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Policy / Paragraph number

Main Modification

Reason for change

 MM/025

Policy SP11

Provision is made for at leasta total of 17,140 additional homes in the period to 2031, with notional delivery across the period as indicated below.

The Council will review the provisions of this policy as part of the wider Local Plan review set out in Policy SP01b

For clarity

Modification Reference

Policy / Paragraph number

Main Modification

Reason for change

 MM/026

Paragraph 3.10

Amend paragraph

3.10 Taking a "stepped approach" to meeting the housing target means that the Council can ensure that developments are supported by the necessary services and infrastructure, and reflects the expected trajectory of housing delivery from the strategic sites. demonstrate a 5-year housing land supply, and seek to ensure the delivery of sustainable development, supported by services and infrastructure.

For clarity and effectiveness

Modification Reference

Policy / Paragraph number

Main Modification

Reason for change

MM/027

Table to Policy SP11

Figures updated for clarity and effectiveness

Modification Reference

Policy / Paragraph number

Main Modification

Reason for change

 MM/028

Paragraph  3.13

Addition to first sentence

For reasons explained in paragraph 45 the principal housing growth has been directed towards the urban areas . Identification and allocation of housing land has been informed by assessment of the sustainability of individual sites through the Strategic Housing Land Availability Assessment alongside the strategy for the planned location of homes whose key principles are to:-

• optimise use of capacity from sites in the built up areas of the coastal towns;
• focus provision at sites abutting those areas; and
• make modest provision at rural settlements to meet identified need for affordable homes and to provide locational choice at a scale compatible with their character and access to services and facilities.

For clarity and effectiveness

Modification Reference

Policy / Paragraph number

Main Modification

Reason for change

MM/029

Table 2

Updated figures to reflect latest survey data

Modification Reference

Policy / Paragraph number

Main Modification

Reason for change

MM/030

Table 3

*Windfall allowance discounted for the first 3 years to avoid any potential double counting.

Updated figures to reflect latest survey data

Modification Reference

Policy / Paragraph number

Main Modification

Reason for change

 MM/031

New paragraph after 3.20

3.20a  One of the "transformational initiatives" identified in the Council's Economic Growth Strategy (EGS)(November 2016) is "designing enterprise into communities". This is particularly important in Thanet, where a significant proportion of jobs growth is expected in the SME and micro-business sector. As well as supporting working at home with good-quality broadband as provided in policies E02 and E03, the provision of active working space and networking opportunities for the self-employed and sub-contractors is seen as a means of enhancing this aspect of Thanet's employment profile. This is the basis for seeking "community business space" within the strategic housing allocations. The intention is for community buildings to be provided which make provision in whole or in part for small, fully serviced and flexible spaces suitable for use by small businesses and sole traders to support business activity. This approach is also supported by Policy CM01, which makes provision for broadband in community facilities.

For clarity and effectiveness

Modification Reference

Policy / Paragraph number

Main Modification

Reason for change

 MM/032

Policy  SP12

Policy SP12 - General Housing Policy

Proposals for residential development on sites allocated in this plan must:

1) Provide one electric car charging point for every 10 parking spaces provided in communal areas, or one charging point to be provided for every new dwelling with parking provision within its curtilage
2) Retain existing boundary features where possible
3) Provide a connection to the sewerage system at the nearest point of adequate capacity, in collaboration with the service provider
4) Allow future access to the existing water supply infrastructure for maintenance and upsizing purposes
5) Provide for the installation of digital infrastructure
6) Provide for the installation of Fibre to the Home (FTTH)
7) Contribute towards the Strategic Access Management and Monitoring scheme to meet the requirements of SP26

Additionally, all proposals for 10 or more units must:

1) Provide an appropriate mix of dwellings (including care and supported housing) to meet the requirements of Policy SP19
2) Include an element of Make every reasonable effort to accommodate any self-build properties where there is a demonstrable requirementsdemand from persons included in the Councils self-build register
3) Provide affordable housing to meet the requirements of Policy SP20
4) Provide accessible homes to meet the requirements of Policy QD05; and
5) Include an assessment of the sites functionality development's effect on 'functional land' that may be used as a roosting or feeding resource for the interest features of the Thanet Coast and Sandwich Bay SPA Special Protection Area, including areas within 400m of the development site's boundary, and provide mitigation where necessary habitat for by wintering and breeding birds identified by the Thanet Coast and Sandwich Bay Special Protection Area citation, and provide mitigation where necessary. All development must comply with policies relating to the Protection of International and European Designated Sites and associated Mitigation Strategy.

A Statement of Social Impacts will be required for developments of for 50 or more dwellings addressing any needs for community facilities identified in the Infrastructure Delivery Plan. Strategic Sites will also be expected to provide complementary uses such as community business space.

In addition to the timely delivery of education, health and transport infrastructure, proposals for the development of strategic sites under Policies SP13 - SP18a must include an assessment of the need for community facilities as part of the masterplanning process. Where required to create sustainable, mixed-use communities the Council will expect such facilities to include community business space having regard to the Economic Growth Strategy.

A Heritage Impact Assessment will be required at the masterplanning stage for the strategic sites to assess any cumulative impacts of the site allocations and highways infrastructure on heritage assets and archaeological resources.

For clarity and effectiveness

Modification Reference

Policy / Paragraph number

Main Modification

Reason for change

 MM/033

Policy  SP13

SP13 - Strategic Housing Site - Manston Green

Land is allocated for up to 785 new dwellings with an approximate average at a maximum density of 35 dwellings per hectare (net) at land known as Manston Green.

Built development will be focused at the northern part of the site taking account of the considerations below. Proposals will be judged and permitted only in accordance with a development brief and masterplan for the whole site which should include: incorporating:

1) a minimum of 6.39 ha of open space;
2) a fully serviced area of 2.05 ha (to be provided at the cost of the developer) to accommodate a new two-form entry primary school and its construction in a location and in a form agreed with the County Council;
3) a range of community facilities in accordance with Policy SP12, including small scale convenience retail provision required to to accessibly serve the day-to-day needs of the development residents;
4) linkages to new and existing public transport infrastructure, including bus and rail services;
5) improvements to the roundabout at the junction with A256 Haine Road/B2050 Manston Road and approach roads; and
6) a proportionate contribution to necessary off-site highway improvements in accordance with Policy SP47

Phasing of development will be in accordance with Appendix B. The development shall provide for construction of the school to one-form entry at such stage of development as required by the County Council as education authority.

Masterplanning will be informed by and address the following:

1) pre-design archaeological assessment taking account of presence of significant and sensitive remains,
1) built development will be focused at the northern part of the site;
2) the setting of listed buildings at Ozengell
2) a pre-design archaeological assessment taking into account the of presence of any significant and sensitive remains;
3) the need for integration of development and landscaping to enable a soft edge between the site and open countryside and minimise impact on long views southwards toward Pegwell Bay,
3) the preservation of the setting of listed buildings at Ozengell;
4) sustainable urban drainage taking account of the site's location in the Groundwater Source Protection Zone,
4) the integration of development and landscaping to enable a soft edge between the site and open countryside and minimise impact on long views southwards toward Pegwell Bay;
5) liaison with service providers to investigate the need to upgrade the capacity of any utility services and infrastructure,
5) the provision of sustainable urban drainage taking account of the site's location in the Groundwater Source Protection Zone;
6) the capacity of any utility services and infrastructure, and any need and provision for improved or additional infrastructure (as may be advised or reasonably required by service providers)

All development  proposals must be planned and implemented in a coordinated manner and accompanied by an infrastructure delivery and phasing plan.

Proposals will be accompanied by a Transport Assessment which shall: informing the Masterplan including:

1) assessmentof the impact of development on the local road network; in particular capacity issues affecting junctions along Haine Road including that with Staner Hill;
2) identifydemonstrating measures to promote multi-modal access, including footway and cycleway connections and an extended bus service accessible to the residential development and rail linkages

Development will be expected to provide an appropriate contribution to off-site highway improvements.

For  clarity and effectiveness and to apply a consistent approach to strategic housing policies

Modification Reference

Policy / Paragraph number

Main Modification

Reason for change

 MM/034

 Policy SP14

SP14 - Strategic Housing Site - Birchington

Land is allocated for up to 1,600 new dwellings with an approximate average maximum density of 35 dwellings per hectare (net) at Birchington.

Proposals will be judged and permitted only in accordance with a development brief and masterplan for the whole site including provision within the site of which should include:

1) a new link road to serve the development and extending from Minnis Road and the A28,
1) a minimum of 12.8 ha of open space;
2) access onto Park Lane and a footway  connection to the entire frontage to connect to the existing footway in Park Lane near to the access with Brunswick Road
2) a fully serviced area of 2.05 ha (to be provided at the cost of the developer) to accommodate a new two-form entry primary school and its construction in a location and in a form agreed with the County Council;
3) multi-modal access, including footway and cycleway connections and an extended bus service accessible to the residential development
3) a range of community facilities in accordance with Policy SP12, including small scale convenience retail provision to serve the day-to-day needs of the residents;
4) a minimum of 14ha of open space
4) provision for the expansion of medical services at the Birchington Medical Centre to cater for the additional needs created by the development;
5) a fully serviced site of 2.05 ha (to be provided at the cost of the developer) for a two-form entry primary school
5) linkages to new and existing public transport infrastructure, including bus and rail services;
6) small scale convenience retail provision required to accessibly serve day to day needs of the development
6) a new link road to serve the development and extending from Minnis Road and the A28, and A28 to Manston Road (including new junctions on A28/Minnis Road and Acol Hill/ Manston Road;
7) access on to Park Lane and a footway connection to the entire frontage to connect to the existing footway in Park Lane near to the access with Brunswick Road and
8) a proportionate contribution to necessary off-site highway improvements in accordance with Policy SP47

Phasing of development will be in accordance with Appendix B.  The access road and serviced school site shall be programmed for delivery as agreed by the County Council as highway and education authority respectively.

Development will be expected to provide an appropriate contribution and land for the expansion of Birchington Medical Centre.

Masterplanning will be informed by and address the following:

1) pre-design archaeological evaluation,
1) measures to preserve the listed buildings Gore End Barn and Upper Gore End Farmhouse and their setting ,including the setting of QuexPark;
2) assessment of the impact of development on the junction of Park Lane and the A28, and the junction of Manston Road/Park Lane and Acol Hill
2) measures to integrate the development within the landscape to enable a soft edge between the site and the open countryside;
3) liaison with service providers to investigate the need to upgrade the capacity of any utility services and infrastructure including gas supply,
3) pre-design archaeological evaluation;
4) the need to preserve the listed buildings on the site and respect the setting of Quex Park,
4) noise mitigation for any development near the northern edge of the site which is adjacent to the railway line
5) the need for integration of development and landscaping to enable a soft edge between the site and open countryside.
5) The capacity of any utility services and infrastructure and any need (and provision of) improved or additional infrastructure (as may be advised or reasonably required by service providers);
6) appropriate noise mitigation for any development near the northern edge of the site which is adjacent to the railway line.

All development  proposals must be planned and implemented in a coordinated manner and accompanied by an infrastructure delivery and phasing plan. 

Proposals will be accompanied by a Transport Assessment which shall:

1) assessment of the impact of development on the local road network junction of Park Lane and the A28, and the junction of Manston Road/Park Lane and Acol Hill
2) identify measures to promote multi-modal access, including footway and cycleway connections and an extended bus service accessible to the residential development and rail linkages

For  clarity and effectiveness and to apply a consistent approach to strategic housing policies

Modification Reference

Policy / Paragraph number

Main Modification

Reason for change

 MM/035

 Policy SP15

Policy SP15 - Strategic Housing Site - Westgate-on-Sea

Land to the east and west of Minster Road, Westgate is allocated for up to 2,000 new dwellings with an approximate average a maximum density of 35 dwellings per hectare(net) at land to the east and west of Minster Road, Westgate-on-Sea.

Phasing of development will be in accordance with Appendix B. Proposals will be judged and permitted only in accordance with a development brief and Masterplan for the whole site including provision within the site of which should include:

1) a minimum of 17.5 16ha of open space to include a functional green space corridor between existing urban edge and new development; to preserve the more rural characteristics of existing urban edge dwellings
2) provision of a District Centre to meet the retail needs of the development,fit with the retail hierarchy and serve the appropriate catchment
2)  a fully serviced area of 2.05 ha (to be provided at the cost of the developer) to accommodate a new two-form entry primary school and its construction in a location and in a form agreed with the County Council;
3) provision of community facilities as outlined in the Infrastructure Delivery Plan (IDP) including a fully serviced area of 2.05 ha (to be provided at the cost of the developer) to accommodate a new two-form entry primary school, and 1 ha of land for a new medical centre)
3) a range of community facilities in accordance with Policy SP12, including small scale convenience retail provision to serve the day-to-day needs of the residents;
4) provision of serviced 1 ha of land suitable for a new medical centre to cater for the additional needs created by the development;
5) linkages to new and existing public transport infrastructure, including bus and rail services;
6) Vehicular access from Minster Road and Dent-de-Lion Road;
7) the provision of link road between Dent de Lion Road and Minster Road (including necessary junctions) and the provision of a new signal controlled junction at High Street Garlinge/A28;
8) improvements at Dent-de-Lion Road/High Street, Garlinge junction;
9) an assessment to identify necessary measures to manage on-street car parking in Dent-de-Lion Road and Garlinge High Street, between the site and the A28, and potential methods of delivery ;
10) the upgrade of Shottendane Road to Local Distributor standard; and
11) a proportionate contribution to necessary off-site highway improvements in accordance with Policy SP47

Development will be expected to provide an appropriate contribution to off-site highway improvements.

Masterplanning will be informed by and address

1) a transport assessment (including modelling of junctions of the A28 with Minster Road, Briary Close and Garlinge High Street, the junction of Minster Road with Shottendane Rd the junction of Brooke Avenue with Maynard Avenue), and incorporate:

• measures to promote multi-modal access, including footway and cycleway connections, and an extended bus service accessible to the new dwellings,
• link road through the site to link Shottendane Road to Dent de Lion Road/High Street Garlinge/A28
• Upgrade of Shottendane Road to Local Distributor standard
• appropriate road and junction improvements and signaling,

1) an archaeological evaluation;
2) an archaeological evaluation,
2) the preservation and/or enhancement of the setting of scheduled ancient monuments and the listed Dent de Lion Gateway, and the measures to be undertaken;
3) the need to safeguard the setting of scheduled ancient monuments and the listed Dent de Lion Gateway,
3) The capacity of any utility services and infrastructure and any need (and provision of) improved or additional infrastructure (as may be advised or reasonably required by service providers);
4) liaison with service providers to investigate the need to upgrade the capacity of any utility services and infrastructure including gas supply,
4) appropriate arrangements for surface water management/sustainable drainage schemes in line with Margate Surface Water Management Plan;
5) appropriate arrangements for surface water management in line with Margate Surface Water Management Plan,
5) a Landscape and Visual Impact Assessment to address any visual impact on views to and from the adjacent Green Wedge and protecting wide open landscapes and strategic views and
6) a Landscape and Visual Impact Assessment to address any visual impact on views to and from the adjacent Green Wedge and protecting wide open landscapes and strategic views
6) the integration of development and landscaping to take account of public rights of way and the provision of a soft edge between the site and open countryside

All development  proposals must be planned and implemented in a coordinated manner and accompanied by an infrastructure delivery and phasing plan. 

Proposals will be accompanied by a Transport Assessment which shall:

1)  assess the impact of development on the local road network and address any implications for on-street car parking arrangements in Dent-de-Lion Road and Garlinge High Street, between the site and the A28; and
2) identify measures to promote multi-modal access, including footway and cycleway connections, and an extended bus service accessible to the residential development and rail linkages.

For  clarity and effectiveness and to apply a consistent approach to strategic housing policies

Modification Reference

Policy / Paragraph number

Main Modification

Reason for change

 MM/036

 Policy SP16

Policy SP16 - Strategic Housing Site - Westwood Strategic Housing

Land is allocated for up to 1,450 new dwellings with an approximate average a maximum density of 40 dwellings per hectare (net) at Westwood.

Proposals will be judged and permitted only in accordance with a development brief and Masterplan for the whole site integrating with development at the adjoining site. The masterplan shall incorporate: which should include:

1)highway improvements including widening of Nash Road and links to Nash Road and Manston Road,
1) a minimum of 11 ha of open space;
2) a minimum of 16.63 ha of open space
2) a fully serviced area of 2.05ha (to be provided at the cost of the developer) to accommodate a new two-form entry primary school and its construction in a location and in a form agreed with the County Council;
3) small scale convenience retail provision required to accessibly serve day to day needs of the development.
3) A range of community facilities in accordance with Policy SP12, including small scale convenience retail provision to serve the day-to-day needs of the residents;
4) linkages to new and existing public transport; infrastructure, including bus and rail services;
5) highway improvements including widening of Nash Road and links to Nash Road and Manston Road, to local distributor standard between the southern extent of the site and Star Lane and
6) a proportionate contribution to necessary off-site highway improvements in accordance with Policy SP47

Phasing of development will be in accordance with Appendix B. The access road shall be programmed for delivery as required by the County Council as highway authority

Masterplanning will be informed by and address:

1) pre-design archaeological assessment;
2) the need to preserve heritage farm buildings on the site;the preservation of the setting of listed buildings at Nash Court Farm
3. liaison with service providers to investigate the need to upgrade the capacity of any utility services and infrastructure,
3) the capacity of any utility services and infrastructure and the provision for any necessary improvements or additional infrastructure (as may be advised or reasonably required by service providers);
4) appropriate arrangements for surface water management in line with the Margate Surface Water Management Plan;
5) a layout that responds to the existence of overhead power lines
6) measures to integrate the development within the landscape to enable a soft edge between the site and the open countryside

Proposals will be accompanied by a Transport Assessment informing the Masterplan including assessment of impact of development on the local road network and demonstrating measures to promote multi-modal access, including footway and cycleway connections and an extended bus service accessible to the residential development. Development will be expected to provide an appropriate contribution to off-site highway improvements including in respect of the Thanet Transport Strategy. Development will be expected to provide an appropriate contribution to provision, where required, of a new school off-site.

Integration of development and landscaping will be expected to take account of the presence of the overhead electricity transmission lines, retain an undeveloped corridor as an extension of the open area of Green Wedge to the east of the site, and enable a soft edge between the site and open countryside.

All development  proposals must be planned and implemented in a coordinated manner and accompanied by an infrastructure delivery and phasing plan. 

Proposals will be accompanied by a Transport Assessment which shall:

1) assess the impact of development on the local road network
2) identify measures to promote multi-modal access, including footway and cycleway connections, an extended bus service accessible to the residential development and rail linkages

For  clarity and effectiveness and to apply a consistent approach to strategic housing policies

Modification Reference

Policy / Paragraph number

Main Modification

Reason for change

MM/037

Paragraph 3.25

3.25 Westwood was originally allocated as a new town centre in the 2006 Thanet Local Plan and is a significant area for retail and commercial developments. This allocation (Policy SP17 refers) now has planning permission and development is underway. The land fronting Nash and Haine Roads as identified on the Policies Map (Policy SP17 refers) already has the benefit of various planning permissions. Outline planning permission was granted in 2008 for a mixed use urban extension comprising residential use (total of 1020 units), community facilities, commercial and employment uses and associated infrastructure including a new link road and associated alterations to existing junctions and new access arrangements. Development is well advanced with most phases of the development having been completed. The delivery of the proposed school and medical centre have been negotiated through various stages of the planning application process, and remaining phases 3c, 4 and 5 (providing a total of 770 residential units) of the development are expected to be completed within this local plan period.

Applications for strategic sites at Westwood identified in this plan should have regard to previous planning permissions to ensure a cohesive and comprehensive delivery of infrastructure and community facilities is provided to serve the existing and wider allocations.

Updated to reflect planning permissions and completed development on the site for clarity and effectiveness

Modification Reference

Policy / Paragraph number

Main Modification

Reason for change

 MM/038 

 Policy SP17

Policy SP17 - Strategic Housing Site - Land fronting Nash and Haine Roads

Land fronting Nash and Haine Roads is allocated for up to 1020 new dwellings residential development  at land fronting Nash and Haine Roads. 

Proposals Development shallwill be judged and permitted only in accordance with an agreeda masterplan for the whole site and  which  shall include:

1) Provide for any highway improvements identified as necessary in a traffic assessment and the development masterplan. Individual phases of development will be required to make provision pro-rata towards such improvements,
1) reserve and provide a minimum of 1.75 ha as local open space (including an equipped play area and casual/informal play space) together with an area of usable amenity space as an integral part of the design of the development. Where feasible, the area of local open space should be larger than the minimum indicated above
2) as required provide a fully serviced area of 2.05 ha (to be provided at the cost of the developer) for a new two form entry school as an integral part of the development
3) incorporate and provide for connections and improvements to footpath and cycle networks facilitating walking, cycling and public transport to, from and within the site, including provision of or contribution to improvements to public transport services,
3)  a minimum of 2 ha to enable provision of a medical centre and provide a community assembly facility
4) reserve a minimum of 2 ha to enable provision of a medical centre and provide a community assembly facility,
5) reserve and provide a minimum of 1.75 ha as local open space (including an equipped play area and casual/informal play space) together with an area of usable amenity space as an integral part of the design of the development. Where feasible, the area of local open space should be larger than the minimum indicated above
6) incorporate landscaped buffer zones adjacent to any new road infrastructure and along the boundaries to adjacent to open farmland,
7) provide and maintain appropriate equipment for continuous monitoring of local air quality to inform the Council's ongoing air quality review and assessment programme.

Masterplanning will be informed by and address the following:

1)  landscaped buffer zones adjacent to any new road infrastructure and along the boundaries to adjacent to open farmland
2) provision and maintenance of appropriate equipment for continuous monitoring of local air quality to inform the Council's ongoing air quality review and assessment programme.

All development proposals must be planned and implemented in a coordinated manner and accompanied by an infrastructure delivery and phasing plan.

Applications for successive phases of development will have regard to the need to integrate as far as feasible with any approved masterplans relating to neighbouring areas addressed in this policy and with the Thanet Transport Strategy.

Proposals will be accompanied by a Transport Assessment which shall:

1) Provide for any highway improvements identified as necessary in a traffic assessment and the development masterplan. Individual phases of development will be required to make provision pro-rata towards such improvements
2) incorporate and provide for connections and improvements to footpath and cycle networks facilitating walking, cycling and public transport to, from and within the site, including provision of or contribution to improvements to public transport services.

For clarity and effectiveness and apply a consistent approach to strategic housing policies

Modification Reference

Policy / Paragraph number

Main Modification

Reason for change

 MM/039

Policy SP18

Policy SP18 - Strategic Housing Site - Land at Manston Court Road/Haine Road

Land is allocated for a mixed use development, comprising up to 1200 1400 new dwellings with an approximate average a maximum density of 3035 dwellings per hectare (net) and leisure uses at land at Manston Court Road/Haine Road.

Proposals will be judged and permitted only in accordance with a development brief and Masterplan for the whole site integrating with development at the adjoining sites. The Masterplan shall incorporate which should include:

1) Contributions to provide an internal spine road laid out in accordance with the requirements identified in the draft Transport Strategy (Manston/Haine Link. Improvements to Westwood Cross road access (Westwood Relief strategy)).
1) a minimum of 11.24 ha of open space;
2) A minimum of 10.5 ha of open space
2) provision on site of a serviced site of no less than 8ha for a 6-form entry secondary school and its construction in a location and in a form agreed with the County Council;
3) Provision on site for a 6-form entry secondary school
3) linkages to new and existing public transport infrastructure, including bus and rail services;
4) Ecological survey of breeding and wintering birds, ecological enhancements based on the results of these surveys and off site mitigation for any loss of ground nesting bird habitats
4) the provision of an internal spine road laid out in accordance with the requirements of the draft Transport Strategy;
5) junction improvement at A256 Old Haine Road/Haine Road and Star Lane/Haine Road (including a dual lane link between them)and
6)  a proportionate contribution to necessary off-site highway improvements in accordance with Policy SP47;

Phasing of development will be in accordance with Appendix B.

The proposals for the development of the site shall include a phasing and implementation plan in relation to the whole site

Masterplaning will be informed by and address:

1) pre-design archaeological evaluation;
2) the capacity of any utility services and infrastructure and any need and provision for improved or additional infrastructure (as may be advised or reasonably required by service providers).

All development  proposals must be planned and implemented in a coordinated manner and accompanied by an infrastructure delivery and phasing plan. 

Proposals will be accompanied by a Transport Assessment which shall:

1) assess the impact of development on the local road network
2) identify measures to promote multi-modal access, including footway and cycleway connections, an extended bus service accessible to the residential development and rail linkages

For clarity and effectiveness and apply a consistent approach to strategic housing policies

Modification Reference

Policy / Paragraph number

Main Modification

Reason for change

MM/040 

New Policy SP18A

Policy SP18A - Strategic Housing Site - Land north and south of Shottendane Road

Land is allocated for up to 300 dwellings at land north of Shottendane Road, and up to 250 dwellings at land south of Shottendane Road, with an approximate average density of 35 dwellings per hectare net.

Proposals will be judged and permitted only in accordance with a Masterplan for the whole site which should include:

1) a minimum of 4.4 ha of open space - this may be spread over both sites but must be readily accessible to both sites
2) linkages to new and existing public transport infrastructure, including bus and rail services
3) a local distributor link road between Shottendane Road and Manston Road, including new roundabouts on Shottendane Road and Manston Road and Hartsdown Road;
4) the reconfiguration of the Coffin House Corner signal controlled junction and the Manston Road and Shottendane Road junction;
5) Provision for the retention and/or upgrading of designated bridleways (TM13, TM14, TM23, TM28)
6) a proportionate contribution to necessary off-site highway improvements in accordance with Policy SP47

Masterplanning will be informed by and address

1) pedestrian and cycle access between the two sites
2) appropriate landscape treatment in order to provide an appropriate transition between the development and the adjacent open countryside;
3) A Heritage Impact Assessment to assess effects on St Johns Cemetery and sites/memorials within it and consideration of the setting of Shottendane Farm House
4) an assessment of potential implications of policies CSW16 and DM8 of the Kent Minerals and Waste Local Plan (or subsequent revision) and the need (if any) to mitigate any potential impacts on waste management capacity
5) the capacity of any utility services and infrastructure and any need (and provision of) improved or additional infrastructure (as may be advised or reasonably required by service providers);

All development  proposals must be planned and implemented in a coordinated manner and accompanied by an infrastructure delivery and phasing plan. 

Proposals will be accompanied by a Transport Assessment which shall:

1) assess the impact of development on the local road network
2) identify measures to promote multi-modal access, including footway and cycleway connections, an extended bus service accessible to the residential development and rail linkages

For clarity and effectiveness and apply a consistent approach to strategic housing policies

Formerly Policy HO2 - now Strategic site policy and criteria combined to relate to a single site

Modification Reference

Policy / Paragraph number

Main Modification

Reason for change

MM/041

Paragraph 3.32

New last sentence

3.32 In applying Policy SP19, the Council will have regard to the relevant conclusions of the Strategic Housing Market Assessment (2016) or any relevant evidence serving to refresh or update it.On sites of 10 units or less the Council will take a flexible approach to the application of the SHMA recommendations, taking into account the nature and location of the site

For clarity and effectiveness and consistency with national planning policy

Modification Reference

Policy / Paragraph number

Main Modification

Reason for change

MM/042

Policy SP19

Policy SP19 - Type and Size of Dwellings

Proposals for housing development will be expected to provide an appropriate mix of market and affordable housing types and sizes having regard to the SHMA recommendations as may be reviewed or superseded. Address the SHMA recommendations regarding the make-up of market and affordable housing types and sizes to meet requirements

The Council will encourage proposals for residential development to incorporate ing a higher proportionratio of houses as opposed to flats than (as recommended in the SHMA as may be reviewed or superseded). Proposals for developments incorporating a higher proportion of flats than recommended in the SHMA will be expected to include siteneed specific justification for the proportion and mix proposed.

Proposals to revert or convert properties currently used as flats to use as single family or single household accommodation will be permitted where a satisfactory standard of accommodation can be provided.

Residential development proposals involving the net loss of dwelling houses suited to modern living requirements will not be permitted, unless the proposal complies with Policy HO21 (Non self-contained residential accommodation).

In the event of conflict between this policy and the Cliftonville DPD the latter shall prevail

Proposals to convert properties currently used as flats to use as single family or single household accommodation will be permitted where a satisfactory standard of accommodation can be provided.

Development proposals involving the net loss of single family dwelling houses will only be permitted where the subdivision or redevelopment of the site continues to provide accommodation suitable for occupation by families.

For clarity and effectiveness

Modification Reference

Policy / Paragraph number

Main Modification

Reason for change

MM/043

Paragraph 3.37

3.37 In applying the following policy, site specific considerations will be taken into account in relation to the element of affordable housing that will be expected. The presumption is that the affordable element will be delivered on the application site, unless robust justification exists for provision on an alternative site in the developer's ownership and control, or for a financial contribution in lieu of on-site provision which will help to deliver strategic housing objectives. It is accepted that on sites comprising a total of 10 dwellings or less and which have a maximum combined floorspace of no more than 1,000 square meters, a financial contribution should not be sought.

For consistency with national planning policy

Modification Reference

Policy / Paragraph number

Main Modification

Reason for change

MM/044

Policy SP20

SP20 - Affordable Housing

Residential development schemes for more than 10 dwelling units, including mixed use developments incorporating residential, and developments with a combined gross floor area of no more than 1,000 square meters shall be required to provide at least 30% of the dwellings as affordable housing.

The affordable housing shall be provided in proportions set out in the Strategic Housing Market Assessment or successive documentsin the following proportions:

17% Starter Homes

18% Affordable Rent

65% Social Rent

The above requirements will only be reduced if meeting them would demonstrably make the proposed development unviable. it would make the proposed development unviable to meet them

For clarity and effectiveness