within two new garden communities at Heathlands and Lidsing;

iii. With significant employment locations at the former Syngenta Works and Woodcut Farm

iv. To a lesser extent at the six rural service centres of Harrietsham, Headcorn, Lenham, Marden, Coxheath and Staplehurst consistent with their range of services and role; and

v. Limited development at the seven larger villages of East Farleigh, Eyhorne Street (Hollingbourne), Sutton Valence and Yalding, Loose and Leeds;

vi. To support the sustainable future of smaller villages and hamlets where appropriate.

2. MAINTENANCE OF THE DISTINCT CHARACTER AND IDENTITY OF VILLAGES AND THE URBAN AREA

4.5 The roles of the rural service centres and larger villages will be strengthened through the retention of existing services, the addition of new infrastructure where possible, and the regeneration of employment sites including the expansion of existing employment sites where appropriate. Development throughout the borough will be required to provide a mix of housing tenures to allow for the creation of sustainable communities and be of high-quality using design that responds to the local character of areas and incorporates sustainability principles.

3. PROTECTION OF THE BUILT AND NATURAL HERITAGE, INCLUDING THE KENT DOWNS AONB AND ITS SETTING, THE SETTING OF THE HIGH WEALD AONB AND AREAS OF LOCAL LANDSCAPE VALUE;

4.6 Development will have regard to safeguarding and maintaining the character of the borough's landscapes including the Kent Downs and High Weald Areas of Outstanding Natural Beauty and their settings. Development will also conserve and enhance other distinctive landscapes of local value and heritage designations whilst facilitating the economic and social well-being of these areas, including the diversification of the rural economy.

4. ENSURING THAT DEVELOPMENT ADEQUATELY MITIGATES AND ADAPTS TO CLIMATE CHANGE, WHILST ADDRESSING THE ISSUES OF FLOODING AND WATER SUPPLY AND THE NEED FOR DEPENDABLE INFRASTRUCTURE FOR THE REMOVAL OF SEWERAGE AND WASTEWATER;

4.7 To recognise the climate change emergency by ensuring that development supports the Council�s ambition of becoming a carbon neutral borough by 2030 by delivering sustainable and, where possible, low carbon growth which protects the boroughs natural environment. The Council will, through local plan policy, seek to facilitate the necessary infrastructure to enable residents and businesses to minimise their impact on and respond to climate change. Developments will have considered the potential for the site to be delivered in a low carbon way, the incorporation of zero or low carbon technologies, and will include provision to enable future technologies and climate change adaptation. Additionally, development will give high regard to protection and enhancement of biodiversity.

5. PROTECTION AND ENHANCEMENT OF BIODIVERSITY, AND PROTECTION AND PROMOTION OF THE MULTI-FUNCTIONAL NATURE OF THE BOROUGH�S OPEN SPACES, RIVERS AND OTHER WATERCOURSES;

4.8 To recognise the biodiversity emergency through protection and enhancement of biodiversity. To retain and enhance the character of the existing green and blue infrastructure and to promote linkages between areas of environmental value;

4.9 The delivery of the Green and Blue Infrastructure Strategy will develop and enhance a high-quality network of green and blue spaces building on the assets that already exist.

6. PROVISION OF STRATEGIC AND LOCAL INFRASTRUCTURE TO SUPPORT NEW DEVELOPMENT AND GROWTH INCLUDING A SUSTAINABLE INTEGRATED TRANSPORT STRATEGY, ADEQUATE WATER SUPPLY, SUSTAINABLE WASTE AND MINERALS MANAGEMENT, ENERGY INFRASTRUCTURE, AND SOCIAL INFRASTRUCTURE SUCH AS HEALTH, SCHOOLS AND OTHER EDUCATIONAL FACILITIES

4.10 The Council will seek to ensure that key infrastructure and service improvements needed to support delivery of the Maidstone Borough LPR are brought forward in a coordinated and timely manner, and that new development makes an appropriate contribution towards any infrastructure needs arising as a result of such new development. The Council will achieve this through close working with infrastructure providers.

4.11 Through the delivery of the Integrated Transport Strategy, Maidstone will seek a transport network that supports a prosperous economy and provides genuine transport choices to help people make more journeys by modes such as public transport, walking and cycling.

4.12 The infrastructure will support the growth projected by the Local Plan to 2031 and LPR by 2037 with a focus on large scale developments, such as proposals at the new garden communities at Heathlands and Lidsing, with an aspiration for self-sufficiency.

7. IMPROVE THE QUALITY OF AIR WITHIN THE AIR QUALITY MANAGEMENT AREA (AQMA)

4.13 Developments within, and with the potential to adversely impact the boroughs AQMA will be required to mitigate their impact, including on human health, having regard to both on-site design and travel patterns and modes of travel.

8. RENEWAL OF MAIDSTONE URBAN AREA WITH PARTICULAR FOCUS ON MAIDSTONE THE TOWN CENTRE AND AREAS OF SOCIAL AND ENVIRONMENTAL DEPRIVATION.

4.14 To transform the offer, vitality and viability of Maidstone town centre including its office, retail, residential, leisure, cultural and tourism functions together with significant enhancement of its public realm and natural environment including the riverside. As the County Town of Kent, Maidstone's urban area will be revitalised by the regeneration of key commercial and residential sites and areas of existing deprivation, supported by the creation of employment opportunities, the regeneration of key sites, continued investment in the town centre and improvements to access. The town centre will be a first-class town centre that will enable Maidstone to retain its role in the retail hierarchy of Kent by the creation of a distinctive, accessible, safe and high-quality environment for the community to live, work and shop in. The town centre will be regenerated by encouraging a wide range of new development including shops, businesses, residential development, cultural and tourism facilities, and enhanced public spaces for people to enjoy and for activities that will attract residents and visitors. There will also be focus on provision of appropriate social infrastructure as well as accessibility, permeability, and sustainability of the town centre.

9. REDRESSING THE LOW WAGE ECONOMY BY EXPANDING THE EMPLOYMENT SKILLS BASE TO TARGET EMPLOYMENT OPPORTUNITIES

4.15 The plan aims to provide for investment in employment space across the borough and in the town centre in a manner which maximises choice and flexibility as a mechanism to attract a more diverse range of employment with increased levels of higher added value, local jobs. However, if this is to be both economically and environmentally sustainable, it is important that local residents and communities are equipped with the skills to compete for the employment and training opportunities that result from this investment, and to continue to develop their skills base throughout their careers and beyond.

4.16 In achieving this, the plan will need to work in parallel with other documents such as the borough�s Economic Development Strategy, and with other agencies such as the Local Enterprise Partnership, Invest in Kent and both local and sub regional Higher Education and Further Education providers to ensure that these links are made, as a direct result of development, and that opportunities are created at the best locations for the delivery of this education and training.

10. MEETING HOUSING NEEDS BY DELIVERING AFFORDABLE HOUSING, LOCAL NEEDS HOUSING, ACCOMMODATION FOR THE ELDERLY, ACCOMMODATION TO MEET GYPSY AND TRAVELLER NEEDS, AND ACCOMMODATION TO MEET RURAL HOUSING NEEDS;

4.17 To support new housing in villages that meet local needs and is of a design, scale, character and location appropriate to the settlement and which supports the retention of existing services and facilities; A better mix and balance of housing will be provided, and the density and location of development will be carefully considered.

4.18 To provide for future housing that meets the changing needs of the borough�s population including provision for an increasingly ageing population and family housing; an appropriate tenure mix; affordable housing and; accommodation to meet the needs of the Gypsy and Traveller community.

11. ENSURING THAT ALL NEW DEVELOPMENT IS BUILT TO A HIGH STANDARD OF SUSTAINABLE DESIGN AND CONSTRUCTION

4.19 To ensure that new development is of high-quality design, making a positive contribution to the area including protection of built and natural heritage and the protection and enhancement of biodiversity; development will be required to take account of the impact of climate change. To ensure that new development takes account of the need to mitigate its impact on and respond to climate change, implementing sustainable construction standards for both residential and non- residential schemes.

5. THE BOROUGH SPATIAL STRATEGY

5.1 One of the principal aim of the Local Plan is to set out clearly the council�s proposals for the spatial distribution of development throughout the borough based on the vision and objectives of the plan. This section determines the housing and economic development targets for the plan period and describes the council's approach to the distribution of development. The justification for this approach has been derived from the NPPF, the Sustainability Appraisal and the substantial, ongoing evidence base that has been produced by the council.

The Plan Period

5.2 The LPR plan period runs from 2022-2037, extending an additional 6 years beyond the current Local Plan period which ends in 2031.

Requirements

5.3 As a minimum, local plans should provide for objectively assessed needs for housing, including affordable housing, as well as other uses including land for Gypsy, Traveller and Travelling Showpeople accommodation; employment; and retail.

5.4 Much of the need required over the period 2022-2037 is met through the existing Local Plan 2017. The policies in this document update and add to this document, but some original policies, notably site allocations, will be retained. This is set out in the relevant chapters below.

5.5 For the reasons set out elsewhere in this document, including delays due to COVID-19 with producing the Gypsy & Traveller (G&T) needs assessment, new G&T allocations are not included in this document. A separate G&T Development Plan Document will be produced to address this.

Housing Needs

5.6 Key to delivering the targets will be the availability of suitable sites and the provision of supporting infrastructure.

5.7 The Government, through the 2019 NPPF and associated Planning Practice Guidance, has introduced a new �standard method� to calculate the boroughs minimum housing need. This takes projected household growth and applies an upward adjustment based on the affordability characteristics of the area � the average house price-to-earnings ratio. This standard method has been reviewed in the draft Strategic Housing Market Assessment (SHMA) and based on 2021 data results in a local housing need for 1,157 dwellings per annum in Maidstone Borough, which equates to 17,355 dwellings over the proposed 2022-37 plan period for the Local Plan Review.

5.8 Current allocations and permissions (Extant Supply including 2017 allocations, broad locations and other extant permissions), forecast windfall completions, and contributions from broad locations beyond the 2017 Plan period (Invicta Barracks) have the potential to meet some of this target amount:

� Extant Supply at 1^st April 2022 = 7,870 units

� Windfall development (2022-2037) = 2,738

� Invicta Barracks (2031-2037) = 800 units

5.9 Windfall development is updated based on latest trends and forecasts. This is discussed in more detail in Chapter 8 of this report. The estimated windfall contribution 2022-2037 is 2,718 additional units. A modelled quantum of development of 603 units is anticipated to be included in the extant housing figure. This represents the amount of windfall anticipated to be granted planning permission during the 2021/22 financial year. The methodology for this is also set out in Chapter 8.

5.10 500 units are expected to come forward during the Local Plan 2017 period (2011-2031), with the remaining 800 units coming forward over the period 2022-2037.

5.11 In November 2019 The Council�s Strategic Planning & Infrastructure Committee adopted 5 planning guidance documents setting out it�s aspirations for the regeneration of town centre sites. These added design guidance and capacity certainty to a number of sites which were identified in Policy H2(1) � Town Centre Broad Location.

5.12 When the new site capacities are considered against the ranges included in the 2017 Local Plan, there is an expected uplift of 883 units. It should be noted that while these sites benefit from the certainty of having published planning guidance, they still need to secure full planning consent. For the purposes of identifying the current target, these sites are assumed to be �priced in�, and count as a reduction in the overall target amount.

5.13 Totaling all these changes together provides as significant shift downwards in the Borough�s future housing need. The new calculation is 17,355 (new target) � (7,870 (modelled extant supply @1^st April 2022) + 2,738 (windfall 2022-2037) + 800 (Invicta) + 883 (town centre opportunity sites)) gives a new total of 5,064 units.

Commercial Development Needs

5.14 �National Planning Practice Guidance requires Local Planning Authorities to understand existing business needs in terms of both their current and future requirements in the preparation of local plans. This includes identification of the Functional Economic Market Area, assessment of recent employment land supply and loss patterns, as well as understanding of the current market and wider signals relating to economic growth, diversification and innovation.

5.15 �The council�s Employment Need Assessment identifies that the minimum floorspace required to meet need based on job growth forecasts (labour demand) is 101,555m² (gross) for employment uses over the period 2022-2037. This essentially re-sets the requirement from 2022 and is not in addition to the current local plan requirement. This figure is then translated into a land take requirement (in hectares), based on assumptions of the type of employment and its location in the borough. For example, offices located within Maidstone town centre are assumed to achieve a higher job density than offices located elsewhere in the borough and will therefore have differing plot ratios applied. This will have implications on the overall land needed to provide the required floorspace.

5.16 �The NPPF (2019) indicates that local plans should allocate a range of suitable sites to meet the scale and type of retail, leisure and other development needed in town centres, for at least 10 years. The retail need should be met in full and should not be compromised by limited site supply. Through application of a sequential approach, designated town centres should be the first choice for locating retail, leisure and main town centre uses.

5.17 �Based on the expected population growth, combined with analysis of national and local retail trends and Experian forecasts; the objectively assessed projected retail floorspace requirements (sqm, gross) for all traditional retailing as well as food and beverage uses over the plan period to 2037 is 13,769m².

5.18 However, it is recognised that the changing nature of retail industry makes medium to long term planning inherently uncertain. Even short-term planning is challenging in the wake of Brexit and the Covid-19 pandemic. With this in mind, the plan will allocate floorspace to meet the forecast retail needs over the first 10 years of the plan period, to 2032 only. This is in accordance with national guidance. The total floorspace required is therefore 10,847m² to 2032 and this is comprised as follows:

� 4,243m²convenience retail

� 626m² comparison retail

� 5,798m² food & beverage

Gypsy & Traveller Accommodation Needs

5.19 �There is a potentially significant emerging need for Gypsy & Traveller accommodation. As noted elsewhere in this document, work on a dedicated Development Plan Document will be undertaken at the earliest available opportunity.

Settlement Hierarchy

5.20 �Development will be delivered at the most sustainable towns and village locations in the borough where employment, key services and facilities together with a range of transport choices are available or accessible. Due to the quantum of need, new growth locations have been identified in the form of garden settlements and strategic development locations. This is illustrated in the above settlement hierarchy, which reflects the Local Plan Review preferred spatial approach to new housing.

5.21
�In 2021, the Council commissioned a study into its Settlement Hierarchy. This informs the settlement hierarchy set out below.

Maidstone County Town

5.22 �As the largest and most sustainable location for development, Maidstone town is the focus for a significant proportion of new housing, employment and retail development in the borough. Cultural and tourism facilities are an important contributor to the success of the town centre and opportunities to retain and enhance such facilities in the town centre and the wider urban area are an important consideration. A fundamental objective of the council�s strategy is to ensure that the town�s growth brings about the renewal of the town centre and other areas in need of renewal. Optimum use has been made of the development and redevelopment opportunities that exist within the urban area. A new Town Centre Strategy is proposed which will guide development at this location, including ensuring that housing growth is balanced by employment growth and new infrastructure.

5.23 �The town of Maidstone cannot accommodate all of the growth that is required on existing urban sites, and the most sustainable locations for additional planned development are at the edge of the urban area, expanding the boundary of the settlement in these locations. A characteristic of Maidstone is the way tracts of rural and semi-rural land penetrate into the urban area. This feature results from the way the town has developed from its centre along radial routes and river corridors enveloping the land of former country estates. These green and blue corridors have a variety of functions in addition to the contribution they make to the setting of the town, including a local anti-coalescence function by maintaining open land between areas of development spreading out from the town; providing residents with access to open green space and the wider countryside; as well as providing biodiversity corridors. The council will maintain this network of green and blue infrastructure, whilst recognising that a limited amount development may offer opportunities for enhancement provided the function of the corridors is not compromised.

5.24 �A Broad location for future housing growth has also been identified within the town centre boundary. The Kent Institute of Medicine and Surgery (KIMS) is now completed at junction 7 of the M20, and the Local Plan identifies this location for the expansion of medical facilities to create a cluster of associated knowledge-driven industries that need to be in close proximity to one another. The strategic location at junction 7 also includes replacement retail facilities at the adjacent Newnham Court Shopping Village, to deliver a comprehensively planned scheme with supporting infrastructure.

Garden Settlements

5.25 �Heathlands and Lidsing present suitable and deliverable opportunities to deliver sustainable growth. They will both be delivered according to garden community principles, with value captured from the raising of land values coming from the change of uses on these sites to help to fund infrastructure improvements, and place-shaping facilities. They will both operate as sustainable locations in their own right but will also help to provide opportunities for surrounding areas in terms of improved employment opportunities and service choice.

5.26 �Heathlands is a Council-proposed stand-alone new settlement, with the potential to accommodate around 5,000 new homes and a mix of employment and services within the Plan Period, and beyond. Development will be focused on the delivery of a new rail station on the Maidstone-Ashford line, with new infrastructure and employment opportunities focused around this.

5.27 �Lidsing is a significant site in largely unified ownership to the south of the Medway urban area. It has strategic access to the M2 via Junction 4 and presents as an excellent opportunity to create new employment uses harnessing this accessibility. The delivery of approximately 2,000 new homes both within and beyond the Plan Period will enable the delivery of improved infrastructure that will benefit surrounding areas including enhanced bus routes linking Lordswood and Hempstead, as well as improved general access to the M2, and enhancements to the infrastructure within the Capstone valley.

Strategic Development Locations

5.28 �Invicta Barracks is a strategic development location identified in the existing 2017 Local Plan. It has the potential to deliver c1,300 new homes as well as a range of new service in a strategic urban location to the north of the town centre.

5.29 �Lenham was identified as a broad location in the 2017 Local Plan and will be built out across the Plan period up to 2037.

5.30 �The Leeds-Langley corridor will be safeguarded to enable the potential future delivery of an improved transport connection linking M20 J8 and the A274. It is not currently known whether and what quantum of development will be needed to help create the business case for this new route, and as such this Plan seeks to ensure that any development that takes place within this corridor does not act to sterilise this opportunity.

Rural Service Centres

5.31 �It is important that these villages are allowed to continue to serve their local area by retaining vital services thereby reducing the need to travel. Some development at these locations provides for a choice of deliverable housing locations and supports the role of the rural service centres. Appropriately scaled employment opportunities will also be allowed, building on, and expanding existing provision in these locations.

Larger Villages

5.32 �Some of the borough's larger villages can provide for a limited amount of housing development.

Smaller Villages

5.33 �Some of the borough's smaller villages can provide for a very limited amount of housing development. This will be led by local communities through neighbourhood plans and rural exception sites.

The Countryside

5.34 �It is important that the quality and character of the countryside outside of settlements in the hierarchy is protected and enhanced whilst at the same time allowing for opportunities for sustainable development that supports traditional land-based activities and other aspects of sustainable development in rural areas and makes the most of new leisure and recreational opportunities that need a countryside location. The individual identity and character of settlements should not be compromised by development that results in unacceptable coalescence.

5.35 �In addition to the Kent Downs Area of Outstanding Natural Beauty and its setting, the setting of the High Weald Area of Outstanding Natural Beauty, the Metropolitan Green Belt and sites of European and national importance, the borough includes vast tracts of quality landscape, including parts of the Greensand Ridge and the Low Weald, together with the Medway, the Loose and the Len river valleys. The council will protect its most valued and sensitive landscapes.

POLICY LPRSS1 � MAIDSTONE BOROUGH SPATIAL STRATEGY

5.36 �The new Local Plan spatial strategy is an evolution of that contained within the Local Plan 2017. Changes are flagged below for ease of use.

Maidstone Borough spatial strategy 2022-2037

1. Between 2022 and 2037 provision is made through the granting of planning permissions and the allocation of sites for 18,210 new dwellings;

2. Between 2022 and 2037 provision is made through the granting of planning permissions and the allocation of sites for a minimum of:

i. 33,430m² floorspace for office use;

ii.27,135m² floorspace for industrial use;

iii. 40,990m² floorspace for warehousing use;

3. Between 2022 and 2037 provision is made through the granting of planning permissions and the allocation of sites for:

i. 5,726 m² floorspace for retail (convenience) use;

ii.1,116m² floorspace for retail (comparison) use; and

iii. 6,927m² floorspace for food and beverage use.

4. New land allocations that contribute towards meeting the above provisions are identified on the policies map.

Maidstone Urban Area

5. Maidstone urban area will continue to be a focus for development in the borough. Best use will be made of available sites within the urban area. Renewal is prioritised within the town centre, which will continue to be the primary retail and office location in the borough, and for which further

detailed masterplanning is proposed to ensure that the maximum benefit is realised from development in the town centre.

Garden Settlement & Strategic Development Locations

6. �New, sustainable Garden Settlements are identified at Lenham Heath and Lidsing which will provide new homes, jobs and services, all delivered to garden community principles.

7. A Strategic Development Location is identified at Invicta Barracks, with potential for development in the Leeds-Langley corridor to support and enable a possible addition to the highway network linking the A274 with M20 J8.

Employment Sites

8. A prestigious business park at Junction 8 of the M20 that is well connected to the motorway network will provide for a range of job needs up to 2 037. The site will make a substantial contribution to the need for new office space in the borough as well as meeting the 'qualitative' need for a new, well serviced and well connected mixed use employment site suitable for offices, industry and warehousing, and will thereby help to diversify the range of sites available to new and expanding businesses in the borough. Redevelopment of the former Syngenta Works site near Yalding will make a significant contribution to the provision of employment uses. A number of smaller sites for employment use are allocated around the borough to accommodate a diverse� range of employment� types.

Rural Service Centres

9. Coxheath, Harrietsham, Headcorn, Lenham, Marden and Staplehurst rural service centres will be the secondary focus for housing development with the emphasis on maintaining and enhancing their role and the provision of services to meet the needs of the local community. Suitably scaled employment opportunities will also be permitted.

Larger Villages

10. The larger villages of East Farleigh, Eyhorne Street (Hollingbourne), Sutton Valence and Yalding will be locations for limited housing development consistent with the scale and role of the villages.

Other locations

11. Smaller villages may have the potential to accommodate limited growth which will contribute to e nsuring that local services are supported, and sustainable communities are maintained. This plan allows for limited growth in the smaller villages, by designating these as �broad locations�. This will enable local communities to facilitate development and influence it location and timescale for delivery through Neighbourhood Plans. The identified smaller village locations are Boughton Monchelsea, Ulcombe, Laddingford, Kingswood, Teston, Boxley, Bredhurst, Chart Sutton, Detling, Grafty Green, Hunton, Platt�s Heath, and Stockbury.

12. Small scale employment opportunities will be permitted at appropriate locations to support the rural economy.

13. In other locations, protection will be given to the rural character of the borough avoiding coalescence between settlements, including Maidstone and surrounding villages, and Maidstone and the Medway Gap/Medway Towns conurbation.

14. The green and blue network of multi-functional open spaces, rivers and water courses, the Kent Downs Area of Outstanding Natural Beauty and its setting, the setting of the High Weald Area of Outstanding Natural Beauty, and landscapes of local value will be conserved and enhanced.

Infrastructure

15. Infrastructure schemes that provide for the needs arising from development will be supported. New residential and commercial development will be supported if sufficient infrastructure capacity is either available or can be provided in time to serve it.

Comparison between Local Plan 2017 & the Local Plan Review

Housing Numbers

Current Planned Growth 2011-2031

Additional growth 2022-2037

17,660 new dwellings

5,790 new dwellings

187 Gypsy and Traveller pitches and 11 Travelling Showpeople plots;

Not identified yet (assessment ongoing)

Commercial Floorspace

Local Plan 2017 total floorspace 2011-2031 (sqm, gross)	Total floorspace 2022-2037 (sqm, gross)
39,830m2 floorspace for office use	33,430m�
20,290m2 floorspace for industrial use	27,135m�
49,911m2 floorspace for warehousing use	40,990m�
2 100,000m floorspace for medical use	0m2
2 6,100m floorspace for retail use (convenience goods)	5,726m2*
23,700m2 floorspace for retail use (comparison goods)	1,116m2*
2 0m floorspace for food and beverage use	2 6,927m*

*It should be noted that retail figures are provided for a 2037-time horizon. However, the plan seeks to meet need for the first ten years of the plan period, in accordance with government guidance.

Small Sites Requirement

5.37 The NPPF requires that land is identified for at least 10% of the borough-wide housing requirement on sites no larger than 1Hectare in size. This is to be identified through the brownfield register and the development plan. The brownfield register contains sites included in previous plans and with planning consent with a capacity of 1,535 units on sites smaller than 1 hectare, and the allocations in this Plan contain 469 units on sites of less than 1 Hectare. Thus together, land is identified for 2004 unit, which is above 10% of the Local Plan Target of 1,8223. �

KEY DIAGRAM

Diagram, map

Description automatically generated Figure 5.3 � Key Diagram

6. SPATIAL STRATEGIC POLICIES

6.1 This chapter sets out the contributions by different geographic locations in the Borough to be made to meet the needs for the development identified in the Local Plan Review evidence base. The section starts by setting out the contributions made to achieve meeting the need in Maidstone Town Centre, then the remaining urban area and so on using the ordering set out in the settlement hierarchy identified in this plan.

LPRSP1: Maidstone Town Centre

Introduction

6.2 Maidstone has a successful town centre, but there is scope for improvement. It has been, and continues to be, a centre for public administration, reflecting Maidstone�s county town role. Both the County and Borough Councils are located in the town centre along with other public sector employers such as the Passport Office and the HM Prison Service. Coupled with public administration, business, financial and professional services are particularly important economic sectors and between them they account for a third of employment in the local economy with the town centre acting as a particular hub for these activities. This is reflected in the volume of office floorspace in the town centre, which is estimated to be some 192,000m².

6.3 Maidstone town centre is also a significant shopping destination, offering a predominately outdoor, street-based shopping environment. There is some 141,000m² of retail floorspace within the town centre boundary. The town centre has a good balance of major, national retailers alongside a strong, independent offer. The former are particularly concentrated in Fremlin Walk, the southern end of Week Street and The Mall, the town�s main indoor shopping centre. The town centre benefits from a high representation of major retailers and has a particular strength in clothing and footwear shops. The presence of a critical mass of national chain stores is an important factor in attracting shoppers into the town which in turn helps to attract and retain the major retailers themselves.

6.4 The local independent shops are principally found within the Royal Star Arcade and along Gabriel�s Hill, Pudding Lane and Union Street. These shops add to the own centre�s distinctiveness and complement and support the mainstream shopping offer. The larger retail units on the west side of the river have a predominantly complementary role to the main shopping area. Whilst these units are close to the core of the town centre �as the crow flies�, the routes across the river for pedestrians and cyclists are indirect and, to a degree, unattractive to use which limits the potential for sustainable linked trips.

6.5 The town centre like others across the country faces challenges from changing retailing patterns, as more people turn to the internet for their purchases. Many national retailers are responding to the changing environment by consolidating their national store networks into a portfolio of fewer, larger stores. For Maidstone there is the challenge of competition from other Kent town centres such as Ashford, Tunbridge Wells and the Medway towns, as well as from Bluewater.

6.6 Maidstone town centre also supports a wide range of leisure, cultural and tourist attractions and enjoys an active nighttime economy. The majority of cultural and tourist facilities are based around the historic core of the town and include the Hazlitt Theatre on Earl Street, the Maidstone museum on St Faith's Street and the Archbishops Palace and All Saints Church to the south. Lockmeadow is the town's major leisure and entertainment complex whilst Earl Street has become a particular focus for restaurants and caf�s.

6.7 Maidstone historically is a significant location for office employment in Kent. Since 2013 there has been a steady rate of conversions of office stock to residential use. It is acknowledged that there was an oversupply of poorer quality office stock in the town centre which was no longer fit for purpose. This had the effect of suppressing the town centre office market and thereby inhibiting new investment in stock which could better meet modern business needs. In order to protect the remaining good quality office stock in the town centre, Article 4 Directions have been issued.

6.8 There is still potential to rationalise the supply of the poorest stock through conversion or redevelopment to alternative uses. The reduction in stock has been significant and in order for Maidstone to retain its position in the regional office market, new stock will need to be developed. There is little scope for the value of the lowest quality office stock, in terms of rents, to increase with further falls in values further making redevelopment for alternative uses increasingly viable. If a corresponding uplift in the market for town centre apartments can be instigated, there is the potential for highly viable sites for residential and new town centre uses to be delivered.

6.9 The combination of the centre�s historic fabric, riverside environment and accessible green spaces helps give the town its distinct and attractive character. The town centre benefits from the select number of green spaces interspersed through it, such as Brenchley Gardens and Trinity Gardens, and further afield the substantial, award winning facilities of both Whatman Park and Mote Park.

6.10 The River Medway is the key natural landscape feature within the town centre. The river corridor acts as a contrast with the urban townscape, provides pedestrian and cycleway routes and serves as a wildlife corridor by linking urban habitats with the countryside beyond. The River Len, a tributary of the Medway, also runs through the town centre, often unseen and unappreciated in culverts.

6.11 Maidstone historically is the key crossing point of the Medway and as such has main roads passing through its centre. This has manifested itself as a gyrational network around the centre linking the A20, A229, A26 and A274. The quality and attractiveness of the town centre as a pedestrian-oriented location has long been a focus, with many upgrades resulting in a significant pedestrian-friendly area spanning Gabriel�s Hill, High St, Week St, and most recently Earl St. Vehicles are generally pushed to the perimeter of the town centre, but access to parking within and adjacent to the centre is generally good. Public transport access within the centre is good with trains linking Maidstone town centre with London, Ashford, Tonbridge, Paddock Wood, and the Medway towns. This contributes considerably to Maidstone�s commercial catchment. Buses also link the surrounding areas, with the bus station currently located as a part of the Mall.

6.12 The town centre is also the focus of wider initiatives which will add to the vitality of the town centre and increase it draw. Town Centre Management is a long-standing initiative which acts to maximise the appeal of the town centre including through the organisation of promotional events and crime reduction initiatives. The recently established One Maidstone will be delivering projects associated with marketing, events, regeneration and culture.

Town Centre Opportunity Sites

6.13 There are a range of opportunities to bring forward new town centre renewal. Five such key opportunities were identified through the Town Centre Opportunity Guidance documents published by the council in 2019. These provide guidance on the future development of:

� Gala Bingo

� Len House

� Maidstone Riverside

� Maidstone West

� Mote Road

6.14 There are also other opportunities that will present themselves over the Plan period. The �churn� of land uses in the town centre is generally higher than that elsewhere, and this will continue to present opportunities for renewal and new uses in the town centre. These opportunity sites are included as allocations in this document, as set out in Policy LPRSP1.

Map

Description automatically generated

Figure 2.1. Maidstone Town Centre Opportunity Sites

Town Centre Boundary

6.15 The town centre boundary identifies the area covered by the policy LPRSP1. It has resulted from a positive assessment of the opportunities for:

� Sites containing the main focus of town centre uses;

� the existing character and form of development and it�s potential for change;

� the visual, physical and functional form within and around the primary shopping area; and

� the potential for appropriate development opportunities.

Shops in the Town Centre

6.16 Evidence[1] produced for the Local Plan Review (prior to the Covid-19 pandemic) sets out that the centre is performing well in retail terms, signified by stabilising vacancy rates and the presence of major retailers, especially in the primary shopping area. Vacancy rates are higher, however, in the more peripheral shopping areas which detracts from the overall vitality and viability of the town centre. A flexible approach to allowing service and leisure uses in these locations will help to improve unit occupation and diversify the mix of uses in the town centre. The town centre assessment has identified the importance of restaurants, caf�s and coffee shops as well as personal retail (hairdressers etc.) and leisure uses in encouraging people to extend the length of their visit to the town centre.

6.17 The EDNS¹forecasts the need for new shopping floorspace in the town for both traditional comparison and convenience shopping, as well as for food and beverage space, over the time frame of the Local Plan. The study takes account of predicted changes in shopping patterns such as the increasing role of the internet, population growth and expenditure growth, as well as accounting for the impacts of Brexit and Covid-19. There are limits to predicting retail trends over such an extended period and, as such, the findings for the latter part of the plan period in particular must be regarded as broad indications of retail capacity rather than absolute quantum�s. This uncertainty is recognised through the NPPF, as allocations for town centre uses are only required for the first ten years of the plan. A further review of the capacity forecasts will therefore be needed during the LPR plan period to ensure continued provision of appropriate levels of floorspace in the town centre.

6.18 In terms of indicative floorspace requirements over the whole plan period, as well as floorspace allocation requirements over the first ten years of the plan, for all town centre shopping, food and drink uses, the Economic Development Needs Study Addendum (2021) evidence sets out the following:

Use		Year
	Use Class	2032	2037
Maidstone Town Centre
Convenience retail Comparison retail Food/beverage	E(a) use E(a) use E(b) use	1,716sqm 0 sqm 4,394sqm	2,362sqm 0 sqm 5,023 sqm
Sub-total:		6,110sqm	7,385sqm

Table 6.1 � Indicative town centre floorspace requirements

6.19 68% of the town centre�s identified floorspace need over the plan period is for food and beverage uses, with zero floorspace need identified for comparison retail and just 32% of the floorspace identified for convenience retailing.� The town centre is anticipated to accommodate 54% of the borough�s total identified retail/food and beverage floorspace needs to 2037. The remaining floorspace needs are to be met within the Garden Settlements (35%) and elsewhere in the borough (11%) � to serve local needs.

6.20 To accommodate needs in the early part of the plan period, the key focus will be to prioritise the re-use of vacant town centre floorspace to maximise the post-covid economic recovery of the town centre. In terms of new floorspace provision, the key sites with opportunity for significant new retail development will be Len House (LPRSA145), the Maidstone East/Royal Mail Sorting Office site (LPRSA146) and the King Street Car Park (RMX1(3)).

6.21 These sites have capacity to accommodate in excess of 5,000m� of commercial, business and services uses floorspace (Class E Uses) and would accommodate a significant portion of the identified town centre need for such uses to 2037. They are sequentially the first-choice sites with close, direct walking connections to the heart of the town centre and further scope to enhance the quality and attractiveness of the route through a scheme of enhanced public realm, as well as improved public transport connections. The Maidstone East site is considered a suitable location for convenience shopping and food/beverage uses, particularly suited to users of the rail services. The Mall is the town centre�s main indoor shopping centre and is currently reasonably well occupied as one of the key anchor locations in the town centre. The building is, however, becoming dated with its layout and internal environment is less suited to modern retailers' requirements compared with both Fremlin Walk and competing centres further afield such as Tunbridge Wells, Canterbury, Ashford and Bluewater. Without positive and significant intervention there is a considerable risk that the commercial attractiveness of the centre will decline over the plan period to the detriment of the town centre as a whole.

6.22 In response, the council will actively support the longer-term redevelopment of the wider area that encompasses The Mall, the multi storey car park fronting Romney Place and Sainsburys as well as the King Street car park site (policy RMX1(3)), both on the north side of King Street. As well as re-providing the existing quantum of floorspace, a comprehensive scheme could deliver net additional shopping floorspace and help meet the retail growth predicted for later in the plan period. Redevelopment will help to sustain and enhance the commercial health of the town centre. A scheme in this location is unlikely to come forward until the latter end of the plan period. The council will work with its partners to help bring the site forward, and to address issues of site assembly and physical constraints of the site. Identifying this area for longer term growth brings clarity in respect of the future of the town centre.

6.23 The Local Plan defines the �primary shopping area� for the purposes of applying the sequential test (policies CD1 and CD2). The sequential test requires that new retail development is directed to within the primary shopping area first, then to edge of centre sites (within 300m of the primary shopping area) before out of centre sites. The primary shopping area encompasses the core retail part of the town centre only; there is further significant retailing on more outlying streets.

Offices in the Town Centre

6.24 The permitted development rights for changes of use from office accommodation to residential use have had a significant effect on the potential supply of residential units in the town centre. At 1^st April 2020, a total of 1,344 dwellings had been consented through prior notification within the town centre since the PD rights came into effect in 2013. There remains additional poor-quality office floorspace identified in the town centre from which to realise further residential opportunities, yielding approximately 350 dwellings during the plan period. As of 1 April 2020, 70% of this identified poor quality office stock remains available for conversion to residential use.

6.25 Office-based businesses are an important component in the commercial success of the town centre. The town centre is a sustainable location for offices, and it offers the dual benefits of having good transport connections and a full range of services and facilities close at hand.

6.26 The town centre office market has been challenging for a number of years. The last significant new office building completed in the town centre was the Countygate development early in the last decade. There is a significant supply of poorer quality office stock which is less suited to modern occupier requirements because this stock is generally older, is not suited to flexible sub-division, is less energy efficient and has limited or no dedicated car parking. This over supply has had the effect of suppressing values. Coupled with a confirmed supply of business park office development at locations such as Kings Hill and Eclipse Park, the net effect is that new 100% office development is unlikely to be viable in the current market and would not proceed without a substantial pre-let. This position is not unique to Maidstone; the market in many regional office locations is reported to be constrained at present.

6.27 A route to tackle this issue is to address the oversupply of poorer quality stock. Changes to the General Permitted Development Order enable the conversion of office space to residential use without the need for planning permission from the council and this could continue to secure a step change. A number of factors are likely to need to be in place for the office to residential conversions and redevelopment schemes in the town centre to come forward:

� The value of office stock, in terms of rents, to fall further so that redevelopment for alternative uses becomes viable

� Existing tenant leases to come to an end

� An uplift in the market for town centre apartments.

6.28 It is expected that modern office buildings with car parking which remain fit for purpose will continue to be occupied and remain part of the office stock within the town centre. These sites are designated in the plan for office use (E(g) Use Class (policy LPRSP11(a)).

6.29 The EDNS identifies a minimum requirement for 33,430sqm (GEA) of new office floorspace across the borough over the plan period. It does not specify how much of this requirement should be accommodated within the town centre. However, in planning for sustainable growth, the town centre is the most accessible, sustainable location for such development. One of the key opportunities and a top priority for new office development will be the Maidstone East/Royal Mail Sorting Office site (LPRSA146). This prominent site has capacity to accommodate in the region of 5000m² of office floorspace, which is directly served by rail, bus and taxi services, as well as offering commuter parking.

6.30 Allocations at Powerhub Building and Baltic Wharf (LPRSA148) and Mote Road (LPRSA151) also provide significant opportunity for the development of new office floorspace within the town centre and should be developed using the Town Centre Opportunity Guidance approved by the council in 2019.

Houses in the Town Centre

6.31 Whilst commercial uses are the priority for the town centre, residential uses in and around the town centre positively benefit the retail and employment uses by providing local demand, vitality and vibrancy especially during the evening. This can be achieved by improving links from the surrounding areas into the centre, as well as through new town centre residential development, in particular as part of mixed-use schemes.

6.32 Maidstone town centre has strong characteristics associated with premium property values (access to public transport and services and amenities), but at present the price in the town centre is generally lower than elsewhere in the borough. This is largely due to the stock in the town centre being smaller than elsewhere and lacking in desirable features such as private outdoor space. Generating better quality stock, and improving surrounding environments has the potential to rebalance this relationship.

6.33 There has been a pattern of the delivery of high proportions of affordable (social and affordable rent) housing in and around the town centre, reaching back to post-war developments and continuing to this day. A strategic approach to ensuring that there is a balanced set of housing tenures across the town centre will be required to ensure sustainable and balanced communities are achieved here.

6.34 Minimum space standards will be a key tool in ensuring new stock is of a high quality, and the mix of houses that provide a choice for a range of households (individuals, couples, small families, larger families, older people) should be provided in line with the 2019 SHMA.

Accessibility to, from and around the Town Centre

6.35 A key function and strength of the town centre is as a transport hub. Improving accessibility into and around the town centre is also important for sustaining and improving the commercial health of the town centre. Key measures will be identified in an updated Integrated Transport Strategy, including seeking improved connectivity to and through the town centre by all modes, a revised approach to car parking management and improvements to active transport infrastructure.

Quality in the Town Centre Environment

6.36 Capitalising on the centre�s existing environmental assets is a further way to support sustainable growth in the town centre and to further enhance its commercial appeal, and attractiveness to visitors. Alongside obvious assets including the rivers Medway and Len, the town centre�s bowl topography allow impressive 360-degree landscape views from elevated positions.

6.37 The town centre has a significant historic core, which as the centre has evolved has become fragmented through a varied set of new buildings of a wide variety and architectural quality. There is a need to create greater consistency between the historic, modern, and contemporary buildings to improve the overall sense of place within the centre. In recent years there have been improvements to the street furnishings and surfaces, and now much of the core of the town centre is prioritised for pedestrians.

6.38 The town centre has good quality open spaces on its doorstep, notably Benchley Gardens, Whatman Park, and Trinity Park, as well as close proximity to Mote Park. Improved linkages to and between the existing green spaces and riverside environment within the town centre will help to improve access to all of these for users of the centre. The Green and Blue Infrastructure Strategy will help to identify the principles that should be followed, and the Town Centre Strategy will include specific initiatives for implementation, including �greening� the town centre and help to adapt to, and mitigate against, climate change.

Maidstone Town Centre Strategy

6.39 A longer-term vision to improve the Town Centre will be brought forward in a Town Centre Strategy to 2050. The strategy will seek to increase investment and improve the services within, and operation of the town centre over the period to 2050. It will help to deliver wider corporate priorities and bring in a range of external stakeholders in order enable Maidstone to be a modern and relevant county town.

6.40 The strategy is designed to provide clarity for our long-term vision for Maidstone town centre and to create a comprehensive strategy and delivery plan to achieve this, reflecting Maidstone�s pivotal role as the county town of Kent.

6.41 The strategy will be underpinned by core principles which reflect the vision for the borough as a vibrant and prosperous urban and rural community at the heart of Kent, where everyone can realise their potential and fulfil their aspirations, of a borough that works for everyone.

6.42 The town centre strategy will help guide regeneration; development; provision of infrastructure; the use of our town centre spaces and support to the town centre communities over the next five to ten years bring together other council strategies; including: The Integrated Transport Strategy, Housing Strategy, Arts & Culture Strategy, Economic Development Strategy and Corporate Strategy.

Maidstone Town Centre Vision 2050

Securing the future role of Maidstone as the County Town of Kent and as a focus for investment in a wide range of infrastructure, employment, retail and leisure facilities. By 2050 a renewed Maidstone town centre will be a distinctive, safe and high- quality place that has:

1. Retained its best environmental and heritage features, including the riverside, historic buildings and the enhanced public realm, facilitating a more active and multi-functional set of urban spaces;

2. Provided a variety of well-integrated attractions for all ages including new shopping, businesses, leisure, tourism, and cultural facilities; and

3. Improved access for all.

Key components in realising this vision are:

4. Enhancing the diversity of the retail offer, supporting a continued balance between independent and multiple retailers;

5. Creating a highly sustainable location resilient to future climate change;

6. Establishing the town centre as an attractive hub for business building on the town centre�s assets and environment to maximise its sphere of influence and access to labour;

7. Creating a stronger mix and balance of uses within the centre to support long term viability including where appropriate residential development;

8. Delivery of new high quality community, health and education infrastructure;

9. Adding higher value jobs, new approaches to sustainable working and sustainable living patterns;

10. Sequencing the delivery of development such that improvements to jobs and infrastructure are provided alongside new housing;

11. Ensuring the centre�s green and blue infrastructure, and public realm is enhanced to attract new investment;

12. Developing the visitor economy and creating an attractive and healthy living and working environment;

13. Improving infrastructure connectivity to other areas through improved rail services and stations and embracing technology

14. Providing a pattern of both accessibility and service provision/activity which encourages all of the borough and beyond to identify with the Town Centre, and

15. Tackling congestion and air quality issues through improvements in provision for vehicles, pedestrians and cyclists, including public transport.

16. Enhancing the built and historic environment of the town so that it has a stronger character for new build to reference in design and materials.

POLICY LPRSP1 � MAIDSTONE TOWN CENTRE

1) The continued renewal of Maidstone town centre, as defined on the policies map, is a priority. This will be achieved through the completion of a Town Centre Strategy to secure:

a) The consolidation of Maidstone�s position as the County Town of Kent;

b) Retaining and enhancing a varied and well integrated shopping offer, including;

i) The protection and consolidation of retail uses within the primary shopping area;

ii) Outside the primary shopping area, allowing for a wider range of supporting uses including those that contribute to the evening and night time economy;

c) Increasing local employment levels, capitalising on the COVID-19 catalysed decentralisation trend from London, including;

i) The retention of the best quality office stock whilst allowing for the redevelopment of lower quality offices;

ii) Introduction of new workspace into the centre to enable the growth of a range of businesses and enterprises.

d) Producing a step-change in the centre�s infrastructure, leisure and cultural facilities;

e) Select opportunities for residential redevelopment;

f) The retention of the best environmental features, including the riverside, and delivery of schemes to improve the public realm and pedestrian environment as identified in the Infrastructure Delivery Plan; and

g) Achieving improved accessibility to and through the town centre through the measures in the Integrated Transport Strategy and Infrastructure Delivery Plan.

2) Development in the town centre should:

a) Demonstrate a quality of design that responds positively to the townscape, including ensuring the conservation and enhancement of the town centre�s historic fabric. Additionally for sites adjacent to the Rivers Len and Medway, development should:

i) Respond positively to the rivers� setting as seen in both short range views and in longer range views from the river valley sides; and

ii) Ensure public access throughout the cdentre is maintained and enhanced.

b) The development of tall buildings in the town centre will be located appropriately to avoid or minimise impact on assets of heritage significance

c) Contribute to a high-quality public realm and improvement schemes for the town centre to ensure adaptation to a warming climate as identified in the Infrastructure Delivery Plan.

3) Through a combination of site allocations, identified broad locations and the granting of planning permissions, development in the town centre will deliver in the region of 3,059 new homes, 6,169sqm of commercial floorspace, and 6,462sqm of retail/food and drink floorspace to 2037. This includes the following:

Category	Reference	Site address	New homes	Commercial floorspace (sqm)	Retail floorspace (sqm)
LP17 allocation	H1(18)	Dunning Hall (off Fremlin Walk), Week Street	14	0	0
LP17 allocation	RMX1(3)	King Street car park	0	0	700�
Sub-total:			14	0	700
Opportunity site	LPRSA151	Mote Road (Permission: 20/505707/FULL)	172	1,169	0
Opportunity site	LPRSA147	Gala Bingo & Granada House	40	TBD	TBD
Opportunity site	LPRSA145	Len House (Permission: 20/501029/FULL)	159	0	3,612�
Opportunity site	LPRSA148	Maidstone Riverside	650	TBD	TBD
Opportunity site	LPRSA149	Maidstone West	201	0	TBD
Sub-total:			1,222	1,169	3,612
LPR allocation	LPRSA146	Maidstone East/ Royal Mail sorting office�	500	5,000	2,000
LPR allocation	LPRSA144	High Street/Medway Street⁴	50	0	150
Sub-total:			604	5,000	2,150
Broad location	The Mall		400	0	0
Broad location	Office conversion		119⁵	0	0
Broad location	Sites TBC reflecting Town Centre Strategy, but could include: Sessions House; Broadway; Sites on Week St, Mill Street Car Park and others		700	TBD	TBD
Sub-total:			1,219	0	0
TOTAL:			3,059	6,169	6,462

�Revised floorspace amount and boundary to account for delivery of homes on part of the original site

�Permission for flexible commercial floorspace including retail, financial and professional, caf� or restaurant, drinking establishment, offices, clinic or health centre, cr�che or day nursery, gymnasium or indoor recreational purposes uses

�Supersedes LP17 allocation RMX1(2) Maidstone East/Royal Mail Sorting Office

⁴Supersedes LP17 allocation H1(13) Medway Street

⁵Remaining balance of the LP17 broad location figure of 350 new homes from conversion of poor quality office stock. Figure from AMR 2019/20.

This policy will be revisited and updated in to reflect the forthcoming Town Centre Strategy.

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LPRSP2: Maidstone Urban Area

Introduction

6.43 Development has been significant in the urban area over the early years of the 2017 Plan, and there is a need to ensure that infrastructure is balanced with current and planned allocations. This policy should be read alongside other policies in the plan, including LPRSP3 & LPRSP1.

6.44 Policy LPRSP2 is specifically concerned with the built-up area of Maidstone that is outside the identified town centre boundary but within the urban boundary as shown on the policies map. This area has a varied mix of housing, shopping and community facilities, a range of business locations, a number of attractive green spaces and good transport links that all act in combination to make Maidstone an attractive place to live and work.

6.45 As the town has grown over the centuries areas of distinct architectural character have emerged. Adopted Character Area Assessment SPDs detail the locally distinctive character of an area and offer guidance on improving the quality of an area. During the Local Plan period, change within the urban area will tend to be incremental in nature due to infilling and select redevelopment of appropriate urban sites. Development proposals at all locations within the urban area should look to include links to open spaces.

6.46 Land allocations within the urban area specifically at locations close to the town centre will comprise a mix of uses, which will include retail and community facilities, where possible. All development, including major planned development at the edge of the urban area to meet housing and employment needs is to be supported by necessary infrastructure.

6.47 A number of key infrastructure requirements have been identified for provision within the Maidstone urban area as set out in the policy below. There is a significant strategic need for additional secondary school provision within the borough. The Valley Invicta Academy Trust has recently received approval from the Department for Education for an application for free school status and, subject to planning permission, funding has been provisionally secured for a scheme on land adjacent to Invicta Grammar School and Valley Park School.

Regeneration in the Urban Area

6.48 There are four neighbourhoods within the urban area that have been identified as being in need of regeneration: Park Wood, High Street, Shepway North and Shepway South. These areas currently fall within the 20% most deprived in the country. Development within or adjoining these locations will look to close the gap between these areas and other parts of Maidstone by focusing on improving accessibility to quality green spaces, health services, equal access to education and training opportunities, and job creation through improvements in public transport and active travel.

Figure 2.1. Maidstone Urban Area

POLICY LPRSP2 � MAIDSTONE URBAN AREA

1) As a sustainable location, Maidstone urban area, as defined on the policies map, will be a key focus for new development.

2) Within the urban area and outside of the town centre boundary identified in policy SP4, Maidstone will continue to be a good place to live and work. This will be achieved by:

a) Allocating sites at the edge of the town for housing and business development;

b) The development and redevelopment or infilling of appropriate urban sites in a way that contributes positively to the locality's distinctive character;

c) Retaining well located business areas;

d) Maintaining the network of district and local centres, supporting enhancements to these centres in accordance with the overall hierarchy of centres;

e) Retaining the town's green spaces and ensuring that development positively contributes to the setting, accessibility, biodiversity and amenity value of these areas as well as the River Medway and the River Len; and

f) Supporting development that improves the health, social, environmental and employment well-being of those living in identified areas of deprivation.

3) Strategic policy LPRSP3 sets out the requirements for development around the edge of the urban area. Elsewhere in the urban area land is allocated for housing, retail and employment development together with supporting infrastructure.

a) Approximately 1,846 new dwellings will be delivered on 23 existing Local Plan sites in accordance with policies H1(11) to H1(30).

b) Approximately 178 additional units will be delivered in the urban area on sites LPRSA 366, 152 and 303.

c) Fourteen existing sites at Aylesford Industrial Estate, Tovil Green Business Park, Viewpoint (Boxley), Hart Street Commercial Centre, The Old Forge, The Old Brewery, South Park Business Village, Turkey Mill Court, Eclipse Park, County Gate, Medway Bridge House, Albion Place, Victoria Court and Lower Stone Street (Gail House, Link House, Kestrel House and Chaucer House) are designated Economic Development Areas in order to maintain employment opportunities in the urban area (policy SP11(a)).

d) Key infrastructure requirements to be delivered either through Section 106 obligations or via CIL include:

i. Improvements to highway and transport infrastructure, including junction

ii. �improvements, capacity improvements to part of Bearsted Road, improved pedestrian/cycle access and bus prioritisation measures, in accordance with individual site criteria set out in policies H1(11) to H1(30);

i) Additional secondary school capacity including one form entry expansions of the Maplesden Noakes School and Maidstone Grammar School;

ii) Additional primary school provision through one form entry expansion of South Borough Primary School;

iii) Provision of new publicly accessible open space; and

iv)Improvements to health infrastructure including extensions and/or improvements at Brewer Street Surgery, Bower Mount Medical Centre, The Vine Medical Centre, New Grove Green Medical Centre, Bearsted Medical Practice and Boughton Lane Surgery.

LPRSP3: Development at the edge of Maidstone

Introduction

6.49 In the current 2017 Local Plan there has been significant growth identified to the north west, and (particularly) the south east of Maidstone. The developments allocated in the current plan are at various stages of construction, with some having fully built out, some under construction, and some parcels still awaiting to start construction. The urban fringe of Maidstone has demonstrated that it is a deliverable location for new housing growth, but the expansion of the urban boundary now risks coalescing with surrounding villages.

6.50 This plan seeks to restrict additional growth at the edges of Maidstone to protect the integrity of surrounding villages in the medium term. This doesn�t mean that no sites are allocated in these areas, but additional development on the scale of the 2017 Plan is not included. As such a single consolidated policy for the additional growth around the edge of Maidstone is proposed in the Local Plan Review.

6.51 The edge of Maidstone is still needed to play an important part in meeting housing need across the borough. In addition to the south east and north western extensions, modest sites are identified to the north, north-east, south, and south-west of the Urban Area.

6.52 It is appropriate that the existing policy wording ensuring the sustainable completion of the 2017 allocations is included, and this is encompassed in the Policy below.

North West

6.53 The north west strategic development location benefits from good access to the M20 motorway, the A20 and the A26. There are capacity challenges that will need to be considered with the local transport network, including key junctions at the M20 junction 5 and at the

northern and southern ends of Hermitage Lane. The council will work to address these challenges with Kent County Council, Highways England and the developers of the sites in this location.

6.54 Local services in this part of the town are good and include a mix of health and education facilities which are within walking distance or accessible by frequent public transport services.

6.55 Retail options are also good at this location. In addition to local convenience stores, the town centre is easily accessible, as is the Quarry Wood retail location across the borough boundary in Aylesford, which provides a mix of convenience and comparison goods.

6.56 At this location the council is keen to retain the separation between the edges of Barming and Allington and the edge of the Medway Gap settlements in Tonbridge and Malling Borough i.e., Aylesford, Ditton and Larkfield. To the north, long range landscape views that would be affected by developing these sites has been considered by the Planning Inspectorate, which concluded that it was acceptable to develop at east of Hermitage Lane.

6.57 The north west strategic development location has been comprehensively planned in respect of supporting infrastructure and connectivity between sites.

South East

6.58 The south east strategic development location benefits from its proximity to Maidstone�s urban area and the town centre, where key community infrastructure, local services and employment opportunities are located. A further benefit is that there are opportunities to expand and improve on existing services and facilities in this area, and to put new infrastructure in place to accommodate the demands arising from an increase in population.

6.59 Some forms of infrastructure provision have historically not kept pace with development. This has been a contributory factor to some issues such as a congested road network, a shortage of affordable housing, deficiencies in open space provision and poor access to key community facilities in certain areas. New development on the urban periphery in the south east will be underpinned with a coordinated infrastructure approach for the area, which will focus on tackling congestion and air quality issues, improving accessibility to the town centre and providing the community services, facilities and accessible open space necessary to mitigate for the increase in population. This is reflected in some of the site allocation policies, where highways improvements such as junction improvements and bus priority measures on the A274 are proposed, along with significant areas of new public open space, two new primary schools and a community hall.

6.60 At this location the council is keen to limit as much as possible the extension of development further into the countryside along both sides of the A274, Sutton Road. This ensures that the more sensitive landscapes in this area will remain protected and development will be consolidated around the urban edge to make best use of new and existing infrastructure.

6.61 The south east strategic development location has been comprehensively planned in respect of supporting infrastructure and connectivity between sites.

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Figure 3.1. Development at the edge of Maidstone�s Urban Area

POLICY LPRSP3 � EDGE OF THE MAIDSTONE URBAN AREA

The south eastern Urban Area

Land to the south east of the urban area is allocated as a strategic development location for housing growth with supporting infrastructure.

1. In addition to development, redevelopment and infilling of appropriate sites in accordance with other policies in the Plan, approximately 1,765 �new dwellings will be completed on Local Plan 2017 allocated sites H1(7) to H1(10) and 75 on LPRSA172.

2. The existing Parkwood Industrial Estate is designated as an Economic Development Area in order to maintain employment opportunities (policy SP11(a).

3. Key infrastructure requirements for the south-east strategic development location include:

� Highway and transport infrastructure improvements including: junction improvements on the A274 Sutton Road incorporating bus prioritisation measures, the installation of an extended bus lane in Sutton Road, together with improved pedestrian and cycle access, in accordance with individual site criteria set out in policies H1(7) to H1(10);

� New primary schools on site H1(10) and expansion of an existing primary school within south east Maidstone;

� A new community centre and local shopping facilities will be provided on site H1(5) to serve new development;

� New publicly accessible open space will be provided in accordance with Policy INF1 and existing OS1 Policies; and

� Improvements to health infrastructure including extensions and/or improvements at The Mote Medical Practice, Orchard Medical Centre, Wallis Avenue Surgery and Grove Park Surgery.

North Western Urban Area

4. In addition to development, redevelopment and infilling of appropriate sites in accordance with other policies in the Plan, approximately 1,157 new dwellings will be delivered on three sites allocated in the Local Plan 2017 (policies H1(2) to H1(4))

5. The existing 20/20 sites at Allington and Hermitage Mills are designated as Economic Development Areas in order to maintain employment opportunities (policy SP11(a).

6. Key infrastructure requirements for the north-west strategic development location include:

i. Highway and transport infrastructure including improvements to: the M20 junction 5 roundabout; junctions of Hermitage Lane/London Road and Fountain Lane/Tonbridge Road;

LPRSP4: Garden Settlement Scale Developments

Introduction

6.62 The council indicated when releasing the Call for Sites in March 2019 that it was interested in considering garden communities as a method of accommodating future housing need over the Local Plan Review Period.

6.63 New Garden Communities need to be of a sufficient scale to deliver meaningful supporting infrastructure. The Government defines �garden villages� as being of between 1,500 and 10,000 homes and �garden towns� as being of 10,000+ homes. They can be new, freestanding settlements or a new neighbourhood created through a major extension to an existing urban area. In either case, they are areas which are comprehensively planned and coordinated from the outset where the new homes and other forms of development will be built over an extended number of years.

6.64 New Garden Communities should utilise opportunities afforded by the scale of development to achieve the highest standards for transport accessibility, sustainability, internalisation and multi-modal connectivity. Upgrades to highway capacity may be required to support these sites and this must be fully assessed, however it should be the objective to minimise the impact on the public highway first by limiting motor vehicle trip generation and to consider highway capacity upgrades second.

6.65 New Garden Communities also offer the prospect of achieving mixed, balanced communities through the supply of a range of types and tenures of housing and a highly integrated approach to the provision of supporting infrastructure, facilities and mix of uses. This integration, co- ordination and delivery-focus are likely to be best achieved by taking a masterplanning approach to the delivery of new garden communities.

6.66 The Council has published a Garden Communities Prospectus which draws together the local and national aspirations for what developments at the Garden Settlement Scale should achieve. These have directly informed the drafting of the policies for the two-garden settlement-scale developments allocated in this plan.

a) Create a distinctive place to live at a sustainable scale which responds to local character;

b) Provide a clear, holistic masterplan that integrates the new development with its surroundings;

c) Give residents the best opportunities to follow healthy lifestyles, allowing activity to be built into their daily lives and providing opportunities to buy and grow healthy food along with ensuring that health services are close at hand;

d) Ensure that generous amounts of green space, landscaping, trees, and hedgerows are integrated into the design of the development - with the purposes of achieving biodiversity net gain, an attractive setting for development, informal recreational space, and attractive walking and cycling links;

e) Enable and encourage the adoption of sustainable and active travel habits within the site and connecting to the local area though design by prioritising accessibility, active modes of travel, public transport, low emission technologies and by optimising integration of those services and infrastructure;

f) Include buildings and places designed with a strong focus on energy efficiency, reduced carbon emissions and climate change mitigation;

g) Provide for a mix of uses including employment, retail, leisure and other local services which offer opportunities to the new and surrounding communities;

h) Provide exceptional connectivity through superfast broadband;

LPRSP4(A): Heathlands Garden Settlement

Introduction

6.66 Heathlands has many of the key features and is well located for a sustainable garden settlement. There is access to the road network via the A20 to the north, and rail access can be achieved along the Maidstone-Ashford rail line. It�s location at the foot of the North Kent Downs will provide a very attractive setting for the new residents, but care must be taken to ensure that the potential impact on views from the Kent Downs are minimised and mitigated.

6.67 The site provides the opportunity to improve biodiversity in the area through measures to enhance ancient woodland and existing green corridors; Improved access to the open countryside utilising existing and new network of footpaths will promote health and well-being.

6.68 A robust Framework Masterplan is emerging, which demonstrates that there is the potential for a high-quality new settlement at this location, utilising the A20 and existing rail links as well as contributing towards a future business case for a new M20 junction.

6.69 The western portion of the site is constrained due to an existing minerals allocation and the existing Lenham Wastewater Treatment facility, and these constraints will be addressed through phasing and masterplanning; with the need for phasing to ensure that the minerals allocation is not compromised.�

6.70 A range of designated and non-designated heritage assets are found both on and around the site and due regard will need to be had to their significance through a detailed masterplanning process.

Vision for Heathlands Garden Settlement

6.71 A new garden community rooted in garden village design principles, Heathlands Garden Settlement will become a new sustainably planned place with connected, walkable, vibrant, sociable neighbourhoods for the residents of Heathlands, Lenham, Lenham Heath and Charing in which to live and work.� There will be new local jobs, community facilities, schools, cafes shops, and leisure facilities set in high quality public spaces creating an active and animated environment with enhanced biodiversity. To facilitate healthy lifestyles, high quality connected landscapes and green infrastructure will be for exercise, sport, play, walking, cycling, and leisure, sitting alongside facilities for growing food.� Pedestrians, cyclists, and public transport will be priorities helping sustainable travel opportunities with convenient and safe linkages within Heathlands, to surrounding communities and to new community facilities.� There will be a sensitive transition between the AONB and Heathlands, with a heathland landscape and strong planting in the northern parcels, and landscaped spaces for village greens, parks, commons and naturalistic green spaces throughout.� A new Heathlands Rail Station along the Ashford-Maidstone line will be explored to achieve a wider sustainable connected network, providing opportunities for residents and businesses along the A20 corridor.� Homes will be for all stages of life with affordable provision and will be of a high-quality innovative design reflecting the local vernacular, incorporating its heritage and landscape character. Flexible business space and communal workspace facilities will be provided for new and established local companies and for those that reside locally.

POLICY LPRSP4(A) � HEATHLANDS GARDEN SETTLEMENT

The Council will work with the promoter to produce an agreed Supplementary Planning Document to masterplan and facilitate the site�s delivery. The following criteria must be met in addition to other policies of this Local Plan:

1) Phasing & Delivery

a) Housing completions are anticipated to commence 2029;

b) Phased release of land parcels of varying size and density to enable a range of developers to bring the site forward for development. �

c) Infrastructure will be delivered on a phased basis, when it is needed and as early as possible in the development process where key infrastructure is concerned, in accordance with an agreed phasing strategy.

2) Housing:

a) Approximately 5,000 new homes, including 1,400 homes within the period 2029-37;

b) A target amount of 40% affordable housing;

c) Range of house types including across tenures, mix, including for inter- generational living.

3) Landscape & Design:

a) Development of the site will adopt measures to minimize the potential for harm and maximise the potential for beneficial changes to the setting of the Kent Downs AONB;

b) All built development will be broadly contained within the 110-115m contours to the north of the railway line, with the exception of new road, pedestrian and cycle accesses from the A20;

c) How the development will present an appropriate edge to respond to views from the Pilgrims Way within the Kent Downs AONB.

d) A landscape scheme will be prepared to inform design parameters including for views into and from the AONB;

e) Provision of appropriate interfaces with existing buildings which will be retained on and around the site;

f) How the settlement will be designed to provide an appropriate relationship and connectivity to Lenham, Lenham Heath & Charing, whilst utilising existing and new linkages between the settlements;

g) Investigating how density will be optimised, particularly around the areas with the best access to the potential new rail station, district and local centres, and high-quality open spaces.

4) Employment/ Commercial

a) Development should aim to provide for as close to 5,000 new jobs as feasible and viable;

b) A new District Centre adjacent to a potential new railway station, including a significant knowledge-based employment offer;

c) Two new Local Centres, one as part of the early phases of development, and one as part of later phase, each including an element of employment space

d) A minimum of 14 hectares of dedicated new employment land.

5) Infrastructure

a) Bespoke infrastructure funding agreement based on the value captured by the development, expected to be higher than that which would ordinarily be captured using a borough CIL approach, and should be spent on infrastructure locally, and in the surrounding areas, particularly Lenham and Charing, where suitable.

b) Two new three form entry primary schools will be required,

c) Secondary education provision through either contributions for off-site provision or on-site facilities, or a combination of the two.�

d) The delivery of an improved or new waste water treatment facility;

e) A comprehensive set of local community infrastructure commensurate with a new community of approximately 5,000 new homes, principally split between the three new centers;

f) A full suite of open spaces will be delivered in accordance with Policies SP13 & INF1 including extensive green infrastructure necessary to meet the needs of the settlement, including amenity green space, play space, sports provision, allotments and natural and semi-natural open space.

6) Transport Connections

a. A business case for a new rail station will continue to be explored on the Maidstone-Ashford rail line, with suitable alternative connectivity to the existing station at Lenham if the case is not made;

b. Two new access connections on to the A20 will be provided to the north of the development, on routes which cross the Maidstone-Ashford rail line to connect with the southern part of the site.

c. A good public transport facility through the site with new bus routes that provide linkages to the potential new station or existing Lenham Station and between the homes, district and local centres, Lenham secondary school, new schools and other local facilities and adjacent local areas;

d. A network of pedestrian and cycle paths throughout the site, linking the district centre and local centres to the housing and employment areas, and beyond to the open countryside and to surrounding settlements;

e. Potential connection to a new M20 junction as a result of cumulative development between M20 Junctions 8 & 9

7) Environmental

a) A new country park around the Stour River south of the site, including a wetlands area to assist with the filtration of nitrates & phosphates arising within the upper Stour catchment, having regard to Natural England�s advice in July 2020 regarding nutrients entering the River Stour;

b) Climate Change adaptions and mitigations aimed at ensuring the new settlement is operationally net zero in terms of carbon emissions;

c) 20% biodiversity net gain will be expected to be achieved on-site;

d) There are several areas of potential archaeological sensitivity across the site, and these should be surveyed and development should respond to their significance, in particular the potential for multi-period archaeological remains associated with prehistoric and later activity around Chapel Farm, Mount Castle, and Lenham Forstal;

e) Site design and layout shall be informed by a sensitive response to local nd historic assets and landscapes Built heritage that development will need to have regard to includes:

� Royston Manor (grade II* listed)

� Chilston Park Registered Park and Garden

� A number of grade II listed buildings where their setting has the potential to be affected by the development

� Listed buildings within the setting of the site including at Lenham and Chilston Park.

f) Use of sustainable drainage methods to manage surface water flooding issues and ensure flood risk is not exacerbated elsewhere including a site-wide Flood Risk Assessment will be required;

g) noise and drainage mitigation measures are identified where required integrated within the design and layout of the site;

h) Development creates a number of ecological corridors through the site, including along or parallel to the Great Stour

8) Governance and Stewardship: will be set out identifying:

a) How the 30-year vision will be fulfilled;

b) How the settlement will be community-managed;

c) Maintenance of infrastructure, urban realm, and open spaces will be carried out;

d) Roles for utilities and infrastructure operators;

e) How revenues from development will be recycled within the site.to meet the above requirements.

f) And ensuring that key infrastructure such as public transport can be delivered in a timely manner as the settlement grows, including consideration of risks and actions to maintain their viability and deliverability.

LPRSP4(B): Lidsing Garden Community

Introduction

6.72 The Lidsing proposal provides a large, deliverable development that could come forward from the middle years of the LPR period. The site will operate as an urban extension to the Medway urban area, but development will be designed to Garden Settlement standards set out in Policy LPRSP4.

6.73 The site contains the opportunity for a significant employment offer as part of the development mix, and the council considers that this is appropriate given the strategic access granted to the M2 via Junction 4.� Additionally, there is potential to add a new arm to the M2 J4 roundabout, which aims to improve how that junction functions as well as providing a new direct access to the motorway network from North Danes Way.

6.74 At present there is little connection between the Lordswood and Hempstead areas of Medway, and this proposal aims to not only link them via orbital bus route but provide an additional service node to complement their existing facilities.

6.75 The site adjoins the Kent Downs AONB to the south, as well as the Capstone Valley to the north, which is of considerable local value. The site has the potential to deliver significant improvements to interconnectivity between these assets. A small section of the AONB would be required to establish a new arm to M2 J4 roundabout, and the proposal includes a substantial potential enhancement to the AONB to mitigate this impact. Further mitigation should include how the junction improvement is designed to minimise impact both there and across the site.

6.76 There is the potential for the site to make a positive contribution to the reframing of the Capstone Valley as a country park, and in particular by establishing enhanced walking and cycling links north south through the valley.

6.77 The council recognises that many aspects of this site have at least as much of an impact on parts of the urban area within Medway as Maidstone Borough. The council has sought constructive engagement through Duty to Co-operate discussions to ensure that issues are discussed, solutions are proposed, and areas of common ground and disagreement are identified.

�� Vision for Lidsing Garden Community

6.78 In 2057, Lidsing Garden Community will be an established and thriving new community with a distinctive local character, form and identity which provides strong linkages with the surrounding urban and rural services, facilities and communities and will serve to enhance the open space network of the Capstone Valley.

6.79 Lidsing Garden Community will be an exemplar urban extension containing 2,000 new homes that focuses on improving connectivity in south Medway. This connectivity will be in the form of a connection between North Dane Way and a new motorway junction on the M2. Routes across the site will be significantly improved and particularly a new orbital bus route will be a benefit to the wider community. Lidsing Garden Community will be a holistically planned new settlement which enhances the natural environment of its location in proximity to the Kent Downs AONB and its relationship with the Capstone Valley. The southern portion of the Capstone Valley will become a connecting point for a range of trips that will benefit existing and future residents linking Lordswood to the west with Hempstead to the east and creating strong leisure links north � south through the site connecting Capstone Country Park with the AONB.

6.80 The creation of this new Garden Community will change the character of this area, creating a new place within Medway with its own unique identity, well-related to existing communities at Hempstead, Lordswood, and Bredhurst. It will be a settlement centred on a well-defined landscape infrastructure that links new places to live through an integrated leisure strategy that converges on a new local centre that provides retail, sporting, education and health facilities. Lidsing Garden Community will provide a genuinely landscape-led settlement which responds robustly to the challenges and opportunities of climate change, adopting models of best practice as an exemplar development.

POLICY LPRSP4(B) � LIDSING GARDEN COMMUNITY

1) Phasing & Delivery

a) Starting in approximately 2027;

b) A mix of sizes of land parcels should be provided to enable development by a range of types and sizes of developers;

c) Ensure that environmental mitigations are delivered in advance of construction, and that requisite infrastructure is ready to operate upon occupation.

2) Housing:

a) 2,000 new homes in total, including 1,200 units within the Plan period up to 2037;

b) A target amount of 40% affordable housing;

a) Range of housing typologies based on the Council�s latest Strategic Housing Market Assessment, including across tenure, mix of sizes of units, including for generational living.

3) Masterplanning and design parameters:

a) Development will proceed in accordance with a detailed design code agreed between the Local Planning Authority and promoter;

b) Development of the site will be landscape-led to ensure that there are positive enhancements to the Capstone Valley and Kent Downs AONB setting;

c) The overall utility of the Capstone Valley will be significantly enhanced including for recreation;

d) The development creates a positive outfacing edge when viewed from Lordswood, Hempstead and the AONB to the south;

Floorplates may need to restricted where they may have a significant adverse impact on the setting of the AONB.

e) Appropriate interfaces with existing buildings which will be retained on and around the site to protect their significance;

f) How the settlement�s shape is configured with regards its relationship to the Medway urban area, as well as the AONB and Bredhurst;

g) Investigating how density can be optimised, particularly around the areas with the best access to services and high-quality open spaces.

4) Employment/ Commercial

a) Development should exceed 2,000 new jobs as feasible and viable due to the area�s excellent connectivity to the Strategic Road Network;

b) 14 Ha of new employment space will be created, focused on the improved motorway access;

c) A new Local centre of not less than 1,500m² of retail, leisure and services will be created, strategically located on a new orbital bus route with good access to employment, Hempstead, and Lordswood;

6. Infrastructure

a) A bespoke infrastructure funding agreement based on the value captured from the development, expected to be higher than that which would ordinarily be captured using a borough CIL approach, and should be spent on infrastructure locally, and in the surrounding areas where suitable.

b) A new 3FE primary school within or adjacent to the local centre, and a contribution towards the creation of a new secondary school in the Capstone Valley area;

c) A comprehensive set of local infrastructure commensurate with a new community of 2,000 new homes, principally focused on the new local centre;

d) A full suite of� open space will be delivered in accordance with Policy INF1:

i. 3.33 Ha Amenity green space,

ii. 1.19 Ha Play space

iii. 7.6 Ha sports provision

iv. 0.95 Ha of allotments

v. 31 Ha natural/ semi natural open space

7) Transport Connections

a. A new connection to the M2 at Junction 4 will be created, enabling improved connections across the Capstone Valley and into Medway;

b. A new orbital bus route linking Lordswood & Hempstead, and linking to the Medway town centres will be created;

c. New half-hourly bus services to be provided between the site and Chatham via North Dane Way.

d. Cycling & Walking links throughout the site, and strategically north-south along the Capstone Valley and into the wider Medway area will be created;

e. Priority, through design, throughout the site for vulnerable road users and active travel modes.

f. Measures to prevent rat-running in local roads, including through Bredhurst and Boxley.

g. (Placeholder for any required offsite capacity improvements, as necessary.)

8) Environmental

a. A Climate Change adaptions and mitigation strategy based on national and local guidelines;

b. A minimum of 20% biodiversity net gain will be expected to be delivered on-site;

c. There are several areas of potential archaeological sensitivity across the site, and these should be surveyed and development should respond to their significance;

d. Sustainable drainage methods are implemented to manage surface water flooding issues and ensure that flood risk is not exacerbated elsewhere including a site-wide Flood Risk Assessment will be required;

e. Noise and drainage and light pollution mitigation measures are integrated within the design;

f. Heritage to be responded to within the site include site of a 20th century military balloon installation.

g. A financial contribution shall be made to mitigate recreational impact on the medway Estuary and Marshes SPA and Ramsar.

Site design and layout shall be informed by a sensitive response to local �historic assets and landscapes.

9) Governance arrangements will be set out identifying how:

a. How the 30-year vision will be fulfilled;

b. The settlement will be community-managed;

c. Maintenance of infrastructure, urban realm, and open spaces will be carried out;

d. Roles for utilities and infrastructure operators;

e. How revenues from development will be recycled within the site.to meet the above requirements.

f. To ensure that key infrastructure such as public transport can be delivered in a timely manner as the settlement grows, including consideration of risks and actions to maintain their viability and deliverability.

LPRSP5: Strategic Development Locations

Introduction

6.81 The current Local Plan 2017 has Broad Locations for growth at Maidstone Town Centre, Invicta Barracks, and Lenham. These locations have and will continue to make an important contribution to growth within the Plan period. Invicta Barracks and Lenham continue to be progressed and are set out in Policies SP5(b) and (c) below.

6.82 There is potential for strategic development to assist in the delivery of a new road linking the M20J8 with the A274 around Langley. The consideration of how this new highway could be delivered is a requirement of Local Plan 2017 Policy LPR1.

POLICY LPRSP5 � STRATEGIC DEVELOPMENT LOCATIONS

1) Strategic Development Locations will be delivered across the Plan Period for:

a) 1,300 units at Invicta Barracks

b) 1,000 units within the Lenham broad location for housing growth

2) A potential strategic development location will be safeguarded for delivering a new Leeds- Langley Relief Road.

LPRSP5(A): Potential Development in the Leeds-Langley Corridor

Introduction

6.83 The reconsideration of the business case for the delivery of a Leeds - Langley relief road is a requirement of the Local Plan 2017 set out in Policy LPR1. Since the adoption of that plan various things have happened.

6.84 The Highways Authority (Kent County Council) has confirmed that whilst it will not currently be seeking to promote a route in this corridor, should Maidstone Borough Council require such a route to support future development the Highway Authority will work to assist this.

6.85 The Council has undertaken a study to meet the criteria laid out in the Local Plan 2017 Policy LPR1 as part of the Local Plan Review. The results of the study concluded that whilst previous route alignments considered were feasible in principle as transport projects, they would be unlikely, in spatial planning terms, to support significant development. Therefore, as standalone projects the route alignments considered had limitations in regard to being able to make a strong enough business case for funding.

6.86 To overcome these issues the Council commissioned further work from independent consultants. This work was to identify variations to the previously considered alignments and would release sufficient enabling development to support the delivery of the road. The Study concluded that an approximate quantum of growth in the region of 3,995 residential units would be capable of funding a scheme without third party funding, should this be unavailable.

6.87 The Council has supported this work by testing the transport implications of such a highway connection on the strategic network through transport modelling. The scheme tested was a highway only scheme.

6.88 Alongside the testing of a highway scheme, to fulfil the requirements of Local Plan 2017 Policy LPR1, the Council also tested alternatives to a Leeds Langley Highway Scheme. This included a do-nothing scenario and a public transport led solutions along the A274.

6.89 In advance of the above work as part of the call for sites exercise, which formed part of the Local Plan Review, local landowners have identified a significant amount of land within the vicinity of the potential highway intervention for mixed use development.

6.90 At the current time, the delivery of a new road is not confirmed by the Highways Authority. Discussions are ongoing however regarding how a scheme may be designed.

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6.91 With this in mind, a safeguarded area is proposed which requires prospective developments in this area to demonstrate that they do not prejudice the future creation of a new route. This covers the minimum area considered necessary to protect both the alignment of the road and the area necessary for enabling development identified as needed to make the scheme feasible. The safeguarding direction does not preclude development in this area. Existing permissions and allocations remain extant, but upon renewal or variation of consents, Policy SP5(A) will apply.

6.92 Discussions between KCC, MBC, local landowners and other stakeholders will continue, with the potential for a future Development Plan Document to be produced to guide development of the route in partnership with landowners & KCC.

6.92 It will also be expected that development at the scale anticipated to fund and deliver a scheme will bring forward the normal range of other associated infrastructure. However, there is no new development proposed by this plan within the safeguarded area at the current time.

POLICY LPRSP5(A) � DEVELOPMENT IN THE LEEDS-LANGLEY CORRIDOR

1. Land within the corridor defined on the policies map, will be safeguarded for potential future development, which will be required to provide a quantum of enabling development which will meet its own and future highway needs and to provide connectivity between M20 junction 8 and the A274.

2. Development proposals which come forward in the defined corridor will be assessed for their potential to prejudice the delivery of a new highway. Proposals for new residential and commercial development coming forward in the defined corridor will need to be accompanied by a masterplan demonstrating how the development of the site potentially contributes to or does not inhibit the delivery of a Leeds Langley relief road.

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LPRSP5(B): Development at Invicta Barracks

Introduction

6.93 Invicta Park Barracks covers a substantial area (41 ha) to the north of the town centre. It comprises a range of military buildings, including army accommodation, set within expansive parkland. The site is currently home to the 36 Engineer Regiment.

6.94 The MoD keeps its property portfolio under regular review. As part of the MoD review (November 2016) Invicta Park Barracks will be released by 2027. The Local Plan identifies Invicta Park Barracks as a broad location which is unlikely to come forward for housing growth until the end of the Local Plan period. The site has the potential to deliver in the order of 1,300 new homes. Over the plan period the council is working with the MoD to encourage an earlier delivery of the site.

POLICY LPRSP5(B) � INVICTA BARRACKS STRATEGIC DEVELOPMENT LOCATION

Invicta Park Barracks is identified as an allocation for up to 1,300 dwellings from the middle of the Local Plan period. The Council will work with the promoter to produce an agreed Supplementary Planning Document to masterplan and facilitate the site�s delivery. The following criteria must be met in addition to other policies of this Local Plan:

1. Preparation and submission of a development brief and a master plan prepared in conjunction with and for approval by the council to guide development;

2. Integration of new development within the existing landscape structure of the site (supported by ecological, arboricultural, and landscape and visual impact assessments together with the identification of detailed mitigation measures where appropriate);

3. Ensuring requisite community facilities, which may include neighbourhood shopping and health facilities in addition to a new through-school, are delivered where proven necessary and in conjunction with housing;

4. Provision of publicly accessible open space, including natural and semi-natural open space, as proven necessary, and/or contributions;

5. Off-site highway improvements as necessary to mitigate the impact of development;

6. Securing a network of public footpath and cycling routes through the site;

7. Preservation of features of ecological importance, including the retention and enhancement of wildlife corridors, and ensuring that connection with ecological features and corridors outside the site is maintained/enhanced;

8. Enhanced walking, cycling and public transport connections to the town centre and local area;

9. Preservation of Park House (Grade II*) and its setting, in particular the parkland to the north and east of Park House to include removal of existing built development at 1-8 (consecutive) The Crescent to enhance/restore the parkland setting; and

10. Development proposals must demonstrate that the necessary sewerage infrastructure is either available or can be delivered in parallel with the development.

Infrastructure

A bespoke infrastructure funding agreement based on the value captured from the development and expected to be higher than that which would ordinarily be captured using a borough CIL approach will be pursued, with the expectation that this should be spent on infrastructure locally, and in the surrounding areas where suitable.

LPRSP5(C): Lenham broad location for housing growth

Introduction

6.95 The rural service centre of Lenham was identified as a broad location in the Local Plan 2017 to accommodate 1,000 dwellings post April 2021. Transport links to Maidstone and other retail and employment centres by bus and rail are good.

6.96 Housing site allocations and associated infrastructure requirements have been made through the Lenham Neighbourhood Plan 2021, which complements how environmental, social, design and economic objectives of the Local Plan will be met and to demonstrate the physical and functional integration of the site(s) within Lenham.

6.97 Master planning of the area will be essential to achieve a high-quality design and layout, landscape and ecological mitigation, and appropriate provision of supporting physical, social and green infrastructure.

6.98 It is important that development of Lenham takes place in a manner that is well integrated with the existing communities of Lenham, so that they are seen as, and function as, the village which they adjoin, rather than stand-alone communities. In order to ensure a coordinated and planned approach, proposals for development within Lenham which come forward prior to an agreed Neighbourhood Plan and/or the Local Plan Review being adopted will be refused.

POLICY LPRSP5(C) � LENHAM BROAD LOCATION FOR HOUSING GROWTH

Implementation and future revisions to the Neighbourhood Plan will incorporate and address the following principles in the delivery of 1,000 homes as per the Lenham Neighbourhood Plan:

1. Make efficient use of land and provide a broad range of housing choice by size and tenure (including market and affordable housing) and cater for people with special housing needs;

2. Outline measures to mitigate the traffic impacts from development on the strategic and local road networks;

3. Identify appropriate provision of, or contributions towards infrastructure improvements;

4. Incorporate primary school(s) and secondary school(s) if the scale of development justifies on-site provision, or if not, contributions to provision off-site in order to meet the needs generated by the broad location;

5. Ensure development is fully integrated with the surrounding village through shared community uses, and a variety of transport modes including walking, cycling and public transport;

6. Provide, commensurate with the scale of development, a network of open spaces and green infrastructure for amenity, play, sport and recreation, including allotments, local nature reserves woodlands, green spaces and wildlife corridors. Such provision should respond positively to the wider area to ensure enhanced linkages and networks;

7. Incorporate appropriate landscape treatment which ensures that developments can be satisfactorily assimilated into the surrounding area;

8. Protect and, where possible, enhance any features of biodiversity value on site or which are off-site but might be affected by the proposed development;

9. Incorporate an appropriate flood risk management strategy and measures for its implementation

10. Ensure adequate provision is made for enhanced and comprehensive sewerage infrastructure.

LPRSP6: Rural Service Centres

Introduction

6.99 Outside of Maidstone town centre and urban area, rural service centres are considered to be highly sustainable settlements in Maidstone's settlement hierarchy. The planned development and maintenance of sustainable communities underpins the council�s approach to rural areas where the primary aim is to direct development towards rural settlements that can best act as service centres for their local population and surrounding rural communities. Rural service centres play a key part in the economic and social fabric of the borough and contribute towards its character and built form. They act as a focal point for trade and services by providing a concentration of public transport networks, employment opportunities and community facilities that minimise car journeys.

6.100 The Settlement Hierarchy is established in Policy SS1 and is unchanged in regard to the Rural Service Centres as identified in the 2017 Local Plan. The 2021 Settlement Hierarchy Assessment considered the services and facilities available in each settlement and recommends that Coxheath holds comparable characteristics to other Rural Service Centres across the borough. The Rural Service Centre settlements are as follows:

� Coxheath

� Harrietsham

� Headcorn

� Lenham

� Marden

� Staplehurst

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Figure 6.1. Rural service centres in Maidstone Borough

6.101 The rural service centres will continue to be focal points where improved infrastructure and the strategic location of new development will reduce the need to travel and will help to maintain and improve on the range of essential local services and facilities. It is important that the rural service centres remain sustainable settlements with the services and facilities necessary to support a growing population. Additional infrastructure will be required as the plan continues to be developed, to respond to the additional growth set out in this spatial strategy., At the current time the infrastructure requirements are carried forwards from the Local Plan 2017, and these will be supplemented as necessary in the Council�s Infrastructure Delivery Plan.

6.102 Rural service centres are considered to have high deliverability due to their land price-house price balance. There is a need to ensure that sufficient land is allocated to meet need across the borough and across the plan period, and to meet the needs of the individual settlements.

POLICY LPRSP6 � RURAL SERVICE CENTRES

Within the designated rural service centres of Coxheath, Harrietsham, Headcorn, Lenham, Marden and Staplehurst, the council will:

1) Focus new housing and employment development within the settlements when it is:

a) An allocated site carried forward from the 2017 Local Plan or newly allocated within this Local Plan Review;

b) Minor development such as infilling; or

c) The redevelopment of previously developed land that is of a scale appropriate to the size of the village.

2) Retain and improve existing employment sites and encourage new employment opportunities provided the site is in an appropriate location for, and suited to, the use.

3) Resist the loss of local shops, community facilities and green spaces, whilst supporting new retail development, community services and green spaces to meet local need.

4) Protect, conserve and enhance the historic environment appropriate to its significance. Proportionate historic environment assessment will be used to inform development and identify opportunities to enhance awareness, understanding and enjoyment of the historic environment to the benefit of the village and its community.

LPRSP6(A): Coxheath

Introduction

6.103 Coxheath has the advantage of a compact urban form and a good offering of key services and facilities to support a growing population. Healthcare services in the village are particularly strong and include a GP surgery, a community trust clinic, chiropractic clinic and a pharmacy. However, the GP surgery is currently at capacity and any further development in Coxheath will be expected to contribute towards ensuring healthcare facilities can meet the demands of future growth. Coxheath does not have a train station but it has a regular bus service which connects the village to Maidstone town centre. Coxheath also has the advantage of being near to the town centre, which affords good access to a number of secondary schools and other facilities.

POLICY LPRSP6(A) � COXHEATH

At the larger village of Coxheath, as shown on the policies map, key services will be retained and supported.

1) In addition to minor development and redevelopment of appropriate sites in accordance with policy LPRSP7, approximately 55 new dwellings will be delivered on site H1(59), and 100 on LPRSA251, LPRSA312, and LPRSA364.

2) Key infrastructure requirements for Coxheath include:

a) Improvements to highway and transport infrastructure, including junction improvements at Linton Crossroads, a variety of measures to improve sustainable transport infrastructure, and improvements to pedestrian access in accordance with individual site criteria set out in policies H1(59), LPRSA251, LPRSA312, and LPRSA364;

b) Improvements to open space which improve overall quality, and address forecast deficits of 0.8Ha amenity 1.5Ha play, 10.2Ha sports, 1.3Ha allotment, and 43.2Ha natural/semi-natural green space.

c) Improvements to health infrastructure including extension and/or improvements at Orchard Medical Centre and Stockett Lane Surgery.

3) The loss of local shops, community facilities and green spaces will be resisted, and new retail development, community services and open space will be supported to meet local needs in accordance with policy LPRSP11c.

LPRSP6(B): Harrietsham

Introduction

6.104 Harrietsham provides a range of key services. Provision of and access to schools and community facilities in the village are adequate and will grow commensurate with any increase in population. The village has good public transport connections to Maidstone and other retail and employment centres. There is a local aspiration for replacement almshouses to support the local elderly population and for additional retail and play facilities, which are currently limited. Harrietsham has seen a number of new developments arising from the 2017 Local Plan, which alongside new housing has also helped to deliver new retail premises within the settlement.

POLICY LPRSP6(B) � HARRIETSHAM

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LPRSP6(C): Headcorn

Introduction

6.105 Headcorn has a diverse range of services and community facilities which are easily accessible on foot or by cycle due to the compact form of the village. There are local employment opportunities and there is a local wish to ensure that existing employment sites are kept in active employment use. A regular bus service runs between Headcorn and Maidstone and the village has good rail linkages to other retail and employment centres, including London. Flooding is an issue in Headcorn. The Strategic Flood Risk Assessment advises strict controls on the location of development within Flood Zones 2 and 3. The village lies within a landscape of local importance where proposals should seek to contribute positively to the conservation and enhancement of the protected landscape in accordance with policy SP14. Headcorn is surrounded on three sides by the functional floodplain of the River Beult and its tributaries and additional capacity will be required in the sewer network and may be required at the wastewater treatment works in the period to 2031.

POLICY LPRSP6(C) � HEADCORN

At the rural service centre of Headcorn, as shown on the policies map, key services will be retained and supported.

1. In addition to minor development and redevelopment of appropriate sites in accordance with policy LPRSP6, approximately 275 new dwellings will be delivered on three allocated sites H1(36) and H1(38), and 100 on LPRSA310.

2. Two existing sites are designated as Economic Development Areas in order to maintain employment opportunities in the locality (policy LPRSP11a), and a further 3,500m2 employment floorspace is allocated (policy EMP1(1)).

3. Key infrastructure requirements for Headcorn include:

a. Improvements to highway and transport infrastructure, including junction improvements, a variety of measures to improve sustainable transport infrastructure and improvements to pedestrian and cycle access, in accordance with individual site criteria set out in policies H1(36), H1(38) and LPRSA310

b. Provision of a one form entry extension to Headcorn Primary School;

c. Improvements to open space which improve overall quality, and address forecast deficits of 1Ha amenity, 1.1Ha play, 7.7Ha sports, 0.2Ha allotment, and 30.2Ha natural/semi-natural green space.

4. Additional capacity will be required in the sewer network and at the wastewater treatment works if required in the period to 2031; and

5. Improvements to health infrastructure including extension and/or improvements at Headcorn Surgery.

6. The loss of local shops, community facilities and green spaces will be resisted, and new retail development, community services and open space will be supported to meet local needs in accordance with policy LPRSP11c.

LPRSP6(D): Lenham

Introduction

6.106 Lenham has the key services and community facilities expected of a rural service centre. The village performs the best in terms of education facilities, with a primary school and nursery school located on the same site and is the only village to have a secondary school within the village boundary. Transport links to Maidstone and other retail and employment centres by bus and rail are good. There is a local aspiration for housing development in the village to sustain the thriving village centre and local businesses in general. Lenham lies within the setting of the Kent Downs Area of Outstanding Natural Beauty and it is recognised that there is a need to balance the benefits of utilising the most sustainable locations on the borough with the need to respect the setting of the AONB.

6.107 Lenham has a made Neighbourhood Plan which allocates land for circa 1,000 dwellings across three areas (7 sites including H1(41)). A new garden settlement at Heathlands to the east of Lenham, at Lenham Heath, is proposed as part of this plan. It is also recognised that the village of Lenham is a suitable settlement to deliver a select number of smaller scale sites.

POLICY LPRSP6(D) � LENHAM

1) In addition to minor development and redevelopment of appropriate sites in accordance with policy LPRSP6, approximately 145 new dwellings will be delivered on one allocated site (policy H1(41)), in addition to six allocations in the Lenham Neighbourhood Plan which will deliver around 1,000 new dwellings.

2) Two pitches are allocated for Gypsy and Traveller accommodation in accordance with policy GT1(8).

3) Three existing sites are designated as Economic Development Areas in order to maintain employment opportunities in the locality (policy LPRSP11a).

4) One new employment site allocation (LPRSA260) will deliver 2,500m² employment space.

5) Key infrastructure requirements for Lenham include:

a) Improvements to highway and transport infrastructure including junction improvements, a variety of measures to improve sustainable transport infrastructure, and improvements to pedestrian access in accordance with individual site criteria set out in policies H1(41);

b) Provision of a one form entry expansion at either Lenham or Harrietsham primary schools;

c) Provision of 0.34 hectares of natural/semi-natural open space through Policy H1(41) and additional open space as specified through the Neighbourhood Plan allocations.

d) Improvements to health infrastructure including extension and/or improvements at The Len Valley Practice.

e) The loss of local shops, community facilities and green spaces will be resisted, and new retail development, community services and open space will be supported to meet local needs in accordance with policy LPRSP11c.

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LPRSP6(E): Marden

Introduction

6.108 Marden is a successful service centre, particularly in terms of employment opportunities, and also has strong key community facilities such as a medical centre, library and village hall. Marden has frequent rail connections to London and other retail and employment centres, which has created a demand for new development. This has to be balanced with the desire to ensure local people have access to affordable housing. Public transport connections to Maidstone are less frequent and require improvement. Flooding is an issue in Marden and the Strategic Flood Risk Assessment advises strict controls on the location of development within Flood Zones 2 and 3.

POLICY LPRSP6(E) � MARDEN

At the rural service centre of Marden, as shown on the policies map, key services will be retained and supported.

1) In addition to minor development and redevelopment of appropriate sites in accordance with policy LPRSP6, approximately 124 new dwellings will be delivered on site H1 (46), and 113 on LPRSA295.

2) Two pitches are allocated for Gypsy and Traveller accommodation in accordance with policy LPRGT1(9).

3) One existing site is designated as an Economic Development Area in order to maintain employment opportunities in the locality (policy LPRSP11a), and a further 4,084m2 employment floorspace is allocated on one site (policy LPREMP1(2)).

4) Key infrastructure requirements for Marden include:

a) Improvements to highway and transport infrastructure including railway station enhancements, a variety of measures to improve sustainable transport infrastructure, and improvements to pedestrian access in accordance with individual site criteria set out in policies H1(46), LPRSA295 and LPRSA314;

b) Provision of 0.6 form entry expansion at Marden Primary School;

c) Improvements to open space which improve overall quality, and address forecast deficits of in 0.9Ha play, 3.3Ha sports, 0.9Ha allotment, and 27.4Ha natural/semi-natural green space; and

d) Improvements to health infrastructure including extension and/or improvements at Marden Medical Centre.

5) The loss of local shops, community facilities and green spaces will be resisted, and new retail development, community services and open space will be supported to meet local needs in accordance with policy LPRSP11c.

LPRSP6(F): Staplehurst

Introduction

6.109 Staplehurst is the largest of the rural service centres in terms of population and size and has a number of the key community services and facilities one would expect, including good health care services consisting of a health centre, pharmacy, optician and chiropractic clinic. The village also has more employment providers than most of the other service centres with the exception of Marden. Current transport infrastructure in Staplehurst is good and includes a train station but improvements to transport infrastructure are essential to cope with high levels of demand at peak times. Local aspirations for Staplehurst express a need for improvement to highways infrastructure in line with any new large-scale housing developments.

POLICY LPRSP6(F) � STAPLEHURST

At the rural service centre of Staplehurst, as shown on the policies map, key services will be retained and supported.

1) In addition to minor development and redevelopment of appropriate sites in accordance with policy LPRSP5, approximately 710 new dwellings will be delivered on sites H1(48) to H1(50), and 127 on LPRSA066 and LPRSA114.

2) Four pitches are allocated for Gypsy and Traveller accommodation in accordance with policies LPRGT1(10) and LPRGT1(11).

3) One existing site is designated as an Economic Development Area in order to maintain employment opportunities in the locality (policy LPRSP11a).

4) Key infrastructure requirements for Staplehurst include:

a) Improvements to highway and transport infrastructure including junction improvements, a variety of measures to improve sustainable transport infrastructure, and improvements to pedestrian and cycle access in accordance with individual site criteria set out in policies H1(48) to H1(50) LPRSA066 and LPRSA114;

b) Provision of 0.5 form entry expansion at Staplehurst Primary School;

c) Improvements to open space which improve overall quality, and address forecast deficits of� 2.4Ha amenity, 1.8Ha play, 9.1Ha sports, 1.6Ha allotment, and 51.9Ha natural/semi-natural green space.

d) Improvements to health infrastructure including extension and/or improvements at Staplehurst Medical Centre.

LPRSP7: Larger Villages

Introduction

6.110 The overall amount of development that will be acceptable in larger villages will be less than in the Rural Service Centres as they are comparatively less sustainable locations for meeting the development needs of the borough as a whole.

6.111 The 2021 assessment of population, village services and facilities has identified five villages that can be designated as larger villages, these are:

� East Farleigh

� Eyhorne Street (Hollingbourne)

� Sutton Valence

� Yalding

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Figure 6.1. Larger Villages in Maidstone Borough

6.112 Based on the 2021 analysis of population, services and facilities, all four settlements are considered sustainable locations for limited new housing development provided that it is of a scale in keeping with their role, character and size. An appropriate increase in population would help to support village services and facilities. The continued sustainability of these settlements as places to live and work is dependent on the retention of local services that meet community needs coupled with the retention of adequate transport services to enable access to larger centres for those services that are not available locally.

6.113 Similar to the rural service centres, all four villages have different characteristics and there is variation in the limited range of services and facilities they provide.

POLICY LPRSP7 � LARGER VILLAGES

Within the designated larger villages of East Farleigh Eyhorne Street (Hollingbourne), Sutton Valence and Yalding, as shown on the policies map, the council will:

1) Focus new development within the settlements when it is:

a) An allocated site in the Local Plan or a Neighbourhood Plan;

b) Minor development such as infilling; or

c) The redevelopment of previously developed land that is of a size appropriate to the role, character and scale of the village.

d) Protect, conserve and enhance the historic environment appropriate to its significance. Proportionate historic environment assessment will be used to inform development and identify opportunities to enhance awareness, understanding and enjoyment of the historic environment to the benefit of the village and its community.

2) Resist the loss of local shops, community facilities and green spaces, whilst supporting new retail development, community services and green spaces to meet local need.

LPRSP7(A): East Farleigh

Introduction

6.114 East Farleigh lies on the River Medway west of Maidstone, with services linked to the station which is just north of the river, and also at the intersection between Station Hill and Lower Rd, which is to the south. It lies within the Medway Valley Landscape of Local Value. There are a moderate number of services and light industrial sites in and around the settlement, there is a primary school in the southern part of the village. East Farleigh Bridge is a notable constraint on enabling safe access between the area south of the river and the rail station to the north. Although flood risk from the Medway is tightly defined within this part of the catchment, robust flood mitigation measures will have to form an essential part of any development proposal in the settlement.

POLICY LPRSP7(A) � EAST FARLEIGH

At the larger village of East Farleigh, key services will be retained and supported.

1) In addition to minor development and redevelopment of appropriate sites in accordance with policy LPRSP7, approximately 50 new dwellings will be delivered.

2) The loss of local shops, community facilities and green spaces will be resisted, and new retail development, community services and open space will be supported to meet local needs in accordance with policy LPR SP11a.

LPRSP7(B): Eyhorne Street (Hollingbourne)

Introduction

6.115 Eyhorne Street (Hollingbourne) is a linear settlement which lies to the northeast of Maidstone�s urban area in the setting of the Kent Downs Area of Outstanding Natural Beauty. The primary school, pre-school and one of the local playing fields are approximately 0.5km from the village centre. The village does not have a GP surgery or healthcare facilities apart from an osteopath clinic, but does have some good key facilities, including a village hall, local shop, post office, pubs and a restaurant. Rail connections to Maidstone town centre and other retail and employment destinations are good, and the village also has a regular bus service to the town centre.

POLICY LPRSP7(C) � EYHORNE STREET (HOLLINGBOURNE)

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At the larger village of Eyhorne Street, as shown on the policies map, key services will be retained and supported.

1) In addition to minor development and redevelopment of appropriate sites in accordance with policy LPRSP7, approximately 15 new dwellings will be delivered on site �H1(63) and 9 on LPRSA204.

LPRSP7(C): Sutton Valence

Introduction

6.116 Sutton Valence lies to the southeast of Maidstone�s urban area, primarily on a plateau above the Greensand Ridge. The settlement performs well in the audit in terms of education facilities. There is a pre-school, primary school and the Sutton Valence boarding school, which caters for children from the age of 3 to 18. In terms of services and community facilities there are pubs, a church, a village hall, mobile library service and good playing pitches. The village has a medical practice but no dentist or pharmacy. Public transport connections to Maidstone town centre and Headcorn are good due to a regular bus service. The village does not have a train station.

POLICY LPRSP7(C) � SUTTON VALENCE

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At the larger village of Sutton Valence, as shown on the policies map, key services will be retained and supported.

1) In addition to minor development and redevelopment of appropriate sites in accordance with policy LPRSP7, approximately 100 new dwellings will be delivered on allocated site policy LPRSA078.

3) Key infrastructure requirements for Sutton Valence include:

a) Improvements to health infrastructure including extension and/or improvements at Sutton Valence Surgery and Cobtree Medical Practice.

b) Improvements to highway and transport infrastructure, including junction improvements at and improvements to pedestrian access in accordance with individual site criteria set out in policies H1(64) and LPRSA078.

c) Improvements to open space which improve overall quality, and address forecast deficits of 0.1Ha play space.

LPRSP7(D): Yalding

Introduction

6.117 Yalding has a number of the key services and facilities expected of a larger village. The village has a local shop, post office and GP surgery. The village is served by a nearby train station and has connections by bus to Maidstone town centre, which is essential in terms of access to secondary education. Yalding also has sustainable connections to nearby Paddock Wood, which also has a range of services and facilities, including a secondary school.

6.118 In addition to allocated development within the settlement, the council will support the redevelopment of the brownfield former Syngenta Works site, which lies to the west of Yalding village. It is important to ensure that safe and sustainable linkages between the Syngenta site and the village are provided if this development comes forward. Robust flood mitigation measures will have to form an essential part of any development proposal in the settlement. The size of the Syngenta site offers an opportunity for a sustainable drainage mitigation approach to flood prevention. Subject to the findings of the flood risk assessment, potential suitable uses for the site could include employment, leisure, commuter car parking and open space (in accordance with policy LPRSAEmp1.

POLICY LPRSP7(D) � YALDING

At the larger village of Yalding, as shown on the policies map, key services will be retained and supported.

1) In addition to minor development and redevelopment of appropriate sites in accordance with policy LPRSP7, approximately 65 new dwellings will be delivered on� site H1(65), and 100 on LPRSA248.

2) Key infrastructure requirements for Yalding include:

a) Improvements to highway and transportation infrastructure will be made in accordance with individual site criteria set out in policy H1(65) and LPRSA248. Key schemes include improvements to pedestrian access; and

b) Improvements to health infrastructure including extension and/or improvements at Yalding GP Practice.

c) Improvements to open space which improve overall quality, and address forecast deficits of in 0.4Ha play, and 1.7Ha sports space.

LPRSP8: Smaller Villages

Introduction

6.119 Smaller Villages are those rural settlements that are not defined as Larger Villages or Rural Service Centres. These settlements rely heavily on community-focused services. Community facilities can include clinics, health centres, day centres, playgrounds, playing fields and sports facilities, children�s nurseries and schools, village halls and places of worship. Together with local village services, particularly with respect to village shops, post offices, healthcare facilities and public houses, provision of a basic level of community facilities are essential if small rural settlements are to remain vital and viable.

6.120 There has been a continued decline in local village services and the Local Plan will continue to resist any further losses. Any proposal for the re-use or re-development of an existing local village service will be required to be supported by clear evidence of non-viability, such as marketing the building or facility for a period of time to test whether another community interest, operator or owner could be found.

6.121 For sustainability reasons, the Local Plan priority is to locate new or improved community facilities in areas with a greater range of higher-order services; rural service centres and larger villages. However, in small villages new facilities may be permitted to serve the local community provided a clear need is demonstrated. Additionally, development which can be shown to positively support local services, as agreed with local communities, will be supported.

6.122 The Local Plan will resist the loss of any community facility that meets an essential community need and which is not available and reasonably accessible elsewhere. In all cases, another beneficial community use should be sought before permission is granted for the removal of these facilities.

6.123 Development on remote sites, or sites which do not appropriately reflect the existing envelope of smaller villages, is unlikely to be acceptable due to impact on the setting of the settlement within its countryside setting. As in other rural centres, infilling and the redevelopment of brownfield sites is encouraged.

6.124 Whilst some smaller villages have a limited range of services, consideration will be given to the public transport links to Rural Service Centres, Larger Villages and Maidstone. In appraising proposals for development in smaller villages, consideration will therefore be given to, the range of facilities and infrastructure offered, and its connectivity to services in larger settlements by means of public transport.

6.125 With the exception of Eyhorne Street, all the rural service centres and larger villages are designated neighbourhood areas. Other designated neighbourhood areas located in the countryside, together with non-designated rural settlements, can offer a limited opportunity for new residential development to support the continued sustainability of the settlement in accordance with policy SP8.

POLICY LPRSP8 � SMALLER VILLAGES

Within smaller settlements:

1. The council will resist the loss of local shops, community facilities and green spaces, whilst supporting new retail development, community services and green spaces to meet local need.

2. Smaller villages offer a limited opportunity for new development which can support the continued sustainability of the settlement. This is estimated to come forward a as broad location development, in the last 10 years of the Plan period. The quantities envisaged are:

� 35 new units each at Ulcombe, Laddingford, Kingswood, and Teston

� 25 new units at each of Boxley, Chart Sutton, Detling, Grafty Green, Hunton, Platt�s Heath, and Stockbury

3. Within the Smaller Villages small scale housing development will be acceptable where all of the following apply:

a) The scale of the development is proportionate to the size of the settlement and the type and level of local services available

b) The development design takes account of landscape impact having regard to the setting of the settlement within the countryside.

c) It can be linked to the retention or expansion of specific infrastructure or service assets within the settlement;

d) It has community support, either through a Neighbourhood Plan, or other Parish endorsement, for example as a Rural Exception Site;

e) Where it is apparent that smaller villages are not set to meet the specific allocation of residential units, the council, through a future review of the Local Plan, will allocate sites to make up the shortfall

LPRSP9: Development in the Countryside

Introduction

6.126 Maidstone borough is predominantly rural with a large proportion of the population living in villages as well as on the fringes of the urban area. Much of the rural landscapes are of high quality with valuable agricultural and ecological resources within the borough. The countryside areas are highly accessible to those living and working in the urban areas, complemented by a wide and well-used public rights of way network. They also act as a major asset to attract new investment into the borough. However, this proximity to the urban area brings with it pressures arising from an increased level of demand for houses, recreation and jobs in the countryside. The countryside is defined as all those parts of the plan area outside the settlement boundaries of the Maidstone urban area, garden community developments, rural service centres and larger villages with defined settlement boundaries and is depicted on the policies map. The countryside has an intrinsic character and beauty that should be conserved and protected for its own sake. However, there is also a need to ensure a level of flexibility for certain forms of development in the countryside in order to support farming and other aspects of the countryside economy and to maintain mixed communities. This needs to be mitigated in a way that maintains and enhances the distinctive character of the more rural parts of the borough.

Rural Economy

6.127 Maidstone�s rural economic character is diverse and complex in nature. The number of rural and agricultural businesses found within villages and rural service centres and the wider countryside account for a significant proportion of all firms in the borough. Small businesses are a particular feature of rural areas, as is homeworking, home-based businesses and live-work units. Agriculture remains an important influence, fulfilling a number of important and varied roles in the countryside, contributing to the local economy, and managing and maintaining much of the valued landscapes. It benefits from the fact that much of the soil within the borough comprises the highest grade and versatile agricultural land. However, in line with other businesses, agriculture needs to be able to react to new and changing markets and developments in technology. A more recent trend in agriculture is the response to demand for produce to be available on a year-round basis. This leads to land being put under intense pressure for almost industrial scale development that can have an adverse impact on the wider landscape and natural assets, such as wildlife, soil and water resources that require protection within the landscape. Another trend is the increasing interest in smaller-scale renewable energy installations. Further advice and guidance on the landscape implications of these activities will be given in the Landscape Character Guidelines SPD.

6.128 Many rural businesses have begun to diversify away from traditional rural activities primarily through the re-use of farm and other buildings for commercial non-agricultural purposes. This has not only helped to retain economic activity within rural areas but has enabled a number of farms to remain operational. Tourism is of great importance to the local rural economy with the countryside providing ample leisure and open-air recreational opportunities. As well as sustaining many rural businesses these industries can be significant sources of employment and can help support the prosperity of rural settlements and sustain historic country houses, local heritage and culture. To a lesser degree, the winning of minerals such as sand and chalk has also taken place as a diversification activity, but these activities are largely confined to relatively small-scale sites on the North Downs and Greensand Ridge. The Local Plan will continue to recognise the importance of supporting small-scale rural business development. Its priority is to locate these businesses within the defined rural service centres. However, there are employment sites already located outside of these settlements and it is important to offer these businesses a degree of flexibility.

Small Villages

6.129 The attractiveness of the countryside is partly due to its scattered settlement pattern and buildings. The overall settlement pattern across the borough is characterised by a large number of small villages scattered across the countryside surrounding a handful of larger, more substantial settlements. It is important these settlements retain their individual identities as there can be a delicate balance between settlement proximity and separation.

6.130 There may be a need for some development to help ensure the sustainability of these smaller settlements, and this is covered in LPRSP8.

Design

6.131 The countryside is a sensitive location within which to integrate new development and the council will expect proposals to respect the high quality and distinctive landscapes of the borough in accordance with policy approach Q&D 4. In order to assist in the successful integration of new development into the countryside the council will ensure Landscape and Visual Impact Assessments are carried out as appropriate to assess suitability and to aid and facilitate the design process.

Kent Downs Area of Outstanding Natural Beauty and its Setting

6.132 A large part of the northern part of the borough lies within the Kent Downs Area of Outstanding Natural Beauty (AONB). This is a visually prominent landscape that contributes significantly to the borough�s high quality of life. It is an important amenity and recreation resource for both Maidstone residents and visitors and forms an attractive backdrop to settlements along the base of the Kent Downs scarp. It also contains a wide range of natural habitats and biodiversity. Designation as an AONB confers the highest level of landscape protection. The council has a statutory duty to have regard to the purposes of the designation, including the great weight afforded in national policy to its conservation and enhancement. Within the AONB, the Kent Downs AONB Management Plan 2014-2019 provides a framework for conserving and enhancing the natural beauty of the area. The council has adopted the Management Plan and will support its implementation. Open countryside to the immediate south of the AONB forms a large extent of the setting for this designation. In Maidstone this is a sensitive landscape that is coming under threat from inappropriate development and is viewed as a resource that requires conservation and enhancement where this supports the purposes of the AONB.

6.133 The council will ensure proposals conserve and enhance the natural beauty, distinctive character, biodiversity and setting of the AONB, taking into account the economic and social well-being of the area. Rural diversification and land-based businesses in the Kent Downs AONB will only be acceptable where they help improve the special character of the AONB and are in accordance with the Kent Downs AONB Management Plan, supporting guidance and position statements. Economic development within the AONB should be located in existing traditional buildings of historic or vernacular merit in smaller settlements, farmsteads or within groups of buildings in sustainable locations.

6.134 New development in the AONB should demonstrate that it meets the requirements of national policy. This will require high quality designs as set out in policy Q&D 4. To help developers produce designs of a suitably high quality, the council will continue to encourage the use of the Kent Downs AONB Unit�s design guidance and publications.

6.135 The above considerations apply to the setting of the Kent Downs AONB. The Management Plan states that the setting of the Kent Downs AONB is �broadly speaking the land outside the designated area which is visible from the AONB and from which the AONB can be seen but may be wider when affected by intrusive features beyond that.� It makes it clear that it is not formally defined or indicated on a map.

6.136 The foreground of the AONB and the wider setting is taken to include the land which sits at and beyond the foot of the scarp slope of the North Downs and the wider views thereof. It is countryside sensitive to change, with a range of diverse habitats and landscape features, but through which major transport corridors pass. Having due regard to the purposes of the designation is part of the council�s statutory duty under the Countryside and Rights of Way Act 2000. National policy (NPPF and NPPG) directs that great weight should be given to conserving landscape and scenic beauty in the AONB. The duty is relevant to proposals outside the boundary of the AONB which may have an impact on the statutory purposes of the AONB. Matters such as the size of proposals, their distance, incompatibility with their surroundings, movement, reflectivity and colour are likely to affect impact. The Kent Downs AONB Management Plan advises that �where the qualities of the AONB which were instrumental in reasons for its designation are affected, then the impacts should be given considerable weight in decisions. This particularly applies to views to and from the scarp of the North Downs.� It is considered therefore that it is not necessary to formally define the setting of the Kent Downs AONB and that the impact of development can be appropriately assessed through the criteria of the policy.

High Weald Area of Outstanding Natural Beauty and its Setting

6.137 The High Weald AONB lies beyond the southern boundary of the borough adjacent to the parishes of Marden and Staplehurst, within the administrative area of Tunbridge Wells Borough council. Its closest point to the borough is at Winchet Hill in the southern part of Marden parish. The council has exactly the same statutory duty to conserve and enhance the setting of this AONB as it does with the Kent Downs AONB and will apply the same policy considerations for any proposals that may affect its setting.

Metropolitan Green Belt

6.138 Green Belts afford protection to the countryside from inappropriate development, and policies for their protection are set out in the NPPF. A small area (5.3km2) on the western edge of the borough is included within the Metropolitan Green Belt. The designation extends up to the borough boundary, contiguous with the Green Belt boundary in Tonbridge and Malling Borough Council�s administrative area; and lies between Teston and Wateringbury and west of the River Medway, which includes the settlements of Nettlestead and Nettlestead Green. The council has undertaken a review of its Green Belt boundary (Maidstone Borough Council Metropolitan Green Belt Review, January 2016), which concluded there were no exceptional circumstances for revising the Green Belt boundaries within the borough.

6.139 A small area to the west of the borough lies within the Metropolitan Green Belt (MGB), incorporating the villages of Nettlestead and Nettlestead Green. The fundamental aims of the MGB are to prevent urban sprawl and to assist in safeguarding the countryside from encroachment. The Local Plan will support sustainable development within the MGB provided it is not harmful to the open character of the designation in accordance with the NPPF.

Landscapes of Local Value

6.140 The council will seek to conserve and enhance its valued landscapes. The Kent Downs AONB and High Weald AONB and their settings and other sites of European and national importance are considered to be covered by appropriate existing policy protection in the NPPF, NPPG and other legislation. As well as this national policy guidance and statutory duty, the settings of the Kent Downs and High Weald AONBs are also afforded protection through the criteria of policy SP17 and no additional designation is therefore necessary. In addition to these areas, the borough does include significant tracts of landscape which are highly sensitive to significant change. Landscapes of local value have been identified and judged according to criteria relating to their character and sensitivity

i. Part of a contiguous area of high-quality landscape;

ii. Significant in long distance public views and skylines;

iii. Locally distinctive in their field patterns, geological and other landscape features;

iv. Ecologically diverse and significant;

v. Preventing the coalescence of settlements which would undermine their character;

vi. Identified through community engagement;

vii. Providing a valued transition from town to countryside

6.141 Development proposals within landscapes of local value should, through their siting, scale, mass, materials and design, seek to contribute positively to the conservation and enhancement of the protected landscape. Designated areas include parts of the Greensand Ridge and the Low Weald, and the Medway, the Loose and the Len river valleys. These landscapes were highlighted as areas of local value by the public through local plan consultations.

6.142 The Greensand Ridge lies to the south of Maidstone and is defined by the scarp face of the Ridge with extensive views across the Low Weald to the south. It is characterised by frequent small blocks of coppice and deciduous woodland, extensive orchards and frequent oast houses, with ragstone being a predominant material in walls and buildings.

6.143 The Medway Valley is characterised by the wide River Medway and steep valley sides where the valley incises the Greensand and is crossed by distinctive ragstone bridges. The area lends itself to much recreational land use including the Medway Valley Walk, although some sections are more wooded and remote in character. The Loose Valley lies to the south of Maidstone and is characterised by the Loose stream, mill ponds and springs with steep wooded valley sides, mature native woodland and traditional mill buildings and cottages. The Len Valley lies to the east of Maidstone and is bordered by Bearsted to the west. It is characterised by the River Len, historic mills and a network of pools with remnant orchards.

6.144 The Low Weald covers a significant proportion of the countryside in the rural southern half of the borough. The Low Weald is recognised as having distinctive landscape features: the field patterns, many of medieval character, hedgerows, stands of trees, ponds and streams and buildings of character should be conserved and enhanced where appropriate.

POLICY LPRSP9 � DEVELOPMENT IN THE COUNTRYSIDE

The countryside is defined as all those parts of the plan area outside the settlement boundaries of the Maidstone urban area, rural service centres and larger villages defined on the policies map.

1) Development proposals in the countryside will not be permitted unless they accord with other policies in this plan and they will not result in harm to the character and appearance of the area.

2) Agricultural proposals will be supported which facilitate the efficient use of the borough's significant agricultural land and soil resource provided any adverse impacts on the appearance and character of the landscape can be appropriately mitigated.

3) Great weight should be given to the conservation and enhancement of the Kent Downs Area of Outstanding Natural Beauty.

4) Proposals should not have a significant adverse impact on the settings of the Kent Downs Area of Outstanding Natural Beauty or the High Weald Area of Outstanding Natural Beauty.

5) The Metropolitan Green Belt is shown on the policies map and development there will be managed in accordance with national policy for the Green Belt.

6) The distinctive landscape character of the Greensand Ridge, the Medway Valley, the Len Valley, the Loose Valley, and the Low Weald, as defined on the policies map, will be conserved and enhanced as landscapes of local value.

7) Development in the countryside will retain the separation of individual settlements.

Account should be taken of the Kent Downs Area of Outstanding Natural Beauty Management Plan and the Maidstone Borough Landscape Character Guidelines Supplementary Planning Document

7. THEMATIC STRATEGIC POLICIES

LPRSP10: Housing

Housing Requirement to 2037

7.1 The Government�s standard method formula identified a minimum requirement for 17,355 new dwellings across the plan period.�

7.2 The Council commissioned a Strategic Housing Market Assessment to build on the standard method and to identify the amounts and types of new housing that will likely be needed over the plan period.� The assessment acknowledges that the level of need identified by the standard method will result in a significant growth in the population of around 26% between 2019-2037, and that this includes significant growth in the number of residents aged 65 and over.

Types of Housing

7.3 The subtypes of housing identified through the SHMA include affordable housing, wheelchair user housing, housing for older people as well as other specific housing market segments.� Self-build need is recorded through the Council�s self-build register, and the accompanying survey provides a more granular analysis of self-build need.

7.4 Successful developments are those which are fully inclusive, are built to necessary standards, and which deliver services and facilities. Development proposals should contribute towards meeting the needs of the whole community.

7.5 The plan seeks to deliver its overall housing need through a mixture of carried over allocations in the Local Plan 2017, new allocations, as well as windfall permissions.� It will include a range of policies which will deliver the necessary types of housing need identified through the Strategic Housing Market Assessment.� These policies are supported by the Affordable Housing SPD.

Gypsy, Traveller and Travelling Showpeople Accommodation

7.6 Gypsy, traveller, and travelling showpeople accommodation forms part of the overall need for the borough but is assessed outside of the Strategic Housing Market Assessment.� A new Gypsy, Traveller and Travelling Showpeople Accommodation Assessment (GTTSAA) has been commissioned and, whilst the GTTSAA has been delayed by Covid 19, discussions with the consultants undertaking the GTTSAA have indicated that there will be a significant need for new pitches in Maidstone Borough over the plan period.

7.7 During the Call for Sites exercise in 2019, only a small number of gypsy, traveller and travelling showpeople sites were put forward for inclusion in the plan. This means the Borough is facing a significant shortfall of sites.� Combining the fact that the GTTSAA has not been completed, the likely high level of need and the significant shortfall in sites that will not be met by Call for Sites submissions, the most appropriate course of action is to undertake a separate Gypsy, Traveller and Travelling Showpeople Development Plan Document.

LPRSP10(A): Housing Mix

Introduction

7.8 The key requirements for a mixed community are a variety of housing, particularly in terms of tenure and price, and a mix of different households such as families with children, single person households and older people. The borough is made up of a variety of household types including, for example, older people who have specific housing needs that are different to the needs of large families and different again to those of disabled people. Maidstone Borough Council recognises that to truly promote sustainable communities there must be a mix of types of housing that are provided in any given development or location. Through providing a mix of housing types the borough will be able to accommodate the needs of an increasingly diverse population within the borough. The council will actively seek to achieve balanced where particular house sizes or tenures have become prevalent beyond an evidenced need.

7.9 Evidence detailed in the Maidstone Strategic Housing Market Assessment (SHMA) 2021 guides the profiles of development that are required in urban and rural locations. This evidence is valuable in determining the local housing picture and, as a consequence, the types and tenures of housing required.

7.10 Custom and self-build housing is housing built or commissioned by individuals or associations of individuals for their own occupation. National planning policy and guidance places a duty on local planning authorities to have regard to their self-build register when preparing planning policies. Historically, delivery of self-build permissions have been low, however the council�s 2020 self-build need survey indicated that demand for plots on medium to large sites was also low. However, it is clear that this sector can play a key role in helping achieve a higher level of home ownership, and policies should be flexible to take account of changing market conditions over time.

7.11 Older people�s housing need can be provided for by a range of housing types, from housing with support, housing with care and residential care home bedspaces.� The SHMA (2021) identified a need for 2,142 dwellings either with support or care and a further 1,228 care bedspaces.

7.12 Developers will need to access a range of evidence sources, including the SHMA, to help shape their proposals. Local stakeholders, including parish councils, may often be able to provide targeted information that assists an applicant to submit a locally relevant scheme. Neighbourhood plans can also be used as a mechanism to allow some flexibility and local context while contributing to the overarching strategic needs of the borough. Where affordable housing is proposed or required, the housing register will provide additional guidance.

7.13 Gypsy, Traveller and Travelling Showpeople accommodation requirements forms part of the borough need for housing and is assessed and provided for separately.

POLICY LPRSP10(A) � HOUSING MIX

Maidstone Borough Council will seek to ensure the delivery of sustainable mixed communities across new housing developments and within existing housing areas throughout the borough.

1) In considering proposals for new housing development, the council will seek a sustainable range of house sizes, types and tenures (including plots for custom and self-build) that reflect the needs of those living in Maidstone Borough now and in years to come.

2) Accommodation profiles detailed in the Strategic Housing Market Assessment 2021 (or any future updates) will be used to help inform developers to determine which house sizes should be delivered in urban and rural areas to meet the objectively assessed needs of the area. In relation to affordable housing, the council will expect the submission of details of how this information has been used to justify the proposed mix.

3) Where affordable housing is to be provided, developers should also take into consideration the needs of households on the council�s housing register and discuss affordable housing requirements with the council�s housing team at the pre-submission stage of the planning process.

4) Large development schemes will be expected to demonstrate that consideration has been given to serviced custom and self-build plots as part of housing mix in line with Policy HOU 9

5) The council will work with partners to support the provision of specialist and supported housing for elderly, disabled and vulnerable people.

LPRSP10(B): Affordable Housing

Introduction

7.14 The Maidstone Strategic Housing Market Assessment 2021 supports the approach of seeking a proportion of dwellings to be provided on-site for affordable housing needs. The council has a net affordable housing need 8385 homes from 2022 to 2037, equivalent to 559 households each year. This is a significant need for the borough and a clear justification for the council to seek affordable dwellings through new development schemes.� The Strategic Housing Market Assessment also indicates that the need for rented affordable housing makes up 75% of the overall affordable housing need of the borough, with the remaining 25% of affordable need arising from demand for affordable homeownership products.

7.15 The NPPG refers to circumstances where infrastructure contributions through planning obligations should not be sought from developers: affordable housing should not be sought from developments of 9 units or less, or sites that have an area less than 0.5 hectares. The council's viability testing has assumed the national threshold of 10 dwellings for affordable housing. To support community integration, affordable housing will be provided on-site, and alternative provision will not be accepted unless there are exceptional circumstances that justify it. Any proposals for off-site or financial provision must be made at the time of the application.

7.16 First Homes are a new and specific kind of discounted market sale product.� First Homes must be discounted by a minimum of 30% against the market value or a maximum of �250,000 and are available only to those who meet the First Homes eligibility criteria.� Homes delivered through the First Homes scheme will be subject to a title restriction to ensure that the discount is passed on at transfer.� Planning Practice Guidance stipulates that a minimum of 25% of all affordable housing units delivered by developers through planning obligations should be First Homes.

7.17 Affordable housing requirements will differentiate across the borough by geographical area; this is due to relative issues such as sales values and policy considerations. Local Plan Review viability testing confirmed that the outer urban and rural areas in Maidstone are more viable than inner urban locations, and brownfield sites (previously developed land) within inner urban areas are less viable than greenfield sites. This viability testing demonstrated that a 40% affordable housing rate can be achieved in the high to mid value zones as identified in the map below.� Viability testing has concluded that the low value zone, which encompasses the town centre and some of the inner urban area, is often unable to viably deliver affordable housing.

7.18 In order to respond to the identified need for affordable housing of different tenures through the period of the plan, the council will seek an indicative target of 75% affordable rented or social rented housing, or a mixture of the two, and 25% First Homes. This ratio was used for strategic viability testing purposes and has been shown to be viable.� Where 25% of First Homes will not be adequate to meet the minimum 10% Affordable Home Ownership target set by the NPPF[2] then any shortfall can be met through the provision of First Homes or an alternative Affordable Home Ownership product.

7.19 The Government has introduced a vacant building credit to incentivise brownfield development on sites containing vacant buildings. In considering how the vacant building credit should apply to a particular development, the council will consider whether the building has been made vacant for the sole purposes of redevelopment and whether the building is covered by an extant or recently expired planning permission for the same or substantially the same development.

7.20 To ensure proper delivery of affordable housing, developers are required to discuss proposals with the council�s housing department at the earliest stage of the application process, to ensure the size, type and tenure of new affordable housing is appropriate given the identified needs. Where economic viability affects the capacity of a scheme to meet the stated targets for affordable housing provision, the council will expect developers to examine the potential for variations to the tenure and mix of provision, prior to examining variations to the overall proportion of affordable housing.

7.21 The SHMA recommends that affordable home ownership homes are priced to be affordable to households who cannot afford lower quartile house process.

� Affordable rented housing has chargeable rent that is subject to the Homes England�s Rent Standard or any such document and/or associated guidance that may be amended updated or replaced from time to time and is required to be offered to eligible householders in Housing Need at an open market rental level which does not exceed 80% of gross local market rent (inclusive of service charges) for an equivalent property of that size and location or the applicable Local Housing Allowance rate.

7.23 Developers will be required to pay for viability assessments and any cost of independent assessment. The council will only consider reducing planning obligations if fully justified through a financial appraisal model or other appropriate evidence.

7.24 A 20% affordable housing rate will be sought for C3 retirement living developments on greenfield land and brownfield in the outer urban and rural areas, which will allow for an appropriate balance between affordable housing need and supporting infrastructure provision.

7.25 The Affordable and Local Needs Housing Supplementary Planning Document contains further detail on how the policy will be implemented.

POLICY LPRSP10(B) � AFFORDABLE HOUSING

On major housing development sites or mixed-use development sites where 10 or more dwellings will be provided, or the site has an area of 0.5 hectares or more, the council will require the delivery of affordable housing.

1) The target rates for affordable housing provision within the following geographical areas, as defined on the policies map, are:

a) Greenfield development in mid and high value zones at 40%

b) Brownfield development in high value zone at 40%.

c) Development in the low value zone and brownfield development in the mid value zone will not normally be expected to deliver affordable housing, however where opportunities exist to provide affordable housing the council will seek to secure this.

2) Affordable housing provision should be appropriately integrated within the site. In exceptional circumstances, and where proven to be necessary, off-site provision will be sought in the following order of preference:

a) An identified off-site scheme;

b) The purchase of dwellings off-site; or

c) A financial contribution towards off-site affordable housing.

3) The indicative targets for tenure are:

a) 75% Social and affordable rented.

b) A minimum of 25% First Homes

4) On new build housing developments, the affordable housing element will be expected to meet the optional technical standard M4(2).

5) Developers are required to enter into negotiations with the council�s Housing Department, in consultation with registered providers, at the earliest stage of the application process to determine an appropriate tenure split, taking account of the evidence available at that time.

a) The council will seek provision of 20% affordable housing for schemes that provide for C3 retirement housing on greenfield and brownfield sites in the rural and outer urban areas.

b) The council has set a zero affordable housing rate for fully serviced residential care homes and nursing homes.

c) Where it can be demonstrated that the affordable housing targets cannot be achieved due to economic viability, the tenure and mix of affordable housing should be examined prior to any variation in the proportion of affordable housing.

6) The Affordable and Local Needs Housing Supplementary Planning Document contains further detail on how the policy will be implemented.

LPRSP10(C): Gypsy & Traveller Site Allocations

7.26 A new Gypsy, Traveller and Travelling Showpeople Accommodation Assessment (GTTSAA) has been commissioned and survey work for this study commenced in winter 2020.� Owing to the COVID-19 lockdowns and subsequent public health advice, the new GTTSAA has been delayed.

7.27 Whilst work on the GTTSAA has been delayed, discussions with consultants undertaking the GTTSAA have indicated that there will be a significant need for new pitches in Maidstone over the plan period to 2037. The Call for Sites exercise invited the submission of Gypsy, Traveller and Travelling Showpeople sites, however only a small number were put forward for inclusion in the plan. As a consequence, Maidstone is facing a significant shortfall of sites.�

7.28 On the basis that the GTTSAA has not been completed and there will be a likely significant shortfall in sites that will not be met by Call for Sites submissions, the most appropriate course of action is to undertake a separate Gypsy, Traveller and Travelling Showpeople Development Plan Document, with a targeted Call for Sites exercise to identify potential new sites, and a Pitch Deliverability Assessment to assess what proportion of the need can be met on existing sites through intensification or expansion, so that the needs of the community can be adequately and appropriately addressed and appropriate engagement can take place.

7.29 Sites previously allocated in the Local Plan 2017 will remain as allocations where these have not yet been fully delivered and these set out in table 7.1 below. Additionally, policy HOU8 (Gypsy, Traveller and Travelling Showpeople accommodation) will ensure that suitable sites can come forward for Gypsy, Traveller and Travelling Showpeople development and to guide the determination of planning applications.

Policy Reference	Site Address	Total No. Pitches	Net Pitch Gain
GT1(1)	The Kays, Heath Road, Linton	2	1
GT1(2)	Greenacres (plot 5), Church Hill, Boughton Monchelsea	2	1
GT1(3)	Land at Blossom Lodge, Stockett Lane, Coxheath	6	4
GT1(4)	Rear of Granada, Lenham Road, Headcorn	2	1
GT1(5)	Kilnwood Farm, Old Ham Lane, Lenham	4	2
GT1(6)	1 Oak Lodge, Tilden Lane, Marden	2	2
GT1(7)	The Paddocks, George Street, Staplehurst	4	2
GT1(8)	Bluebell Farm, George Street, Staplehurst	4	2
GT1(9)	Flips Hole, South Street Road, Stockbury	5	3
GT1(10)	The Ash, Yelsted Road, Stockbury	5	3
GT1(11)	Neverend Lodge, Pye Corner, Ulcombe	2	1

Table 7.1 � Gypsy and Traveller Allocations

POLICY LPRSP10(C) � GYPSY & TRAVELLER SITE ALLOCATIONS

1) The sites allocated and carried forward into this plan under policies GT1(1) to GT1(11) will deliver approximately 22 pitches for Gypsy and Traveller accommodation to assist in meeting needs up to 2031. Development will be permitted provided the criteria for each site set out in the detailed site allocation policies are met.

2) A new Gypsy, Traveller and Travelling Showpeople Development Plan Document will be created to manage emerging need for the period until 2037.

Detailed Site Allocation Policies for Gypsy and Traveller Accommodation

POLICY LPRGT1(1) � THE KAYS, HEATH ROAD, LINTON

In accordance with policy LPRSP10(d), planning permission for 1 permanent pitch at The Kays, Heath Road, Linton, as shown on the policies map, will be granted if the following criteria are met.

1. The total capacity of the site does not exceed 2 Gypsy and Traveller pitches.

�

2. Access to the site is via the existing access off Heath Road.

3. The additional pitch is located towards the rear of the site and not forward of the existing mobile home.

POLICY LPRGT1(2) � GREENACRES (PLOT 5), CHURCH LANE, BOUGHTON MONCHELSEA

In accordance with policy LPRSP10(d), planning permission for 1 permanent pitch at Greenacres (Plot 5), Church Lane, Boughton Monchelsea, as shown on the policies map, will be granted if the following criteria are met.

1. The total capacity of the site does not exceed 2 Gypsy and Traveller pitches.

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2. Access to the site is via the existing access off Church Hill.

3. The additional pitch is sited on the existing hardstanding and not beyond the site boundaries defined on the policies map.

4. A landscaping scheme for the site is approved which provides for:

i. � The retention and future maintenance of the trees and hedge line along the site frontage to Church Hill; and

ii. The establishment of a landscaped boundary to the south of the site comprising native species to provide an effective screen to the development.

POLICY LPRGT1(3) � LAND AT BLOSSOM LODGE, STOCKETT LANE, COXHEATH

In accordance with policy LPRSP10(d), planning permission for 4 permanent pitches at Land at Blossom Lodge, Stockett Lane, Coxheath, as shown on the policies map, will be granted if the following criteria are met.

1. The total capacity of the site does not exceed 6 Gypsy and Traveller pitches.

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2. Access to the site is via the existing access off Stockett Lane.

3. The additional pitches are sited on the existing hardstanding and not beyond the site boundaries defined on the policies map.

4. A landscaping scheme for the site is approved which provides for the retention and future maintenance of the hedgerows and tree planting along the site�s northern, southern, western and eastern boundaries and the native hedgerow bordering the public footpath which crosses the site.

POLICY LPRGT1(4) � REAR OF GRANADA, LENHAM ROAD, HEADCORN

In accordance with policy LPRSP10(d), planning permission for 1 permanent pitch at Rear of Granada, Lenham Road, Headcorn, as shown on the policies map, will be granted if the following criteria are met.

1. The total capacity of the site does not exceed 2 Gypsy and Traveller pitches.

�

2. Access to the site is via the existing access off Lenham Road.

3. The additional pitch is sited on the existing area of hardstanding in the eastern part of the site and not beyond the site boundaries as defined on the policies map.

4. A landscaping scheme for the site is approved which provides for:

i. The retention and future maintenance of the trees and hedgeline along the site�s southern, eastern and northern boundaries; and

ii. The establishment of a native species landscaped boundary along the western edge of the site to create a more permanent boundary

POLICY LPRGT1(5) � KILNWOOD FARM, OLD HAM LANE, LENHAM

In accordance with policy LPRSP10(d), planning permission for 2 permanent pitches at Kilnwood Farm, Old Ham Lane, Lenham, as shown on the policies map, will be granted if the following criteria are met.

1. The total capacity of the site does not exceed 4 Gypsy and Traveller pitches.

2. Access to the site is via the existing access off Old Ham Lane.

3. A landscaping scheme for the site is approved which provides for the retention and future maintenance of the trees and woodland along the northern, western and eastern boundaries of the site to secure the effective screening of the site.

4. The siting of the additional mobile homes maintains a 15m buffer to the Ancient Woodland.

5. An ecological assessment of the site is undertaken and an ecological enhancement and wildlife management plan for the site is approved.

POLICY LPRGT1(6) � 1 OAK LODGE, TILDEN LANE, MARDEN

In accordance with policy LPRSP10(d), planning permission for 2 permanent pitches at 1 Oak Lodge, Tilden Lane, Marden, as shown on the policies map, will be granted if the following criteria are met.

1. The total capacity of the site does not exceed 2 Gypsy and Traveller pitches.

2. The substantial landscape buffer to the north west and west of the site is retained and maintained.

POLICY LPRGT1(7) � THE PADDOCKS, GEORGE STREET, STAPLEHURST

In accordance with policy LPRSP10(d), planning permission for 2 permanent pitches at The Paddocks, George Street, Staplehurst, as shown on the policies map, will be granted if the following criteria are met.

1. The total capacity of the site does not exceed 4 Gypsy and Traveller pitches.

2. Access to the site is via the existing access off George Street.

3. The additional pitches are sited within the site boundaries as defined on the policies map.

4. A landscaping scheme for the site is approved which provides for:

i. � The retention and future maintenance of the trees and hedgeline along the site�s frontage to George Street; and

ii. The establishment of a native species landscaped boundary along the rear (northern) edge of the site to create a more permanent boundary

5. An ecological assessment of the site is undertaken and the proposals incorporate necessary habitat creation, enhancement and mitigation measures.

POLICY LPRGT1(8) � BLUEBELL FARM, GEORGE STREET, STAPLEHURST

In accordance with policy LPRSP10(d), planning permission for 2 permanent pitches at Bluebell Farm, George Street, Staplehurst, as shown on the policies map, will be granted if the following criteria are met.

1. The total capacity of the site does not exceed 4 Gypsy and Traveller pitches.

2. Access to the site is via the existing access off George Street.

3. The additional pitches are sited within the site boundaries as defined on the policies map.

4. A landscaping scheme for the site is approved which provides for:

i. � The retention and future maintenance of the trees and hedgeline along the site�s frontage to George Street; and

ii. The establishment of a native species landscaped boundary along the rear (northern) edge of the site to create a more permanent boundary

5. An ecological assessment of the site is undertaken and the proposals incorporate necessary habitat creation, enhancement and mitigation measures.

POLICY LPRGT1(9) � FLIPS HOLE, SOUTH STREET ROAD, STOCKBURY

In accordance with policy LPRSP10(d), planning permission for 3 permanent pitches at Flips Hole, South Street Road, Stockbury, as shown on the policies map, will be granted if the following criteria are met.

1. The total capacity of the site does not exceed 5 Gypsy and Traveller pitches.

2. A landscaping scheme for the site is approved which provides for the retention and future maintenance of the existing landscaped boundaries of the site to provide an effective screen to the development.

POLICY LPRGT1(10) � THE ASH, YELSTED ROAD, STOCKBURY

In accordance with policy LPRSP10(d), planning permission for 3 permanent pitches at The Ash, Yelsted Road, Stockbury, as shown on the policies map, will be granted if the following criteria are met.

1. The total capacity of the site does not exceed 5 Gypsy and Traveller pitches.

POLICY LPRGT1(11) � NEVEREND LODGE, PYE CORNER, ULCOMBE

In accordance with policy LPRSP10(d), planning permission for 1 permanent pitch at Neverend Lodge, Pye Corner, Ulcombe, as shown on the policies map, will be granted if the following criteria are met.

1. The total capacity of the site does not exceed 2 Gypsy and Traveller pitches.

2. Access to the site is via the existing access.

3. The additional pitch is sited in the south eastern corner of the site adjacent to the existing permitted mobile and not beyond the site boundaries as defined on the policies map.

4. A landscaping scheme for the site is approved which provides for:

i. The retention and future maintenance of the trees and hedge line along the site�s western frontage; and

ii. ii. The establishment of a native species landscaped boundary along the eastern edge of the site to create a more permanent boundary.

5. A biodiversity enhancement strategy for the site is approved.

LPRSP11: Economic Development

Introduction

7.30 Maidstone�s location at the heart of Kent means that is shares strong economic relationships with neighbouring areas, in particular the �Malling� part of Tonbridge and Malling and parts of Medway and Swale. The borough has seen its jobs base grow and diversify, accommodating significant enterprise growth and healthy rates of business survival as well as consistently strong population growth in recent years, suggesting that Maidstone remains an attractive place to work and live. However, the qualifications profile is relatively low in Maidstone with a less highly qualified workforce than the South East, particularly at NVQ level 4 and above. The borough also has a relatively low local workforce productivity and lower than average earnings (workplace and resident-based).� The 2011 Census shows that some 1,180 more people were leaving the borough for work than coming in, a reversal of the situation in 2001 when more people commuted into Maidstone to work. More out-commuters are working in managerial, professional, and technical occupations, while those commuting into Maidstone tend to be in skilled / semi-skilled occupations. Whilst the average earnings of those who commute out of the borough is higher than that of those who work in the borough, because of the prevalence of higher paid jobs in London as well as a preponderance of lower wage employment in the borough, the gap has been narrowing over recent years. In general unemployment in the borough is low when compared with the Kent and national picture.

7.31 Looking to the future, economic growth will build upon the borough�s existing strengths and unique assets where the borough already has a competitive advantage and will aim to deliver a step-change in economic performance and prosperity in a way that is beneficial to all parts of the community. The council�s adopted Economic Development Strategy (2015) sets out an economic vision for the borough in 2031 through its �ambition statement�. The strategy goes on to identify five priorities to capitalise on the borough�s economic assets and to create the right conditions for growth. These are 1) retaining and attracting investment; 2) stimulating entrepreneurship; 3) enhancing Maidstone town centre; 4) meeting skills needs and 5) improving the infrastructure. This strategy is currently under review and is expected to be adopted prior to this Local Plan Review.

7.32 For the purposes of this Local Plan Review, and in line with the NPPF, economic development includes the following uses:

� Office, research and development, industrial and warehouse-based jobs (uses within Class E(g) and B of the Use Class Order);

� Public and social uses such as health and education; and

� Town centre uses such as retail, leisure, entertainment, arts, cultural and tourism development.

7.33 Evidence produced to underpin this Local Plan Review indicates that health and social care sectors are expected to be key drivers of employment growth within the borough. These jobs are not typically office, industrial or warehouse- based and so cannot be easily planned for in terms of likely future land take or premises needs. As per the NPPF, this Local Plan Review only allocates land/sites for businesses typically requiring office, industrial and warehouse floorspace. Other economic growth will be created through tourism, social infrastructure provision such as education and health care, construction and other small-scale opportunities such as the conversion or extension of rural buildings that will not necessarily require the allocation of land.

7.34 For the borough to achieve growth in a sustainable manner, local employment opportunities must be aligned with the rate and location of house building. The net additional land requirements for office, industrial and distribution/warehouse-based jobs (use classes E(g) and B) to 2037 are to be delivered through a combination of the allocation of sites across the borough and the granting of planning permissions. The allocated sites range in size from smaller mixed-use town centre sites, to extensions of existing industrial estates near Rural Service Centres, to large strategic sites including as part of new Garden Settlements. The Local Plan Review strategy is to oversupply a diverse range of sites to provide maximum choice and flexibility in the market, accounting for different sector locational and operational needs, and wider economic trends.

Offices

7.35 In addition to town centre office sites, there is a complementary role for offices at beyond-centre sites which are well connected to the highway network, such as Eclipse Park in recognition of the differing market demand that such sites meet. Provision will also be made for new office floorspace in the Garden Settlements to provide local employment opportunities for residents of the new communities and reduce the need for out-commuting.

Strategic employment sites

7.36 The strategic site allocation at Junction 7 (Local Plan Policy RMX1(1)) is a particular opportunity to create a hub for medical related businesses, capitalising on the development of the Kent Institute of Medicine and Surgery (KIMS), to attract high value, knowledge intensive employment and businesses as a boost to the local economy. This site will also deliver additional general office space in a high-quality environment. Outline consent has been granted for the medical hub and delivery of the permission is underway.

7.37 The former Syngenta Works site in Yalding is an allocation largely carried over from the Local Plan 2017, although it is now proposed for a mix of employment uses only.� A former agro-chemicals production plant, this site is expected to deliver in excess of 46,000sqm of office, industrial and distribution floorspace. Similarly, Woodcut Farm strategic site is also allocated for a mix of employment uses delivering up to 49,000sqm of floorspace. It gained outline planning consent in 2018 and will remain an allocation as carried over from Local Plan 2017, until the site is delivered.

Garden Communities

7.38 The new garden communities at Heathlands and Lidsing will be delivered according to recognised garden city principles. This includes the provision of a wide range of jobs within easy commuting distance of homes. Both communities will include strategic employment locations offering a bespoke mix of floorspace types; capitalising on their unique opportunities such as proximity to the strategic road network, as well as reflecting their important landscape setting location. They will also offer further employment opportunities in their district and/or local centres.

7.39 Further specific sites across the borough are allocated for additional employment uses, including offices, storage, warehousing and industrial development to meet, as a minimum, identified needs. These sites will help provide for a range of jobs of differing skill and wage levels as a way of helping to maintain a low unemployment rate going forward.

Existing business sites/premises

7.40 With the exception of some of the secondary office stock within the town centre, existing business sites and industrial estates are an important and appropriate part of the business stock for the future which can also help to provide for the range of employment needs. Policy SP11(a) directs the retention, intensification and regeneration of the identified Economic Development Areas. In addition, there is a significant stock of commercial premises outside these designated areas which also provide for local employment. Within Maidstone Urban Area and the Rural Services Centres the first preference will be for such existing sites to remain in employment generating uses, notwithstanding changes to permitted development rights allowing certain changes of use without the need to obtain planning consent.

Retail and town centre uses

7.41 Retail development also makes a big contribution towards the economic health of the borough and reinforces Maidstone�s role as County Town. Maidstone Town Centre is the primary focus for retail development within the borough with the Rural Service Centres also providing appropriate local levels of retail facilities as set out in the Retail Hierarchy. Retail provision elsewhere in the borough currently comprises District Centres, Local Centres and a degree of out-of-town development, in locations such as Eclipse Park. As Garden Settlements begin to deliver housing and employment opportunities, they will also provide retail opportunities in the form of new district and/or local centres � commensurate with the size of the local population.

7.42 Within the countryside, economic development will be permitted for the conversion and extension of existing suitable buildings and established sites, farm diversification and farm shops, and tourism where this can be achieved in a manner consistent with local rural and landscape character in order that a balance is struck between supporting the rural economy and the protection of the countryside for its own sake. Policy CD6 sets out the considerations which will apply when established rural businesses want to expand their existing premises. There is also a trend towards greater homeworking which allows for a reduced impact on transport infrastructure.

7.43 Opportunities for further tourist related development will be supported in particular within the town centre as well as smaller scale initiatives that support the rural economy. The council will also promote education, leisure, heritage and cultural facilities, again within the town centre in particular, to retain a higher proportion of young and well-educated people within the borough and in turn enhance the prospects of creating a dynamic local economy.

Enhancing local employment opportunities

7.44 The Council is committed to �inclusive growth� so that all parts of the Borough enjoy the fruits of investment in the Borough. Inclusive growth allows opportunities for everyone to participate in the growth process whilst making sure that benefits are shared.

7.45 Detailed research and analysis has identified 5 wards that have significant adverse socio-economic indices such as multiple deprivation, employment rate, total income, unemployment over 5 years, working age population claiming benefits etc. Therefore, there are particular challenges in these areas.

7.46 Therefore, for major development schemes (for the purposes of this policy, defined as over 20 residential units and commercial floorspace of over 500 sq metres), for the construction phase, there is a requirement to seek to secure labour from across the Borough so that all residents have the opportunity to share in the benefits of growth, through apprenticeships or similar or directly. There may be particular circumstances whereby there is a need for emphasis on the 5 wards. Moreover, there is the same requirement that future occupiers of major developments (when there is a change in the use class) to secure labour either directly or indirectly and/or provide training opportunities. Improving skills is a priority for local training providers, the Department of Work and Pensions and further education, and developers will be required to �tap into� this established network.

7.47 Therefore, applicants proposing major developments will be required to show (as part of supporting evidence accompanying major planning applications) that they have given positive consideration to these matters by showing evidence of engagement with training and educational providers. The Council will provide advice and co-ordination of this. Developers will be expected to enter into s106 legal agreements in order to fulfil commitments to these matters

POLICY LPRSP11 � ECONOMIC DEVELOPMENT

The council is committed to supporting and improving the economy of the borough and providing for the needs of businesses. This will be achieved through the allocation of a range of sites across the borough, including new strategic sites in both Garden Settlements (see policy LPRSP11(b)), and through:

1. The retention, intensification and regeneration of the existing industrial and business estates identified as Economic Development Areas as defined on the policies map;

2. The retention, intensification, regeneration and expansion of the existing economic development premises in Maidstone Urban Area and the Rural Service Centres provided the site is in an appropriate location, when considered against other policies of the plan, and suited to the economic development use in terms of scale, impacts and economic viability;

3. Enhancing the vitality and viability of Maidstone Town Centre and maintaining the hierarchy of retail centres;

4. Supporting proposals that encourage highly skilled residents to work in the borough to reduce out-commuting;

5. Improving skills in the workforce in particular by supporting further and higher education provision within Maidstone�s Urban Area;

6. Supporting improvements in digital technology and communications to facilitate more flexible working practices;

7. Prioritising the commercial re-use of existing rural buildings in the countryside over conversion to residential use, in accordance with policy LPRQ&D5; and

8. Supporting proposals for the expansion of existing economic development premises in the countryside, including heritage and tourism related development, provided the scale and impact of the development is appropriate for its countryside location, in accordance with policy LPRCD6.

LPRSP11(A): Safeguarding existing employment sites and premises

Introduction

7.48 In order to create the right conditions for economic prosperity, it is very important that an adequate supply of land to meet development needs is provided across the borough. This means not only allocating new land for employment uses, but also maintaining a stock of existing employment sites too. This is particularly, important as they are generally well-located and well served by existing infrastructure; and are usually more readily capable of (re)development.

7.49 As part of the Local Plan Review, specialist consultants reviewed all 33 of the borough�s Economic Development Areas to determine their suitability to meet future employment needs, based on each site�s individual characteristics and overall quality. Criteria such as access to the strategic and local road network; proximity to labour and services; and attractiveness to the market, including vacancy and market activity on site were used in the assessment of sites. The assessment concluded that overall, the EDAs are generally well used and occupied by a range of businesses that appear to be serving a local business need. Whilst individual site scores varied, even those with lower scores still perform an important role in accommodating local business activity.

7.50 Table 11.1, below, identifies Economic Development Areas across the borough designated specifically for offices, industrial, and warehouse uses (E(g) and B Use Classes), which include sites with planning permission as well as established, existing employment locations. The boundary of Station Road/Lodge Road/Honeycrest Industrial Park, Staplehurst EDA has been amended slightly as part of this Local Plan Review, to reflect the new allocation of part of the site for residential purposes (see policy LPRSA066). The boundary of Pattenden Lane, Marden EDA has also been amended slightly to incorporate previous Local Plan allocation EMP1(3) as this site has largely been developed, plus existing commercial development as highlighted in the Marden Neighbourhood Plan further actions FA2, FA3 and FA4.

Table 11.1: Designated Economic Development Areas (EDA)

1: The following locations, as defined on the policies map, are designated economic Development Areas primarily for office, industrial and warehouse/storage employment uses (classes E(g), B2 and B8):
i) Lordswood Industrial Estate, Walderslade; ii) Aylesford Industrial Estate, Aylesford; iii) 20/20 Business Park, Allington; iv) Park Wood Industrial Estate, Maidstone; v) Tovil Green Business Park/Burial Ground Lane, Tovil; vi) Station Road/Lodge Road/Honeycrest Industrial Park, Staplehurst; vii) Pattenden Lane, Marden; viii) Detling Airfield, Detling; ix) Lenham Storage, Lenham; x) Marley Works, near Lenham; xi) Barradale Farm, near Headcorn; xii) Station Road, Harrietsham; xiii) Viewpoint, Boxley; xiv) Ashmills Business Park, Lenham; xv) Tenacre Court/Roebuck Business Park, Ashford Road, Harrietsham; xvi) Hart Street Commercial Centre, Hart Street, Maidstone; xvii) Hermitage Mills, Hermitage Lane, Maidstone; xviii) Bearsted Green Business Centre (The Old Forge), Bearsted; xix) Gallants Business Centre, East Farleigh; xx) Headcorn South, Biddenden Road, near Headcorn; xxi) Woodfalls Industrial Estate, Laddingford; xxii) Warmlake Business Estate, near Sutton Valence; xxiii) Bredhurst Business Park, Westfield Sole Road, Walderslade; xxiv) The Old Brewery, London Road, Maidstone; and xxv) Brooklyn Yard, Sandling, Maidstone
2: The following locations, as defined on the policies map, are designated Economic Development Areas primarily for office employment use (class E(g)):
i) South Park Business Village, Maidstone; ii) Turkey Mill Court, Maidstone; iii) Eclipse Park, Maidstone; iv) County Gate, Staceys Street, Maidstone; v) Medway Bridge House, Fairmeadow, Maidstone; vi) 23/29 Albion Place, Maidstone; vii) Victoria Court, Ashford Road, Maidstone; and viii) West of Lower Stone Street comprising Gail House, Link House, Kestrel House and Chaucer House.

7.51 The demand for office, manufacturing and warehouse premises can be expected to fluctuate over the plan period in line with changes in the economic cycle including significant and unexpected one-off occurrences such as we have seen with Brexit and Covid-19. It is important that these designated, good quality and productive employment sites are not permanently lost to alternative uses as a result of only short-term changes in demand, whilst recognising that the permanent protection of a site that has no prospect of coming forward for its designated use is counter-productive for the local economy.

7.52 Recent changes to the General Permitted Development Order and amendments to the Use Class Order enable, among other things, the conversion of office space to residential use or warehousing use[3] without the need for planning permission, subject to certain criteria. Table 11.1 identifies locations with higher quality office floorspace for retention in the longer term, recognising that conversion to other uses within the E Use Class or residential use could happen without consent. Given that many properties within Class E (including retail, food and drink and offices) are able to change their use to residential without the need to obtain planning permission (subject to a number of limitations and conditions), Policy SP11(a) only applies where planning permission is required.

7.53 Planning applications which seek alternative uses to E(g), B2 or B8 in identified Economic Development Areas will be supported only where there is clear evidence that substantiates why the site should not be retained for its designated use. This must include evidence of, and the outcomes from, the concerted marketing of the site for its designated uses for a continuous period of at least 12 months prior to the applicant's submission via relevant commercial property publications and websites. In addition, applications should include an analysis of the on-going suitability of the site for its designated uses and its commercial viability for those uses. Both the suitability and viability assessments should evidence current market conditions and also the future prospects for the sectors for which the site is designated. The analysis of future prospects should look ahead at least 5 years to ensure a medium-term view of market trends and employment land requirements is taken.

7.54 Exceptionally, a mixed-use scheme which incorporates an element of non-B or E(g) class uses may be a means to achieve an overall upgrade in the quality of business floorspace on a designated site or bring underused premises into more productive use. The overall employment capacity of the site should be maintained or increased by such a scheme as measured by either the employment-generating floorspace provided or the number, permanence and quality of the jobs created. Any proposals for retail or leisure would also need to comply with policy CD1.

7.55 There is also a significant stock of B and E(g) class employment premises and sites outside the designated Economic Development Areas. In the Maidstone Urban Area and the Rural Service Centres, the redevelopment or expansion of existing sites for employment-generating uses will be supported. In accordance with national guidance[4], redevelopment of such sites for non-employment generating uses will be permitted where the proposal would help meet an identified development need and would not undermine key economic sites or the vitality and viability of the town centres.

7.56 In the town centre specifically, there is a significant stock of office premises however the quality of these is mixed. A review of the town centre office stock reveals that the better-quality stock is not focused in a single or limited number of locations, rather it is dispersed through the town centre. Notwithstanding the current changes to permitted development rights, it is considered important to retain, where possible, the better-quality office premises to help sustain the town centre�s role as an employment location. The larger scale (above 1000sqm) higher quality office premises are included in Policy SP11(a) as their loss to alternative uses would have the greatest significance for the town centre�s employment role.

POLICY LPRSP11(A) � SAFEGUARDING EXISTING EMPLOYMENT SITES AND PREMISES

Within designated Economic Development Areas

1. Designated Economic Development Areas, as identified in Table 11.1, will be safeguarded for employment uses, with the following exceptions:

i) Proposals that intensify the employment use of part of the site, supported by limited enabling development.

ii) Proposals for mixed use redevelopment incorporating elements of non B or E(g) class where they aim to provide for at least the same or an increase in the level of job opportunities as existed when the employment space was previously used, subject to viability and site specific circumstances.

2. Proposals that would lead to the partial or total loss of employment land/premises within the designated Economic Development Areas will only be permitted where it can be demonstrated:

i) That there is no reasonable prospect of their take up or continued use for the designated uses in the medium term, based on a viability assessment and robust marketing exercise; and

ii) That the proposal would not give rise to amenity conflicts with existing or proposed employment uses/activities in the vicinity of the site.

3. Proposals for the redevelopment of premises and the infilling of vacant sites for business uses will be permitted. Where such proposals are within countryside EDA locations, their design, scale and materials should be appropriate to the setting and should be accompanied by significant landscaping within, and at the edge of, the development.

Outside of designated Economic Development Areas

4. Elsewhere in the borough, outside of designated Economic Development Areas, permission will be granted for the expansion or intensification of existing industrial or business uses, recognising the specific locational requirements of different sectors, provided that the proposals:

i) Cannot be suitably relocated to an allocated employment/mixed-use site or designated Economic Development Area, or to a suitable site/premises within the Urban Area, Rural Service Centres or Larger Villages, as per the settlement hierarchy;

ii) Would be of a type and scale of activity that does not harm the character and appearance of the site and its surroundings nor harm the amenity of occupiers of nearby properties;

iii) Would be readily accessible by public transport, and by bicycle and foot, wherever possible, or contribute towards provision of new sustainable transport infrastructure to serve the area, in order to make the development accessible by those modes; and

iv) Have a layout, access, parking, landscaping and facilities that are appropriate to the site and its surroundings.

Elsewhere in the borough

5. Elsewhere in the borough, outside of allocations or designated Economic Development Areas, applications seeking an alternative use of employment land/premises will only be supported where the proposal:

i) would help meet an identified need;

ii) Would not undermine key economic sites or the vitality and viability of the town centres, and is compatible with other policies in the framework; and

iii) Complies with all other relevant development plan policies.

LPRSP11(B): Creating new employment opportunities

Introduction

7.57 As well as the remaining allocations carried forward from the 2017 Local Plan, the Local Plan Review provides a range of additional sites to accommodate new employment and town centre uses, or a combination of such uses. The purpose of these allocations is to increase the range and choice of sites available and to address the desire for self-containment of settlements in terms of homes/jobs/services balance, a particularly important aspect in new Garden Communities where entirely new communities are being created. A number of sites in this plan are allocated for a mix of different uses, including employment, retail and residential.

7.58 The newly allocated LPRSA sites in the town centre (excluding the opportunity sites) are all redevelopment opportunities with varying existing levels of retail, office and residential floorspace on site. The flexible permitted development rights and changes to the Use Class Order also means that it is difficult at this point to allocate an accurate net floorspace amount to each site. The approach is therefore to allocate the sites in the LPR but to determine the level of employment and/or retail floorspace through the planning application process, based on the wider market conditions and demands at the time. The preference for all town centre sites will be for a mix of uses, with �active� frontage uses on the ground floor and office/residential on upper floors.

7.59 The complete list of sites allocated for the provision of employment floorspace (E(g), and B Uses) or a mixture of uses including an element of employment floorspace to 2037 are shown below, along with further additional narrative for strategic employment sites.

Site Ref	Site Name	Growth Location	Indicative Capacity (sqm)
Site Ref	Site Name	Growth Location	E(g) office m²	B2 industrial m²	B8 distribution m²	Town centre uses m²
RMX1(3)	King Street Car Park	Maidstone Town Centre	-	-	-	700
LPRSA145	Len House	Maidstone Town Centre	-	-	-	3,612
LPRSA147	Gala Bingo & Granada House	Maidstone Town Centre	-	-	-	TBD
LPRSA148	Maidstone Riverside	Maidstone Town Centre	-	-	-	TBD
LPRSA149	Maidstone West	Maidstone Town Centre	-	-	-	TBD
LPRSA151	Mote Road	Maidstone Town Centre	1,169	-	-	-
LPRSA144	High St/ Medway St	Maidstone Town Centre		-	-	150
LPRSA146	Maidstone East	Maidstone Town Centre	5,000	-	-	2,000

RMX1(1)	Newnham Park (Kent Medical Campus)	Maidstone Urban Area	21,270			14,300
EMP1(4)	Woodcut Farm	Maidstone Urban Area	49,000			-

EMP1(1)	West of Barradale Farm	Headcorn	3,500			-
EMP1(2)	South of Claygate	Marden	4,000			-
LPRSA260	Ashford Road	Lenham	2,500			-
LPRSA078	Haven Farm	Sutton Valence	-	-	-	788
LPRSAEmp1	Former Syngenta Works	Yalding	46,000			-

Woodcut Farm LPREMP1(4)

7.60 There is a unique opportunity in the borough to provide a prestigious business park at Junction 8 of the M20 that is well connected to the motorway network and that can provide for a range of job needs up to 2037. The Woodcut Farm site will meet the �qualitative� need for a new, well serviced and well-connected mixed-use business park in the borough which can meet the anticipated demand for new offices, small business orientated space, stand-alone industrial and manufacturing space built for specific end users and smaller scale distribution businesses. This site will overcome this �qualitative� gap in the borough�s existing portfolio of employment sites and will thereby help to diversify the range of sites available to new and expanding businesses. The key priority for the Woodcut Farm site is the delivery of new office/research & development and warehousing floorspace. Outline permission was granted in 2018 for a mixed-use commercial development comprising B1(a), B1(b), B1(c) and B8 units, with a maximum floorspace of 45,295m�. The split is approximately 50/50 B1 and B8 uses and will contribute significantly towards the evidenced need for 74,330m2 of this type of floorspace by the end of the plan period. Whilst the site is yet to deliver floorspace, works are occurring on site relating to pre-commencement conditions attached to the outline permission and should deliver over the next couple of years. As such, this site will be kept under review as the Local Plan Review progresses. At this stage, it remains important to continue to set out allocation specific detail regarding the development of the Woodcut Farm site, should the current permission fail to deliver or a new application were to come in. The site will provide at least 10,000m2 of office floorspace, thereby contributing significantly towards the evidenced need for 24,600m2 of this type of floorspace by the end of the plan period. High quality office development is sought providing complementary provision to the town centre. As the viability of office development may be challenging in the shorter term, land will be safeguarded specifically for E(g) uses, and for no other purpose, pending the viability position improving in the later part of the plan period. This approach will help ensure that the site delivers a genuine mixed B class use business park, which is what is required, rather than a logistics park or conventional industrial estate. Industrial (B2) and distribution (B8) uses are nonetheless appropriate as part of the mix of uses on the site and, in addition to the office requirement, the allocation will help deliver the additional floorspace which is required in the borough by 2037.

7.61 The site, which is some 25.8ha in total, is situated to the west of the A20/M20 junction (junction 8). It comprises the wedge of land lying between the M20 to the north east and the A20 to the south west. The site is agricultural land, divided into fields by hedgerows which predominately run in a north-south direction. The site is also bisected north south by a watercourse which eventually runs into the River LentothesouthoftheA20. The land is undulating, the ground rising up from either side of the watercourse. To the south the site borders a number of dispersed properties which front onto the A20 (Ashford Road). To the south east the site is bounded by Musket Lane. To the north west lies Crismill Lane and a substantial tree belt which fronts onto this lane. The site boundary then follows the hedge belt which adjoins Crismill Lane approximately halfway down its length and links to the complex of buildings at Woodcut Farm and turns south to the A20, running along the eastern boundary of the fields which front onto the Woodcut Farm access.

7.62 The site is located in the countryside and lies within the setting of the nationally designated Kent Downs Area of Outstanding Natural Beauty (AONB). The site falls within the White Heath Farmlands landscape character sub-area where landscape condition is poor overall, partially because of the fragmentation caused by the existing highway infrastructure. Landscape sensitivity for the character sub-area is recorded as moderate, the landscape providing the setting of the Kent Downs (AONB).

7.63 The site itself was specifically assessed in the Maidstone Landscape Capacity Study (2015). This found that the site has a high degree of sensitivity in landscape terms and an accordingly low capacity to accommodate new employment-related development. This being the case, any future development proposals must be planned with very careful attention to the site�s visual and physical relationship with the AONB, responding to the site's topography and natural landscape features in terms of the scale, design, siting, use, orientation, levels and lighting of buildings and associated development, alongside infrastructure and landscaping requirements.

7.64 To achieve a high-quality scheme in this prime location, a campus style development will be delivered in a parkland setting. This will be created through the retention and enhancement of existing tree and hedge belts, including those subject to Tree Preservation Orders no. 19 of 2007 and no. 17 of 2007, and substantial additional structural landscaping within the site in the form of shaws and woodland blocks. This should include the retention and reinforcement of the streamside vegetation. Landscape buffers will also be established along the principal site boundaries, including to help provide a setting to the Grade II listed Woodcut Farmhouse and to help secure the residential amenity of nearby residential properties.

7.65 Buildings will cover no more than 40% of the site. This figure excludes the westernmost field, of some 9ha in area, which is reserved as an undeveloped area to include an enhanced landscape buffer to establish a clear and strong boundary between the development and the wider countryside to the east of Bearsted. This area should be managed and structured as open woodland with associated biodiversity benefits and the potential to establish woodland pasture in the future.

7.66 The flatter area of the site, to the east of the stream, is better able to accommodate larger footprint buildings up to 5,000m² with heights restricted to a maximum of 12m. To the west of the stream the land rises and is suited to smaller footprint buildings of up to 2,500m² and up to 8m in height. The siting, scale and detailed design of development within this area must also have particular regard to the setting of Woodcut Farmhouse (Grade II listed). On the highest part of the site, as shown on the policies map, building footprints will be limited to 500m².

7.67 There are archaeological remains in the immediate vicinity of the site, including an Anglo-Saxon burial site. Measures appropriate to the actual archaeological value of the site, revealed by further survey as needed, will be addressed. There are no statutory or non-statutory sites of nature conservation importance within the site and the County Ecologist advises that the potential for impacts on designated sites is limited. As is normal practice for a proposal of this nature, an ecological scoping study will be required to establish the presence of, and potential for, any impacts on protected species

7.68 Vehicular access to the site will be taken from the A20 Ashford Road and a Transport Assessment will identify the scope of improvements required to the junctions (and associated approaches) at

� the M20 Junction 8 (including the west-bound on-slip and merge); the A20 Ashford Rd/M20 link road roundabout;

� the A20 Ashford Rd/Penford Hill junction;

� the A20 Ashford Rd/Eyhorne Street/Great Danes Hotel access; and the Willington Street/A20

� Ashford Rd junction.

7.69 The site is located on a bus route (A20) but without significant additional dedicated measures it is highly likely that workers and visitors travelling to and from the site will be highly reliant on their private cars. A Travel Plan will be required to demonstrate how development will deliver significantly improved access by sustainable modes, in particular by public transport but this could also include cycling, walking and car share initiatives.

Former Syngenta Works, Hampstead Lane, Yalding LPRSAEMP1

7.70 The former Syngenta Works site near Yalding is a large, flat, previously developed or �brownfield� site (19.5ha) about one kilometer to the west of Yalding village and adjacent to Yalding Railway Station. Immediately to the east of the site is a canalised section of the River Medway. The site was previously used for agro-chemicals production and was decommissioned in 2002/2003. The site has been cleared of buildings, apart from an office building at the site entrance, and the land has been remediated to address the contamination resulting from its previous use. Permission was granted in March 2020 for external works to the office building in the northwest corner and a new car park.

7.71 An outline planning application for the redevelopment of the site to provide a new business park of up to 46,447 sqm of B1(c), B2 and B8 accommodation with associated access, parking and infrastructure works, was submitted to the Council in 2019.� This is broken down as: up to 21,655sqm light industrial uses (B1(c), now E(g)(iii) use class); and up to 24,792sqm of warehouse use (B8 use class). The proposal is for the site to be able to run 24 hours per day, 7 days per week. It includes an area outside of the allocation boundary, upon land designated as an �ecological mitigation area�. However, through the application process, it is considered that development in this area would not result in any significant landscape or visual impacts above the allocated part of the site, and there would still be the amount of land required under the site policy (13ha) to the south that would be used for ecological mitigation and enhancement.

7.72 The whole site lies within Flood Zone 3a and any proposal must therefore fulfil the NPPF�s Sequential and Exception Tests. The aim of the Sequential Test method set out in the NPPF is to steer new development to areas with the lowest probability of flooding. If, following application of the Sequential Test, it is not possible for the development to be located in areas with a lower probability of flooding, the Exception Test can be applied. Crucial to any redevelopment of this brownfield site is the identification of a comprehensive scheme of flood mitigation which addresses the identified flood risk. Subject to such a scheme being achievable, the site is potentially suitable for employment uses.

7.73 The outline development proposal, as submitted in 2019, is yet to be determined pending the outcome of the Sequential and Exception Tests. However, in March 2021 Members of the Planning Committee voted to grant outline consent for the proposal, subject to completion of the Sequential/Exception Tests and necessary legal agreements � concluding that the development is acceptable and overwhelmingly compliant with the policy requirements. This major employment site in the borough is therefore recognised as a significant contributor to meeting employment floorspace needs over the plan period and can be expected to deliver in the short to medium term, given the advanced stage of obtaining planning consent.

Newnham Park (Kent Medical Campus) LPRRMX1(1)

7.74 Site LPRRMX1(1) Newnham Park remains allocated for a mix of uses, as it was in the 2017 Local Plan. Various permissions have been granted on the site and build out of the Innovation Centre and other associated Medical Campus buildings is well underway. Newnham Court Shopping Village has been developed (and continues to develop) in a piecemeal fashion over time, and, consequently, the visual appearance of the site is poor. In 2018, permission was granted for the redevelopment of the retail site in accordance with policy RMX1(1), however the works remain unimplemented. The policy will therefore remain in place to ensure the delivery of employment and retail floorspace over the plan period.

King Street Car Park, Maidstone LPRRMX1(3)

7.75 The King Street car park is currently a surface level car park, being used as such for the short term. Part of the original allocation from the 2017 Local Plan has been developed as the King�s Lodge, apartments for retirement living. As such, the remaining car park continues to be allocated for a mix of ground floor retail and residential uses, however a more conservative retail capacity of 700sqm is now allocated to reflect the development that has already taken place. This area could be brought forwards in conjunction with the wider redevelopment of The Mall broad location proposed for the longer term. This would enable a comprehensive approach to development on both sides of King Street at this gateway location to the town centre.

POLICY LPRSP11(B) � CREATING NEW EMPLOYMENT OPPORTUNITIES

Allocated sites � employment

1. The sites allocated under policies LPREMP1(1), LPREMP1(2), LPREMP1(4), LPRSAEmp1, and LPRSA260 will deliver approximately 105,000m2 employment floorspace to help meet employment needs during the plan period. Development will be permitted provided the criteria for each site set out in the detailed site allocation policies are met.

Allocated sites � mixed use

2. The sites allocated under policies LPRRMX1(1), LPRRMX1(3), LPRSA078, LPRSA144, LPRSA145, LPRSA146, LPRSA147, LPRSA148, LPRSA149, and LPRSA151, will deliver a mix of approximately 27,439m² employment floorspace and 6,862m2 �net retail floorspace, along with new homes to help meet the borough�s needs over the plan period. Development will be permitted provided the criteria for each site set out in the detailed site allocation policies are met.

Garden Settlements

3. Heathlands Garden Settlement is expected to provide approximately 19,110m2 of employment floorspace and 4,764m² of retail* floorspace to 2037. Lidsing Garden Settlement is expected to provide approximately 42,998m² of employment floorspace and 1,055m² of retail* floorspace to 2037. Further details masterplans for each Garden Settlement.

*This includes convenience retail, comparison retail, food/beverage, and non-retail services e.g. hair dressers, estate agents, travel agents etc.

Rest of the borough

4. On non-allocated sites within Maidstone Urban Area or the Rural Service Centres, permission will be granted for industrial or business development, recognising the specific locational requirements of different sectors, provided that the proposals would:

a. Be of a type and scale of activity that does not harm the character, appearance or environments of the site or its surroundings or to the amenity of occupiers of nearby properties;

b. Be readily accessible by public transport, wherever possible, and by bicycle and foot, or contribute towards provision of new sustainable transport infrastructure to serve the area, in order to make the development accessible by those modes; and

c. Have a layout, access, parking, landscaping and facilities that are appropriate to the site and its surroundings.

5. Major development schemes will be required to demonstrate how they have considered and provided for employment opportunities for all of the Borough�s residents. There may be particular circumstances whereby there is a need for an emphasis on those residents living in Ringlestone, Parkwood so as to make a specific contribution to inclusive growth. Therefore, supporting statements evidencing this will be a requirement of major planning applications. Developers will be required to encapsulate their commitments by entering into s106 legal agreements in order to deliver labour opportunities for these residents in relation to the construction phase and post occupation phases of major new developments which necessitate a change in the use class.

LPRSP11(C): Town, District and Local Centres

Introduction

7.76 Within the borough, a network of centres has developed and evolved over time, providing facilities and services to communities. National policy encourages local authorities to support a competitive town centre, providing consumers with a diverse range of retail offer and individuality. Below Maidstone Town Centre as the principal centre in the borough, the council has identified a network of district and local centres which fulfil the function of providing essential local facilities as a group. District centres serve a wider catchment than a local centre and will typically cater for weekly resident needs. A district centre will usually comprise groups of shops, often containing at least one supermarket or superstore, and a range of non-retail services, such as banks, building societies and restaurants, as well as local public facilities such as a library. Local centres include a range of small shops serving a small catchment. Typically, amongst other shops, a local centre might include a small supermarket, a newsagent, a sub-post office and a pharmacy. Other facilities could include a hot-food takeaway and launderette. In rural areas, large villages may perform the role of a local centre. Additionally, there are small parades of shops throughout the borough of purely neighbourhood significance.

7.77 The evidence base produced for the Local Plan Review suggests that the existing centres are generally performing well. Sutton Valence, Eyhorne Street (Hollingbourne) and Yalding, whilst fulfilling their Local Plan role, were also identified as having scope for improvement in terms of provision of additional key services. The council wishes to maintain the existing retail function together with supporting community uses in these locations, in the interests of securing sustainable, well-functioning communities. Within the defined district and local centres, new non-E or F use classes will be resisted at ground level in order to maintain the retail role of the centres. The provision of additional retail and/or community facilities will be supported for similar sustainability reasons.

7.78 In addition to maintaining the existing network of centres and their relative function and role in the hierarchy, it is important that provision is made for the creation of new centres to support new development as set out in this Local Plan Review. The creation of entirely new Garden Communities at Heathlands and Lidsing, plus strategic development locations at Invicta Barracks and the Leeds Langley corridor will require supporting services and facilities in order to operate as sustainable communities in their own right. The provision of new district and/or local centres commensurate with the scale of housing growth in these locations will therefore be supported. Furthermore, a new local centre is planned to complement the residential development scheme at Langley Park. Once established, these centres will be incorporated into the retail hierarchy through a subsequent review of the Local Plan.

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POLICY LPRSP11(C) � TOWN, DISTRICT AND LOCAL CENTRES

Town centre uses will be located according to the retail hierarchy as set out below, in order to promote choice, competition and innovation. Within these centres, as defined on the policies map, the council will seek to maintain and enhance the existing retail function and supporting community uses.

Town Centre: �� Maidstone Town Centre

District Centres:�� Mid Kent Centre, Castle Road, Allington;

�� Grovewood Drive, Grove Green;

�� Heath Road, Coxheath;

�� The Square, Lenham;

�� High Street, Headcorn;

�� High Street and Church Green, Marden; and

�� High Street, Staplehurst.

Local Centres: �� Ashford Road, Bearsted;

The Green/The Street, Bearsted;

Marlborough Parade, Beverley Road, Barming;

Cherry Tree, Tonbridge Road;

Boughton Parade, Loose;

Egremont Road, Madingford;

Parkwood Parade

Sandling Lane, Penenden Heath;

Senacre Square, Woolley Road;

Northumberland Court, Shepway;

Snowdon Parade, Vinters Park;

Mangravet, Sutton Road/Mangravet Avenue;

High Street/Benover Road, Yalding; and

Hermitage Walk, Hermitage Lane

A new local centre will be provided as part of a new residential development scheme at Langley Park.

On large new settlements including Lidsing and Heathlands which are not within easy walking distance of existing shops and services, new district and/or local centres will be established to serve the needs of local residents. Such centres should be of a scale appropriate to the site and should not undermine the role or function of other centres within the retail hierarchy (including those in neighbouring authorities).

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LPRSP12: Sustainable Transport

Introduction

7.79 Working in partnership with Kent County Council (the local highway authority), Highways England, infrastructure providers and public transport operators, the council will facilitate the delivery of transport improvements to support the growth proposed by the plan. An updated Integrated Transport Strategy (ITS) has been prepared by the council, with the aim of facilitating economic prosperity and improving accessibility across the borough and to the town centre, in order to promote Maidstone as a regionally important transport hub. The ITS addresses a number of transport challenges as set out below.

Highway Network

7.80 Maidstone Borough has an extensive highway network which provides direct links both within the borough and to neighbouring areas including Ashford, Tonbridge and Malling, the Medway Towns, Tunbridge Wells, Swale and London. Four north-south and east-west primary routes pass through the town centre and numerous secondary routes run in concentric rings around the town, providing local links to the rural parts of the borough. Maidstone also enjoys good connections to the motorway network, including direct access to four junctions of the M20.

7.81 The principal constraint on the borough�s urban road network is the single crossing point of the River Medway at the town centre bridges gyratory, where the A20, A26 and A229 meet. From this point, congestion spreads along the main radial approaches to Maidstone during the morning and evening peaks, leading drivers to seek alternative routes for longer journeys around the periphery of the town.

7.82 The policies for individual site allocations set out the requirements for contributions towards strategic and local highway infrastructure at key locations and junctions, and key improvements include:

� Capacity improvements and signalisation of Bearsted roundabout and capacity improvements at New Cut roundabout. Provision of a new signal pedestrian crossing and the provision of a combined foot/cycle way between these two roundabouts.

� Improvements to M20 J7 roundabout, including widening of the coast bound off-slip and creation of a new signal-controlled pedestrian route through the junction.

� Capacity improvements at M2 J5 (located in Swale Borough).

� Upgrading of Bearsted Road to a dual carriageway between Bearsted roundabout and New Cut roundabout.

� Interim improvement to M20 junction 5 roundabouts including a white lining scheme.

� Traffic signalisation of M20 junction 5 roundabout and localised widening of slip roads and circulatory carriageway.

� . Capacity improvements at the junction of Fountain Lane and the A26 Tonbridge Road.

� Bus prioritisation measures on the A274 Sutton Road from the Willington Street junction to the Wheatsheaf junction, together with bus infrastructure improvements.

� Improvements to capacity at the junctions of Willington Street/Wallis Avenue and Sutton Road.

� Highway improvements at Boughton Lane and at the junction of Boughton Lane and the A229 Loose Road.

� Linton Crossroads junction improvements.

� Capacity improvements at the junction of A229, Headcorn Road, Station Road and Marden Road at Staplehurst.

� Capacity improvements at Hampstead Lane/B2015 Maidstone Road junction at Yalding.

7.83 The details of these schemes and further highway and transport improvements, including provision of a circular bus route to serve the north west Maidstone strategic development area, are set out in detail in the Integrated Transport Strategy and the Infrastructure Delivery Plan.

Leeds-Langley Relief Road

7.84 Consideration of the potential construction of a LLRR is a requirement of Policy LPR1 of the review of the Local Plan Review. The case for the justification of the construction and the delivery of a LLRR lies with the County Council as the highway authority.

7.85 At the present time the final case has not been made, but early work suggests that it is likely that a quantum of new development would be needed to help fund it, therefore masterplanning via a business case for the whole corridor should be considered. An approach to ensuring that a strategic approach to delivery of new development and a potential new route is set out in SP5 and SP5(a).

Car Parking

7.86 The provision of an adequate supply of well-located and reasonably priced car parking is essential to support the borough�s retail economy, to facilitate access to areas where alternative travel modes are limited or unavailable, and to ensure that mobility impaired persons are able to access key education, employment and leisure opportunities. However, the supply of car parking also drives demand for limited road space and can therefore contribute to traffic congestion and poor air quality, as well as making more sustainable modes of travel less attractive. Therefore, it is crucial that the council and its partners avoid an over provision of parking, particularly in and around Maidstone town centre.

7.87 The ITS will seek to address parking issues by producing a refreshed Town Centre Parking Strategy. A key aspect of this strategy will be the use of measures to provide disincentives to the use of long-term car parking in the town centre whilst prioritising shoppers and visitors; by utilising long-stay town centre parking tariffs to encourage a shift to sustainable modes of transport such as Park and Ride and reviewing the Residents� Parking Zones to ensure they are fair, simple and meet the needs of all road users.

Park and Ride

7.88 The council has been operating Park and Ride services in Maidstone since the early 1980s and was one of the first local authorities in the UK to introduce the concept. The service aims to address the growing peak time congestion in the town centre and has met with varying levels of success to date. Two sites are currently in operation at London Road and Willington Street, following the closure of the Sittingbourne Road site in February 2016, which in total comprise some 903 parking spaces.

7.89 The council will continue to review and improve the functionality and effectiveness of Park and Ride services in Maidstone, including through the investigation of whether additional sites may be available and deliverable to contribute towards wider objectives for sustainable transport and air quality.

Bus Services

7.90 Maidstone Borough has a well-established bus network provided principally by Arriva, together with a number of smaller independent operators. The network is centered on Maidstone town centre and combines high frequency routes serving the suburban areas with longer distance services providing connections to many of the outlying villages and neighbouring towns, including Ashford, Sittingbourne, Tonbridge, Tunbridge Wells and the Medway Towns.

7.91 Although KCC and the council do not directly influence the provision of commercial bus services, both authorities work closely with the operators to improve the quality of services and to ensure that the highway network is planned and managed in a way that facilitates the efficient operation of buses. This relationship has been formalised through the signing of a voluntary Quality Bus Partnership (QBP) agreement, which includes commitments by Arriva, Nu-Venture, KCC and the council to work collectively to improve all aspects of bus travel and to increase passenger numbers.

7.92 Given the deletion of the previously proposed Park and Ride sites at Linton Crossroads and at Old Sittingbourne Road, the council will work with the service operators to procure express/limited stop bus services on the radial routes into Maidstone (particularly from the north including the Newnham Park Area and from the south on the A229 and A274) to the Town Centre and railway stations in the morning and evening peaks to encourage modal shift together with the implementation of bus priority measures to seek to secure the reliability and speed of such services.

7.93 A number of services cannot be provided commercially and are classed as socially necessary services that require subsidy from KCC. These primarily consist of school, rural, evening and weekend services, which provide access to education, employment, health care, or essential food shopping. KCC also completed the countywide roll out of the Kent Freedom Pass during 2009. The County Council now provides travel on almost all public bus services in Kent Monday to Friday for an annual fee for young people living in the county and in academic years 7 to 11. The County Council also assumed responsibility from the council for the administration and funding of the statutory Kent and Medway Concessionary Travel Scheme for disabled people, their companions and those aged over 60, in April 2011. As the Local Education Authority, KCC also provides free or subsidised home-to-school transport to children who meet the criteria.

Rail Services

7.94 Three railway lines cross Maidstone Borough, serving a total of 14 stations. The current operator of the vast majority of rail services in the area is the south east franchise holder, Southeastern.

7.95 The principal rail route serving Maidstone town is the London Victoria to Ashford International line (also referred to as the Maidstone East Line), which includes stations at Maidstone East, Bearsted, Hollingbourne, Harrietsham and Lenham. The average journey time between Maidstone East and London Victoria is an hour and runs half-hourly. The London Charing Cross / Cannon Street to Dover Priory / Ramsgate line passes through the south of the borough, with stations at Marden, Staplehurst and Headcorn. Charing Cross and Cannon Street stations are located in close proximity to the City of London and hence service