2.1.1 The Borough Council has adopted the following Local Plan aims with regard to the development strategy:

(i) to ensure that, as far as possible, patterns of new development, activity and land-use adhere to the principles of sustainable development;

(ii) to ensure that new major development is brought forward in a coordinated fashion having regard to the need to provide appropriate community, service and transport infrastructure to serve the needs of these new communities;

(iii) to ensure that the vitality and viability of Tonbridge Town Centre as a focus for retail, cultural, leisure, tourist and commercial activity is maintained and enhanced;

(iv) to protect the countryside and the Green Belt from inappropriate development;

(v) to ensure that the separate identities of settlements and urban areas are maintained and not allowed to merge.

2.2.1 A primary function of this Local Plan is to identify land for housing and employment purposes sufficient to satisfy the requirements and guidelines of the Kent Structure Plan 1996. The Kent Structure Plan requires the following quantities of housing development for the Borough:

2.2.2 For new employment development, the Structure Plan indicates the following guidelines for the Borough:

2.2.3 The Borough Council’s previously adopted plans identified more than sufficient housing and employment land to meet needs for the period to 2001. It is for this Plan to determine, in the light of local circumstances, constraints and existing commitments, where specific areas of additional land should be allocated sufficient to accommodate the residual development needs for the period 2001 to 2011. The degree and scope of choice open to the Borough Council in identifying new areas for development is, however, constrained. The majority of the Borough is protected by Green Belt policies whilst much of the area beyond the Green Belt is included within the Strategic Gap and also subject to a number of other landscape, agricultural and nature conservation constraints.

2.2.4 The adopted Medway Gap and Vicinity Local Plan identified and protected for future development those limited, relatively constraint-free, opportunities which exist beyond the outer edge of the Green Belt on the East Bank of the Medway and at Kings Hill. These two areas have therefore already been identified and set aside to accommodate longer term development for the period post 2001 and potentially beyond 2011. The development of these sites is supported by commitments to their future and continuing development by Policies MK2 and MK3 in the Kent Structure Plan. The key issues for this Plan are therefore to determine the precise extent of such areas to be firmly allocated sufficient to meet the residual development needs of the whole Borough to 2011 and to ensure that the development of the allocated areas is brought forward in a co-ordinated way and that appropriate infrastructure, services and facilities are provided to support the new communities, whilst taking account of any nature conservation interests in the areas concerned.

2.2.5 Elsewhere within the Borough, the expansion of existing settlements and urban areas is to be restricted in the light of the Green Belt and countryside conservation constraints which apply. The Structure Plan, through Policy WK1 and paragraph 3.110 of the Explanatory Memorandum, indicates that there will be restraint on housing and employment development in the Tonbridge planning area in recognition of the size of the town, its location within the Green Belt and the constraints on the release of fresh land. On this basis, it is considered that there is no justification for additional major releases of fresh land for housing and employment purposes in the Tonbridge area. There will however be opportunities for new development through the redevelopment and recycling of existing developed sites principally within villages and urban areas and these opportunities will assist in fostering the continued vitality of such areas over the plan period.

2.2.6 In addition to the need to accommodate new development, another objective for the Local Plan is to foster and enhance the vitality of Tonbridge Town Centre. The Local Plan has an important role to play in ensuring that the health of the Centre’s retail function is maintained and enhanced and supported by other forms of development of an appropriate scale and location. This Local Plan reviews the policies and proposals for the Town Centre contained in the adopted Tonbridge and Vicinity Local Plan and, in the light of changed circumstances and new influences, brings forward a revised land-use and transportation strategy for the area to complement the wide range of other non land-use activities undertaken by the Borough Council.

2.2.7 The overall development strategy of the Local Plan therefore seeks:

(i) to concentrate new employment and housing development at Kings Hill and on the East Bank of the Medway;

(ii) to provide detailed guidance to determine the nature of the development of such areas, and to foster a sense of community by ensuring that their development progresses at a rate commensurate with the provision of an appropriate range of infrastructure and facilities;

(iii) to ensure land beyond that identified for development remains protected;

(iv) to set out a package of policies and proposals for Tonbridge Town Centre aimed at securing its continued vitality and viability and a more sustainable pattern of development and activity.

2.3.1 Sustainability is defined as meeting the needs of the existing population in a way that does not compromise the needs of the future. This involves the reconciling of environmental and cultural considerations with social and economic objectives. The Government is committed to the principles of sustainability as set out in "The UK Strategy for Sustainable Development" and "Biodiversity - the UK Action Plan". In particular, the UK Sustainability Strategy advises that where the environmental consequence of a development proposal is unclear decisions should be made on the basis of the Precautionary Principle. For the purposes of this Plan, this means that where the impact of a development on interests of acknowledged importance is not clear, it will not be permitted.

2.3.2 PPG12 advises that those impacts on the environment which may be irreversible or very difficult to undo should be treated with particular care in the preparation of plans - future generations may value the lost resource more than the development which replaced it. The Borough Council has not treated sustainable principles in isolation from the specific policies and proposals in the Plan. The importance of these principles is such that the concepts and philosophy have influenced all major parts of the Plan. Three key principles of sustainability have therefore been adopted by the Borough Council and will guide new development in the Borough. These are:

(i) to ensure the protection and enhancement of natural and cultural resources and, where appropriate and practicable, that measures are taken to minimise and mitigate any adverse impacts arising from development or change of land use;

(ii) to reduce the need for travel, especially by car, and to promote alternative modes of travel such as rail, bus, pedal and motor cycles;

(iii) to ensure the conservation and maintenance of energy.

2.3.3 The first principle relates to the protection and enhancement of natural and cultural resources. The subsequent chapters of this plan contain a range of policies which seek to ensure the protection and enhancement of natural and cultural resources, and contain detailed policy requirements to minimise any adverse impacts arising from development or change of land use. In accordance with the guidance contained in Circular 1/97 regarding planning obligations, measures to mitigate the impact of development on natural and cultural resources will be sought.

2.3.4 Whilst there is a policy presumption that development should not normally occur where it would have a material adverse impact upon a resource identified in the Plan, there will, on occasions, be cases where development could be justified after having evaluated all associated impacts and considered alternatives. In such cases, the presumption will be that mitigation measures will be put forward in association with the development to ensure that the overall stock, character and diversity of natural and cultural resources are not diminished. It would normally be expected that such measures would be undertaken within or immediately adjoining the development proposal. Only where this is not practicable, or not desirable, may mitigation measures take place on other land in the vicinity in the control of the applicant or, by agreement, by another party at an agreed location.

2.3.5 It would also normally be expected that such mitigation measures should be provided on a "like for like" basis, for example, replacement of woodland by new woodland planting, where this is practicable and appropriate. The onus will be for the developer to demonstrate how the requirement set out in Policy P2/1.1 is to be met through the development control process. The replacement natural or cultural resource should be provided, where appropriate, before the original resource is lost and satisfactory arrangements should be made for the future conservation of the replacement resource. Where appropriate, development proposals should provide opportunities to enhance the overall stock and range of natural resources in the Borough.

2.3.6 The second principle relates to the Government's objective to reduce the need to travel, especially by car, and promote alternative modes of travel such as rail, motorcycles, pedal cycles and buses. Such an approach is aimed at saving energy and reducing the amount of pollutants such as CO2 released to the atmosphere. Contributions towards meeting this objective will have to be made by agencies of which the Borough Council is but one. In terms of land-use planning, the Council can seek to ensure that development is located at places which provide, or have the potential to provide, for a choice of transport modes. Optimum locations are therefore at or near public transport 'nodes', for example, rail/bus interchanges, and along 'corridors', for example, bus routes served by a frequent service. The Council can also ensure that uses which are generators of Heavy Goods Vehicle movements are located with good access to the primary road network. In addition, new major development for residential and employment uses should be designed in a manner which facilitates ease of use by public transport and provides suitable opportunities for cycling and walking. The Council can also encourage people to travel by public transport by controlling the amount, location and cost of public parking facilities in the context of an appropriate public transport strategy.

2.3.7 The third guiding principle involves the conservation and maintenance of energy. Reducing journey numbers and lengths as outlined above also has benefits in terms of the reduced usage of non renewable energy. In terms of new development, buildings should be designed and orientated to optimise conservation of energy through use of natural energy sources such as sunlight and appropriate thermal insulation. In major developments, where the critical mass of development is sufficient, consideration can more readily be given to the use of combined heat and power systems.

2.3.8 The following general policy will therefore apply:

POLICY P2/1

1. Development which would result in material harm to any natural or cultural resources will not normally be permitted. Where development is exceptionally justified, and where appropriate and practicable, compensatory measures will be required to minimise and mitigate any adverse impacts arising from development or change of land use; such measures should be of equal value, preferably on a like-for-like basis.

2. Major new development should be located in close proximity to nodes or corridors well served, or with the potential to be well served, by public transport and be designed to facilitate ease of use by public transport, walking and cycling.

3. Proposals for development should seek to optimise the conservation of energy through measures set out in Policy P3/19. Combined heat and power facilities and the development of buildings which use renewable energy sources such as solar power will be permitted where compatible with other policies of the Local Plan.

2.4.1 For certain major sites, the Local Plan not only provides the policy framework and identifies the broad mix and distribution of land uses, it also sets out the implications of any known constraints on development and other requirements relating to the development of each site. Applications for planning permission at these sites will need to be supported by a Planning Brief and Master Plan which illustrate how the requirements of the site specific policy and any other relevant policies have been addressed. Planning Briefs and Master Plans may also need to address other more detailed matters such as density, phasing, access arrangements and land management issues.

2.4.2 Planning Briefs may either be prepared by the Borough Council to guide the subsequent preparation of a Master Plan by the land owners or prospective developers of a site, or the Borough Council may invite the land owners or developers to prepare such a Brief in consultation with the Borough Council. In cases where more than one land owner is involved, like the East Bank of the Medway, the Borough Council would normally expect to prepare the Master Plan itself in consultation with the relevant land owners. In all cases, the Planning Brief and Master Plan would be subject to public consultation before they are adopted by the Borough Council as a material consideration for development control, following which they will become Supplementary Planning Guidance to the Local Plan.

2.4.3 Master Plans will need to be consistent with site specific policies of the Local Plan but can be varied and will need to be kept up to date as the detailed development proposals evolve. Details of individual phases of development at such sites, or variations to the terms of existing permissions will require the submission and approval of revisions which will be considered in the context of the Master Plan.

2.4.4 Planning Briefs and Master Plans are considered appropriate and necessary for the following sites:

(i) Kings Hill;
(ii) Peters Pit and Vicinity;
(iii) Bushey Wood;
(iv) Leybourne Grange;
(v) Holborough Quarry;
(vi) Leybourne Lakes;
(vii) Beltring Hop Farm.

In the case of the East Bank of the Medway, a Master Plan for the overall development will be prepared by the Borough Council incorporating the Master Plans for Peters Pit and Bushey Wood. This will be prepared in advance of, and published in support of, the next review of this Local Plan.

2.5.1 The redevelopment of the former West Malling Airfield as a mixed commercial, business and residential development is now firmly established. Structure Plan Policy MK2 identifies Kings Hill for the phased development of a substantial campus-style business park of high environmental quality, including housing and education uses. The guidelines in Structure Plan Policy ED1 allow for up to 260,000 sq.m of business use on the site within the Plan period. Structure Plan Policy MK3(b) confirms that the site is considered strategically suitable for continued major new housing provision in the post 2001 period.

2.5.2 The Medway Gap and Vicinity Local Plan established the full extent of the Kings Hill Policy Area, which includes most of the former Airfield and the adjacent area of Kate Reed Wood (now known as Lords Walk). It is the purpose of this Local Plan to firm up the land use allocations within this Policy Area in the light of the Structure Plan commitment and the outline planning permissions that exist. In this respect, the broad distribution of uses on the site pay regard to the content of a Development Brief prepared in 1992, which was adopted in principle by the Borough Council subject to the outcome of the Structure Plan review.

2.5.3 The majority of the former Airfield has outline planning permission (Reference TM/89/1655 - as amended) for a mixed use development comprising business, residential and other ancillary uses. This permission established the range of acceptable uses on the site and the scale of development. The first phase was originally limited by condition to 93,000 sq.m of business use and 550 houses. This has subsequently been increased to 1,850 dwellings. The outline planning permission also limits the amount of retail development to no more than 4,645 sq.m, and controls the density of commercial development by reference to both floorspace (470 sq.m/ha) and footprint, and by requiring a minimum of 40% of the overall site to be left open for amenity, recreation and landscaping purposes. General industrial, special industrial, and warehousing uses are specifically precluded. The development of 177 dwellings at Lords Walk lies immediately adjacent to the area covered by permission TM/89/1655.

2.5.4 In addition to the areas with permission for residential development (as at mid 1998), there is scope within the allocated area to provide for about an additional 100 dwellings on two marginal sites outside the extent of the original outline planning permission. The total dwelling capacity of the entire Kings Hill area, including Lords Walk, therefore amounts to some 2,127 dwellings, including those houses completed prior to mid 1998. The provision of this level of housing will go some way to balance the amount of business development on the site, thereby reducing its employment and traffic impact on the wider area, and will provide a regular supply of housing throughout the Plan period. Furthermore, it is a level of development which can sustain a reasonable range of local services and facilities complementary to others in the locality, thereby reducing the need to travel and minimising any adverse impacts on other local centres and facilities.

2.5.5 In the longer term, market circumstances may dictate that a different mix of uses is appropriate. The site has potential to accommodate more housing, which would further enhance the sustainability of the project. Any possible change to the balance of uses at Kings Hill for the post 2006 period will be considered at the next review of the Local Plan in the context of the fourth review of the Structure Plan and in the light of market conditions and other circumstances prevailing at that time.

2.5.6 Kings Hill, as the largest single development proposed in the Borough, is one of the few areas that offers the prospect of planning comprehensively for a more sustainable form of development. There is the potential to reduce the number of long-distance car journeys to work and make more efficient use of public transport by encouraging counter-commuting by rail. Furthermore, the concentration of a large number of jobs and houses in a single location makes the economies of running new bus services, and ultimately a Light Rail system using modern trams to Kings Hill from the Medway Gap and Maidstone areas potentially more viable. The provision of a substantial amount of on-site housing with good pedestrian and cycleway connections to the business/commercial areas will also encourage more internal trips to be made to work, shops, and the school, by means other than the car. Furthermore, the fact that Kings Hill involves the redevelopment of a disused Airfield and the recycling of many of the materials and reuse of some of the existing buildings on the site, goes to the heart of sustainability in terms of making best use of already compromised land, and diverting pressure away from fresh undeveloped land and woodland.

2.5.7 The following Local Plan policy therefore establishes, by allocation, the broad land use pattern on the site. As such, it provides a framework for the consideration of details pursuant to the existing planning permissions and, in conjunction with Policies P2/3 and P2/4, a context for the determination of any variation to the terms of those permissions or any new applications for development within the Policy Area.

POLICY P2/2

1. Pursuant to Structure Plan Policies MK2 and MK3(b), land within the Kings Hill Policy Area, as defined on the Proposals Map, is identified for a high quality, low density, mixed-use development incorporating in the areas shown:

(a) land allocated for Business development (B1) including hotel and conference facilities;

(b) land allocated for residential development;

(c) the provision of a primary school, on a site (safeguarded under Policy P8/9(h)) to be made available in accordance with the requirements of the development;

(d) the provision of appropriate recreation facilities, including the provision of open playing space, in accordance with Policy P8/2, within the site identified on the Proposals Map, (or such other site as may be agreed to be suitable within the Kings Hill Policy Area), and on other sites to be agreed both within the main residential areas, and if necessary, elsewhere in the near vicinity of the Kings Hill Policy Area; all such provision to be made in accordance with an agreed programme;

(e) an area of mixed uses within the defined central area incorporating, on sites to be agreed on the basis of a comprehensive submission: business units and other support services; the provision of local shopping facilities of a scale adequate to meet the needs of the development; higher density residential development; the provision of Higher Education facilities (including the University of Greenwich and business development and training facilities) together with any ancillary residential accommodation, (which shall be in addition to that referred to under (b) above); provision for primarily indoor sports and other recreation and leisure facilities; creche and after school facilities; hotel and conference facilities; and a community hall of sufficient size to meet the needs of the development.

2. Development of the site will also need to incorporate or, where indicated, safeguard sufficient land for, the following facilities on sites and in areas to be agreed with the developer:

(1) provision of cycleways, pedestrian and equestrian routes linking with the existing network of public footpaths and bridleways abutting the site, and facilities for public transport, which will be required throughout the development, including specifically the safeguarding of a route for a Light Rail connection from the A228 to the central area;

(2) an element of affordable housing in accordance with Policy P5/5;

(3) provision for recycling facilities;

(4) in addition to the provision by the developer of a community hall, land shall be safeguarded for the provision of an agreed range of other community facilities commensurate with the needs and evolving scale of development;

(5) the provision of open space, including all recreation land, woodland, grass verges, amenity land and other landscaped areas associated with both the housing and the employment areas, to comprise not less than 40% of the overall site area.

2.5.8 It is essential that the quality of the Kings Hill development is maintained throughout its period of construction and beyond. To this end, employment uses which detract from the low density, high quality character of the development and which generate unacceptable levels of heavy goods traffic will be resisted. Additionally, the design and siting of individual buildings will need to pay regard to the landscape setting of the site and in particular, should not intrude upon the wider area through inappropriate building heights, colour of materials, inappropriate illumination (to be determined in the context of Policy P3/18), or inadequate marginal screening. The scale of tree planting and other landscape works proposed will increase substantially the total biomass and biodiversity of the site, as well as conserve existing, and create new, wildlife habitats.

POLICY P2/3

All development within the Kings Hill Policy Area shall be designed and located so as to respect the setting of the site in the wider landscape, and to reduce to the greatest extent possible the visual intrusion of any such development in that landscape. The following will not be permitted:

(1) any development which might result in significant visual intrusion into distant views by virtue of the siting or height of any building or structure, colour of materials, or inadequate screening on the margins of the Policy Area;

(2) any development which might detract from the character of the site as a high quality business park, in terms of appearance, traffic generation or emissions;

(3) major retail development of a scale likely to affect adversely the vitality and viability of any nearby local centre;

(4) general industrial (B2), predominantly wholesale or distribution uses, or large areas of open storage (B8).

The development of the site shall take place within the context of an approved landscape and nature conservation strategy aimed at mitigating and/or compensating for any unavoidable impacts on other areas agreed to be of nature conservation interest; minimising the visual impact of the development on the wider landscape; and significantly enhancing the environmental quality of, and amount of tree cover on, the development site. This strategy should indicate the areas to be retained or created as informal nature reserves, woodland screens or open spaces, and include proposals for their future use and management.

2.5.9 There is a need to ensure that the rate and pace of development progresses according to the availability of infrastructure and services. Additionally, where there is a need to bring forward new provision of services and infrastructure to meet needs arising from the development, these should be phased to ensure an appropriate balance of facilities is provided to cater for the growing business and residential communities and to minimise the need to travel outside the site. The following policy will apply to any development proposals beyond those already committed within the Policy Area (see paragraph 2.5.3).

POLICY P2/4

The on-site provision of social, community and recreation facilities shall be phased in relation to the implementation of the residential and business development at Kings Hill, which itself shall be phased in relation to identified on and off-site infrastructure thresholds. Planning permission for new development will be subject to the following requirements:

(1) no more than 700 dwellings shall be occupied unless planning obligations are entered into to secure the provision of shopping, service, community and recreation facilities referred to in Policy P2/2, commensurate with the evolving scale of development and in accordance with an agreed programme;

(2) no new commercial or residential development beyond that already permitted in outline shall be occupied unless planning obligations are entered into to secure the provision of the off-site highway and any other infrastructure improvements necessary to serve the scale and nature of development proposed (including any traffic management measures aimed at minimising the traffic impact on unsuitable roads in the rural areas). Any such provision to be made in accordance with an agreed programme or when agreed thresholds are reached.

2.6.1 The strategic suitability of the East Bank of the Medway to provide fresh land to meet housing requirements was identified in Policy HD3 of the Kent Structure Plan 1990. This commitment is reaffirmed by Policy MK3(a) in the Kent Structure Plan 1996 which continues to give strategic support for major new housing provision in this broad location to be phased for release in the period beyond 2001.

2.6.2 As a result of local planning studies carried out pursuant to Structure Plan Policy HD3, two principle areas: at Peters Pit/Peters Works; and at Bushey Wood/Eccles were identified as ‘Areas of Opportunity’ for longer term development in the adopted Medway Gap and Vicinity Local Plan. In addition, the potential of Wouldham village to accept some further new development of a more limited scale was also identified. In order to ensure a viable development and secure wider benefits for the area, the Medway Gap and Vicinity Local Plan indicated that the East Bank of the Medway would need to be planned comprehensively, dealing with the entire area bounded by the River Medway, School Lane (Wouldham), the Pilgrims Way (Aylesford) and Rochester Road.

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2.6.3 Within the above context, a comprehensive and long term development and transportation strategy for the East Bank has been adopted and is shown diagrammatically on Map A. This strategy rolls forward the provisions of the Medway Gap and Vicinity Local Plan by refining and firming up the proposals for development in the areas already identified.-- The two major Areas of Opportunity comprise land in part compromised by previous development and unrestored mineral workings. Development of these areas, together with a further expansion of Wouldham village, will provide for a substantial regeneration of the East Bank of the Medway and should be of a scale sufficient to support the provision of a range of new social and transport infrastructure to the benefit of the wider area.

2.6.4 The East Bank of the Medway is located in a central, and potentially highly accessible, location relative to the major urban areas of the Medway Gap, Maidstone and the Medway Towns and the major employment areas at Kings Hill and within the Medway Valley itself. As such, it provides a suitable location at which to concentrate residential development and so meet a number of sustainable development objectives. A more dispersed form of development with smaller scale developments spread around the Borough, for example, would lead overall to longer vehicular trips and there would be less propensity for this form of development to be adequately served by modes of transport other than the car.

2.6.5 The concentration of new development on the East Bank of the Medway enables a number of objectives to be achieved. The Medway Valley railway line has potential to provide an important means of access to the adjacent urban areas from the East Bank, a potential which can be realised by the provision of direct pedestrian and cycle links to and from the existing stations, and further enhanced by the provision of a new station at Holborough. Concentrated development will create demand for, and thus encourage the development of, new bus routes and services which will enhance the opportunities available to those resident within existing settlements.

2.6.6 The ultimate scale of the development is sufficient to create new communities supported by a range of new infrastructure such as 'green' cycle ways, footpaths and access roads of appropriate scale and design. Suitable provision will need to be made within the overall development for an element of affordable housing and community facilities such as primary schools, recreational and retail uses to provide for the needs of the new communities. Such facilities will need to be of a scale that would not affect the viability of those already provided within existing settlements. The provision of an appropriate range of facilities also serves to reduce the need for those residents to make car journeys to other centres.

2.6.7 Notwithstanding the potential that exists for encouraging alternative transport modes, new road infrastructure will be needed to serve the new development for access and safety reasons and to alleviate any traffic impacts on the existing communities. This will involve a new link from the A228 at Holborough to the East Bank (as identified in Structure Plan Policy T2), crossing the River Medway and railway and a series of mainly on-line improvements of the existing network to link with the A229, bypassing the existing villages and providing access to the new development sites and existing major traffic generators, complementing traffic calming measures in the villages. The proposed transport network is illustrated diagrammatically on Map A and those roads needed to serve development within the plan period are identified on the Proposals Map and safeguarded by Policy P7/8.

2.6.8 It is recognised that the proposed developments on the East Bank of the Medway, including in the longer term land at Bushey Wood, will have traffic effects over a wider area including parts of the Medway Council Area along the A228 and through Borstal. It will therefore be necessary to adopt a comprehensive approach, in consultation with the neighbouring Authority, in order to assess the cumulative effect of the proposed developments and to some extent the new river crossing. If unacceptable adverse impacts are identified as a result of transport impact assessments, appropriate remedial measures will be required in compliance with the provisions of Policy P7/17 which should be implemented in accordance with a phased programme agreed with the relevant planning and highway authorities.

2.6.9 There are significant nature conservation interests both within and immediately adjacent to the areas identified for development. A detailed nature conservation strategy for the East Bank of the Medway within the general area of the main development proposals and intervening hinterland will be required. This Strategy should seek to identify appropriate enhancement and management measures for areas of conservation interest within the valley which could be brought forward in conjunction with the development of the key sites. Such an holistic approach to the development strategy for the East Bank, which is facilitated by there being one predominant landowner, will enable an appropriate balance to be struck between the need to accommodate development within the identified locations with the potential for enhancements over the wider area.

2.6.10 At Wouldham, there is potential for development on the allotment land to the east of the village, subject to the satisfactory prior relocation of the allotments. This area will be accessed by culs de sac from Knowle Road and/or School Lane. It will be associated with the introduction of traffic calming measures in the High Street and at the western ends of Knowle Road and School Lane and the provision of rear access to some of the existing properties in the High Street with sufficient off-street parking to allow for the introduction of the traffic calming measures. It will also need to make land available for a school playing field and provide a contribution towards the cost of any education facilities required as a consequence of the development as well as appropriate recreation provision. A contribution towards the provision of a new footbridge/cycle link across the river to Halling will also be a requirement of the development. This footbridge will provide an opportunity for pedestrian and cycle assess to be gained to Halling railway station thereby providing a greater choice of transport mode both for those occupying the new developments at Wouldham and Peters Pit and existing residents in the area.

POLICY P2/5

Land to the east of Wouldham, as defined on the Proposals Map, is allocated for residential development. Development proposals should make provision for:

(1) a means of traffic calmed access to the housing development from Knowle Road and/or from School Lane, which shall be designed in such a way as to prevent the passage of through traffic;

(2) the funding of suitable traffic calming and enhancement measures in the High Street, at the western end of Knowle Road and School Lane (Policy P7/8(a)) and, if necessary, through Burham (Policy P7/8(b));

(3) an element of affordable housing in accordance with Policy P5/5;

(4) enhanced community and recreational facilities including provision of open playing space in accordance with Policy P8/2;

(5) rear access, within the development site, to existing properties on the east side of the High Street and sufficient off-street parking to allow traffic calming measures to be introduced in accordance with Policy P7/8(a);

(6) land suitably graded to provide a playing field for Wouldham Primary School in accordance with Policy P8/9(f) and, pursuant to Policy P8/1, an appropriate contribution towards the provision of additional education facilities required as a consequence of the development;

(7) contributions towards the provision of a footpath and footbridge on an alignment to be agreed and to a high standard of design appropriate to its rural location, to provide a pedestrian and cycleway link between Wouldham and Halling;

(8) provision for recycling facilities;

(9) sensitive design and appropriate landscaping to soften the built edge of the village to the east;

(10) the provision of replacement allotments in accordance with the requirements of Policy P8/10.

2.6.11 It is the intention that land within, and in the vicinity of, Peters Pit will be the second area to be developed and this is phased for release post 2001. It has the potential to provide for some 700 dwellings in total which it is expected will be constructed entirely within the period from 2001 to 2011. Development of the site will need to provide for an appropriate level of open space in accordance with the standards set out in Policy P8/2, and to make provision for primary education needs through the provision of a site for a new school, appropriately accessed and served by mains services, which will need to be brought forward for development when the need determines. An area is to be set aside adjacent to the development area to provide for enhancements to the nature conservation habitat to protect the colony of Great Crested Newts and to more than compensate for the loss of the northern part of the Site of Special Scientific Interest which is allocated for development.

2.6.12 Development at Peters Pit is dependent upon the provision of a number of specific off-site highway improvements, as identified under Policy P7/8, including a new bridge across the River Medway connecting with the A228 Primary Route. This will need to be available for use as soon as traffic levels resulting from the new development reach the equivalent of the levels that could otherwise be generated by the uses on the Peters Works site that were lawful at the base date of the Plan (30 June 1996). However, the level of development will be prescribed by the number of houses (and other proposed uses) that would generate the equivalent amount of traffic, and not by monitoring the amount of traffic generated by the development. If significant traffic impacts are identified elsewhere in the Borough, or in the area of the Medway Council, then under the terms of Policy P7/17, it will be a requirement of the development that appropriate remedial measures are implemented.

POLICY P2/6

Land within, and in the vicinity of, Peters Pit, Wouldham, as defined on the Proposal Map, is allocated for primarily residential development for occupation in the period post 2001. Development in accordance with this policy will be permitted subject to the cessation of all existing uses on the Peters Works Site and to agreement on the routing of construction traffic and to the provision of the following:

(1) a new crossing of the River Medway for vehicular, cycle and pedestrian use which shall be available for use before the occupation of any development beyond an initial limit. This limit shall be that level of development which would result in no more traffic than would be generated by the uses on the Peters Works site that were lawful on 30 June 1996;

(2) other on and off-site transport infrastructure, as required by Policy P7/17, including the roads safeguarded under Policy P7/8, to be brought forward in accordance with an agreed phased programme commensurate with the rate of development;

(3) an element of affordable housing in accordance with Policy P5/5;

(4) a network of 'green' cycle ways, pedestrian and equestrian links and facilities for public transport within and between the main areas for new development, adjacent villages, urban areas and existing and proposed public transport nodes;

(5) land restoration within and adjacent to the development area, the identification and treatment of any contaminated or unstable land, substantial landscaping, tree planting, and measures to enhance the natural resources of the area;

(6) environmental enhancements and appropriate landscaping within and adjacent to the areas identified for development to mitigate visual impacts on both local and distant views, to maintain the separation of existing settlements and to protect the rural character of Hall Road;

(7) the inclusion of an element of higher density residential development, particularly on the riverside, with a layout and design that enhances the appearance and character of the area;

(8) provision for recycling facilities;

(9) the full integration of the adjacent Ravens Knowle Pit which shall not be developed independently of Peters Pit and shall be accessed only via Peters Pit;

(10) the provision of appropriate recreation and leisure facilities on the riverside, including the provision of a riverside footpath.

Proposals for development will need to be accompanied by a detailed nature conservation strategy aimed at identifying, on a comprehensive basis, appropriate enhancement and management measures for areas agreed to be of nature conservation interest, both within, and in the vicinity of the development area.

POLICY P2/7

Development within and in the vicinity of Peters Pit will be subject to the provision of the following facilities in the areas shown on the Proposals Map:

(a) a serviced site for a new primary school and community centre to be made available to meet the educational and social requirements of the development (Policy P8/9(i));

(b) the provision of appropriate recreation facilities, including the provision of open playing space, in accordance with Policy P8/2, on the site identified on the Proposals Map, on the riverside and on other sites to be agreed within the main residential areas; all such provision to be made in accordance with an agreed programme;

(c) an area of mixed uses on the riverside, including an element of employment, retail and leisure but predominantly higher density residential uses; the scale of local shopping facilities within this area being adequate to meet the needs of the development, but complementary to other nearby local centres, and to be made available in accordance with a phased programme agreed with the Borough Council;

(d) land to accommodate appropriate nature conservation management and enhancement measures to maintain and protect the existing Great Crested Newt population of the Site of Special Scientific Interest;

(e) restoration of the site of the former West Kent Works for an appropriate level of informal recreation compatible with its identification as a Site of Nature Conservation Interest;

(f) development for housing on the upper platform will only be permitted if its levels are reduced to the general level of the first plateau, failing which the upper platform should be restored to an open use which would not visually intrude into the wider landscape.

2.6.13 The second ‘Area of Opportunity’ identified in the Medway Gap and Vicinity Local Plan is located in the Eccles/Bushey Wood vicinity. However, given that on the basis of the Kent Structure Plan 1996 there is sufficient land identified for residential purposes to meet the housing requirements for the Borough to 2011, there is no quantitative justification for the firm allocation of any land within this area for development in this Local Plan. It is therefore carried forward as an ‘Area of Opportunity’ and reserved for future housing development. However, it should be noted that some amendments to the extent of the area have resulted from further local plan studies.

2.6.14 Land within this area will be brought forward if there proves to be any shortfall in strategic housing provision. This may be before 2011, subject to the next review of the Local Plan. In this respect, the release of land within this area will be given priority over the sites identified under Policy 2/17. There may be a need to commence the development of infrastructure for such a major area of housing development in advance of 2011 in order to achieve an adequate supply of housing thereafter.

2.6.15 It is important that the principle of development in this area is reaffirmed in this Local Plan, and the broad area safeguarded for the following reasons:

(i) to make clear the Borough Council’s longer term intentions for the area and to provide guidance on the broad scale and general location of development;

(ii) to provide a context to resist any proposals made in the short term which might prejudice the longer term development potential of the area;

(iii) to provide a context for the advance detailed planning work that will be needed in order for development to commence in the longer term, and in particular, to provide a basis for bringing forward a viable comprehensive transportation strategy to serve all elements of new development on the East Bank;

(iv) to indicate a clear direction for longer term growth in the Borough thus serving to protect the Green Belt and areas of importance for countryside conservation.

2.6.16 This Area of Opportunity contains areas of damaged land and areas of nature conservation and nationally important archaeological interest. Part of the site is a Scheduled Ancient Monument. The potential and importance of these areas will be fully assessed and taken into account in identifying areas suitable for development. A Planning Brief will be prepared, and detailed studies will be carried out, to guide the preparation of a Master Plan for the Area of Opportunity which will inform the content of, and be published at the same time as, the next review of this Local Plan. It will be prepared within the context of an overall Master Plan for the entire East Bank area, the main elements at which are illustrated on Map A, and will need to pay regard to all other relevant policies of the Plan.

2.6.17 The following policy continues to safeguard this broad area for future built development, and establishes criteria for the assessment of its longer term development potential.

POLICY P2/8

Land at Bushey Wood, as defined on the Proposals Map, is identified as an ‘Area of Opportunity’ containing land with potential for meeting residential needs in the post 2011 period, or earlier if there is any significant shortfall in strategic housing provision. The situation will be reassessed at the next review of this Plan when the release of this land will be given priority over the sites identified in Policy P2/17. In the meantime, development will not be permitted within this area which might prejudice its long term development potential. Assessment of its future development capacity will need to have regard to:

(1) the protection of any prevailing nature conservation interests which are judged to be of sufficient importance to outweigh the need for development at the time such development is required;

(2) pursuant to Policies P4/2 and P4/3, the prior evaluation (by means of a detailed site survey) of the archaeological potential of the area and the protection or recording as appropriate of any areas determined to be of archaeological significance;

(3) the need to avoid sterilisation of any viable mineral reserves within the areas which have permission for mineral extraction;

(4) the need to preserve or enhance the setting of the Friars and Aylesford Conservation Area;

(5) the need to identify and treat any areas of contaminated or unstable land; (6) the need to protect the identity and character of Eccles Village;

(7) the potential need, depending on the ultimate scale of development, to accommodate a site for an additional one-form-entry Primary School;

(8) the need to maintain and enhance the amount and quality of landscaping within and on the margins of the area, with the aim of mitigating the visual impact of development on both local and distant views.

2.7.1 Tonbridge Town Centre is the main location for retail and commercial development in the Borough. As such, it is a policy of the Borough Council to ensure the health and vitality of the centre is maintained. Policies for the Town Centre therefore form a fundamental element of the overall development strategy for the Borough as a whole. The Borough Council’s vision for the town centre envisages a place with:

- a healthy and vibrant shopping environment;
- a range of cultural pursuits and leisure facilities;
- adequate and accessible parking for shoppers and visitors;
- convenient public transport links and facilities;
- an attractive physical environment;
- safe areas and corridors for pedestrians and cyclists;
- opportunities for employment and jobs;
- additional housing close to amenities;
- a balance of shops and other High Street services;
- continuing activity and interest after normal closing times;
- good access for the disabled and others with restricted mobility;
- opportunities for training and education.

2.7.2 The above vision is being achieved through a variety of measures and actions by the Borough Council, other agencies and the private sector. The Borough Council has already made significant progress through the implementation of the policies and proposals of the Tonbridge and Vicinity Local Plan. This has involved the development of land within the Angel area providing enhancements to the existing shops and an upgrading of the local environment including specific enhancement of pedestrian links. The development has generated funds which have been re-invested in the construction of Avenue du Puy which links Sovereign Way and Vale Road. This link provides better access to the car parks and shopping areas and provides the potential to divert through traffic away from the Vale Road chicane. In addition, the Borough Council has invested in the environmental enhancement of the Upper High Street, brought forward improvements to the Sportsground, developed Tonbridge Castle as a tourist attraction and has introduced new cycleways and Closed Circuit Television. The Tonbridge Swimming Pool also provides for a significant enhancement to the leisure attractions in the Town.

2.7.3 The Local Plan plays an important co-ordinating role for other agencies and also sets out the Borough Council’s own land-use proposals for the Town Centre. The Local Plan therefore contains a package of policies and proposals aimed at securing further new development, infrastructure, and enhancements, which will make a positive contribution to the health and vitality of the town centre. In addition, it seeks to restrict development which would be detrimental to its inherent character and attractiveness.

2.7.4 Significant opportunities exist within the Town Centre to promote a range of new developments appropriate to the scale and needs of the Town. Those identified by the Borough Council in this Local Plan are aimed at strengthening the appeal of the town to shoppers and visitors and broadening the range of other uses within close proximity to the High Street.

2.7.5 The Borough Council considers that there are a number of opportunities to secure additional commercial and retail development to strengthen the viability of the centre. High density office/Business uses in town centre locations can lead to a more sustainable pattern of commuting by public transport, particularly if, in line with Government advice, such sites do not provide extensive car parking for employees, and appropriate on-street parking controls are introduced within walking distance of the town centre.

2.7.6 The major area of opportunity for new retail development in the Town Centre lies in the vicinity of the Botany to the east of the High Street. The Borough Council, as a major landowner in this area, is able to play a part in bringing forward development appropriate to the needs of the Town. Land at the Botany can provide opportunities for additional retail development adjacent to the core shopping area. The area also has potential for Business use (B1) and town centre offices (A2) supported by additional public car parking. The following policy will apply:

POLICY P2/9

Land in the vicinity of Botany, Tonbridge, as defined on the Proposals Map, is considered suitable for retail development (A1), Business development (B1), town centre offices (A2) and leisure uses. Development proposals should incorporate:

(1) any highway improvements, cycle and pedestrian facilities necessary to accommodate satisfactorily the development proposals and maintain access to existing uses including those in the Medway Wharf Road area;

(2) integration of any new retail uses with those existing along the High Street through the provision of enhanced pedestrian links;

(3) the provision or retention of sufficient public parking to meet the short stay needs of retail development;

(4) preservation of the Listed Building and its setting at the junction of the Botany with the High Street and its sensitive incorporation within any scheme using adjacent land, retention of the public house, and preservation of the character of the Conservation Area and its setting;

(5) sensitive treatment of the design of buildings, open areas, and shopping frontages and orientation of buildings in relation to road and river frontages;

(6) provision of appropriate service access to serve the needs of the development and where practical, to provide/maintain rear servicing for existing High Street premises;

(7) provision of appropriate measures to attenuate flooding to the satisfaction of the Local Planning Authority.

Individual proposals for development within this area will need to demonstrate how the proposed development would be integrated with the development of the area as a whole. Proposals which might prejudice the achievement of the above elements will not be permitted.

2.7.7 A second major development opportunity in the Town Centre comprises land to the south of Vale Road and to the north of Priory Road in the vicinity of the railway station. These areas are allocated under the terms of Policy P5/15 for primarily Business use. Their identification provides a unique opportunity to bring forward an enhancement to the area generally and to provide a means by which the current conflicts between pedestrians and vehicles on Station Approach can be addressed. The allocated areas currently comprise commuter car parking which, in the main, serve the railway station. In the interests of promoting rail commuting in preference to greater car use, Policy P5/15(e) requires such facilities to be retained as part of any redevelopment proposal. In addition, Policy P7/6(2) identifies this area as having scope for the provision of improved bus/rail interchange facilities to encourage more effective and more combined use of these modes of transport. Wider environmental improvements to Station Approach and the surrounding area will need to be implemented as part of any development proposal.

2.7.8 The Borough Council wishes to encourage the provision of more housing close to the town centre. This can provide for greater use of the Centre beyond shopping hours, improve security and achieve a number of high quality developments to enhance the environment. A number of town centre sites are considered suitable in principle for residential use of a higher density as part of mixed use developments. In recognition of the potential at the Cattle Market site, a Planning Brief was prepared in 1997. Development of various sites to the west of the High Street could provide for a significant upgrading of the quality and character of the local environment in the vicinity of the riverside and Sportsground and could involve the redevelopment of existing poor quality buildings.

2.7.9 Redevelopment of existing public car parks to the west of the High Street for such purposes would be appropriate In the longer term, on implementation of some form of pedestrian domination in the lower High Street. Closure of the High Street would promote safer pedestrian flows across the High Street and would enable the existing public car parks to the east to serve more readily those retail uses on the west side. In the short term, the public car parks on the western side of the High Street provide useful facilities for shoppers and would need to be retained. The following policy will apply:

POLICY P2/10

The following Tonbridge town centre sites, as defined on the Proposals Map, are considered suitable for a mix of uses including high density residential, cultural, and business/commercial uses appropriate in scale and appearance to a town centre and, where appropriate, riverside location, subject to provision of appropriate measures to attenuate flooding to the satisfaction of the Local Planning Authority. Proposals should preserve or enhance the Conservation Area and its setting:

(a) River Walk, subject to the preservation and enhancement of the setting of Tonbridge Castle and the riverside environment;

(b) North of Bradford Street;

(c) Bradford Street Car Park, subject to the provision of the extension to River Lawn Road (Policy P7/7(l)) and to the achievement of pedestrian priority in the Lower High Street (Policy P2/13(a));

(d) River Lawn Road/Avebury Avenue;

(e) Cattle Market, subject to:

(i) the inclusion of an element of high density housing;

(ii) mixed use development at ground floor level on the frontage of Bank Street in accordance with Policy P2/12;

(iii) the protection of the site and setting of The Fosse Scheduled Ancient Monument;

(iv) the provision of a new link road into the site from Lansdowne Road and the safeguarding of land from development so as not to prejudice the extension of the link road to the Slade under the terms of Policy P7/8(f);

(v) provision of a landscaped amenity area on the line of the Fosse in accordance with Policy P8/6(e) including a management agreement to maintain and preserve the Monument;

(vi) the creation of a visual link between the Castle and the Fosse where practicable.

2.7.10 Retail uses are considered acceptable in principle within the Town Centre Shopping Areas. Certain non-retail uses such as restaurants, banks and building societies can make a contribution to the vitality and diversity of the upper and lower High Street in Tonbridge. Other non-retail uses do little to promote pedestrian and shopper activity. Large numbers of non-retail uses, particularly those grouped together in significant concentrations and those which occupy buildings prominent in the street scene, can also have an adverse impact on the primary retail function of the shopping areas. The Borough Council will therefore carefully assess all proposals according to the following policy:

POLICY P2/11

Within the Town Centre Shopping Areas, as defined on the Proposals Map, retail uses will be permitted. Proposals for non-retail uses in such areas at ground floor level will not be permitted where:

(1) the nature of the proposed non-retail use would result in an adverse effect on the retail function and shopping character of the High Street or that part of the side streets immediately adjacent to it as defined in Policy Annex PA2/11;

(2) the proposal would have an adverse effect on the retail function and character of the Town Centre Shopping Areas due to the prominence and/or length of the frontage of the unit;

(3) the impact of non-retail uses present at ground floor level within a continuous block (as defined in Policy Annex PA2/11) are considered to detract from the retail character of that block;

(4) in the Upper High Street area (Lansdowne Road to the Big Bridge), where proposals would adversely affect the character and environment of Tonbridge Conservation Area.

Where permission is required, proposals for residential use of upper floors will be permitted where they are compatible with other policies of the Plan, and proposals for Business (B1) and town centre office uses (A2) on upper floors will be permitted except where this would involve the loss of existing residential accommodation.

2.7.11 The Borough Council believes that the Upper High Street area, which includes Bank Street/Castle Street and that part of the Cattle Market which has a frontage onto Bank Street, has considerable potential for upgrading and development for a range of uses such as specialist shops, restaurants, cafes, craft and gift shops and other tourist related uses. Development of a new link road from Lansdowne Road to The Slade would provide an opportunity to achieve greater pedestrian priority to Bank Street/Castle Street which in turn could encourage new development in the area. Development could enhance the attractiveness of the Conservation Area location and would contribute to the area’s tourism potential. Buildings of importance to the street scene would need to be retained and refurbished whilst others of less quality would be suitable for redevelopment. Such development could provide a significant stimulus to the regeneration of the area. Proposals for non retail uses would need to be considered in relation to Policy P2/11.

2.7.12 The Upper High Street area has been excluded from the Town Centre Parking area. On this basis, a flexible approach to car parking provision will operate and under the terms of Policy P7/18(3), lesser standards may be required where proposals will strengthen the viability and vitality of the area.

2.7.13 There is currently a Saturday Market operating at the Cattle Market site. The future of the facility remains uncertain pending redevelopment of the site (see Policy P2/10(e)). The Borough Council believes that, given the popularity of the facility, an alternative site should be found if the existing one becomes unavailable. The Borough Council will therefore use its best endeavours to ensure the retention of the Saturday Market in the Town Centre. One possibility could be the use of one of the existing long stay car parks, although the impact of such a use on the environment of the locality and the implications for the loss of parking provision, particularly on a Saturday, would need to be given detailed consideration. Alternatively, the use of one of the new pedestrian dominated areas, or perhaps the area behind the shops on the west side of the High Street, could provide a suitable location for the market in the longer term.

POLICY P2/12

In the Upper High Street area, as defined on the Proposals Map, proposals for retail uses (A1) and food and drink uses (A3) and the establishment of residential uses of premises above ground floor level will be permitted. In the Upper High Street, proposals for non-retail uses will be subject to the terms of Policy P2/11. Proposals for town centre office uses (A2) will be required to include an appropriate window display at ground floor level.

2.7.14 Complementary to the new land use proposals are a series of proposals aimed at securing environmental enhancements and improving access to the Town Centre particularly for public transport, pedestrians and cyclists. It is the Council’s intention that much of the retail core of the Town Centre will become pedestrian-dominated.

2.7.15 Greater pedestrian priority in the main shopping area south of Lyons Crescent will allow for a more relaxed and comfortable shopping environment that will be attractive to a wider catchment population and encourage more shoppers within West Kent to visit Tonbridge. To achieve this objective, land is safeguarded for the construction of a new link road between London Road and Hadlow Road which will eventually enable the through traffic from the London Road and Shipbourne Road (which currently uses the High Street) to be diverted to the A21 via Woodgate Way. Without this road, traffic will need to continue to use the High Street. Within the Town Centre itself, the provision by the Borough Council of the new link road between Vale Road and Sovereign Way improves circulation between the car parks and provides for some relief for the High Street. Subject to the outcome of a comprehensive review of the Transport Strategy for Tonbridge, the Borough Council will continue to press the County Council to bring forward the construction of the London Road/Hadlow Road Link and to pursue all possible avenues to achieve its earliest practicable construction including, where justified, the securing of financial contributions from developers of sites in and around the town centre.

2.7.16 In addition to the main High Street, greater pedestrian priority measures in certain side streets and other areas on the periphery of the High Street will encourage pedestrian circulation and promote access between the shopping area, car parks and public transport nodes. These proposals will be introduced progressively in association with the construction of the necessary relief roads. In the meantime, experimental and part-time pedestrian priority schemes will be introduced in these roads depending upon the wider traffic implications. There will be full consultation on the details of any scheme with owners, occupiers and users of the High Street before each phase is implemented.

POLICY P2/13

The Borough Council will bring forward proposals to achieve greater pedestrian priority within the following areas, subject to satisfactory arrangements being made for access for the disabled and for access to any properties affected directly or indirectly by such restrictions:

(a) Tonbridge High Street, between Avebury Avenue and Bradford Street;

(b) Tonbridge High Street, between Bradford Street and Medway Wharf Road, subject to the provision of the River Lawn Road extension (Policy P7/7(l));

(c) Tonbridge High Street, between Medway Wharf Road and Lyons Crescent, subject to the provision of an alternative means of access to Medway Wharf Road (Policy P2/9);

(d) Bank Street/Castle Street, subject to the provision of the Lansdowne Road Link (Policy P7/8(f));

(e) Bradford Street, subject to the provision of the River Lawn Road extension (Policy P7/7(l));

(f) New Wharf Road, subject to the provision of the River Lawn Road extension (Policy P7/7(l));

(g) Lamberts Yard;

(h) East Street.

Permission will not be given for any proposal which would prejudice the implementation of the above schemes.

2.7.17 Greater pedestrian priority particularly in the lower High Street could be undermined by the continued need for large service vehicles to gain access to shops via their front entrance throughout the day. Whilst such conflicts can be controlled through time restrictions on servicing, it is an objective to secure rear servicing provision to shops wherever the opportunity arises.

POLICY P2/14

In the consideration of development proposals within the central part of the Town Centre shopping area as shown on the Proposals Map, the Borough Council will require new developments to provide service access to the rear wherever practical.

2.7.18 It is the Borough Council’s intention that the accessibility of the Town Centre and its car parks should be maintained or enhanced, particularly for shoppers and visitors, whilst at the same time seeking to remove as much traffic as possible from within the Town Centre. In this respect, it is considered essential to make optimum use of the town’s current parking assets for those who need to park there (eg. shoppers, tourists, business and leisure centre visitors, those who need to use a car for business purposes, and those who are unable to use public transport), and to improve the accessibility of those car parks for both cars and pedestrians. However, in line with the Government’s objective of reducing the need to travel, particularly in the peak hours, there will need to be much greater use of public transport particularly for journeys to work, complemented by a progressive decrease in the amount of public and private long-stay parking in the Town Centre, and its replacement by short/medium-stay parking as public transport services improve.

2.7.19 A reduction in the amount of long-stay parking in the Town Centre will have an influence on the use of the private car, particularly for journeys to work. This in turn will lead to an increased demand for public transport and motivate improvements in its efficiency, attractiveness, and viability. The release of long-stay spaces previously occupied by some of those who work in the town and do not need to use their car for work will provide more spaces for shoppers and others who wish to park for short periods, thereby helping to sustain the vitality and viability of the Town Centre.

2.7.20 The car parking strategy for Tonbridge Town Centre therefore comprises the following interrelated elements:

(i) complementary to improvements in public transport, progressive conversion of most existing long-stay parking spaces (apart from those at the station used by rail commuters) to short/medium-stay, as demand for the latter grows, and to accommodate any short-stay spaces lost to development;

(ii) the use by agreement of suitably located private long-stay car parks for public short-stay parking at weekends;

(iii) because of its prime location, any new development in the Botany Area will need to provide or retain sufficient short stay spaces to meet the needs of retail or leisure development (see Policy P2/9);

(iv) commuted payments in lieu of on-site parking will be sought in respect of non-operational long-stay requirements, particularly for business development, which may be used to enhance public transport, pedestrian, or cycling facilities;

(v) the level of parking at the station will be maintained to meet the needs of rail commuters;

(vi) the redevelopment of existing private non-residential long-stay car parks for other purposes will be allowed, in certain circumstances (see Policy P2/15(2));

(vii) Residents’ Preferred Parking schemes, aimed at deterring non-residential long-stay parking, will complement other restraints on parking in the Town Centre (see paragraph 7.10.5).

2.7.21 In Tonbridge Town Centre, the Borough Council will, in appropriate circumstances, accept a commuted payment in lieu of full on-site car parking provision. In the case of retail development, where it is considered inappropriate to accommodate car parking to the full standard on site, payments may be used for the provision or enhancement of public short-stay parking. In the case of business development, such payments may be used in respect of the non-operational parking element to provide for public transport subsidy or the provision or enhancement of public transport, pedestrian or cycling facilities. This approach will be particularly appropriate for the area west of Tonbridge High Street where major on-site provision of vehicle parking is specifically not considered acceptable in environmental terms.

POLICY P2/15

Within the Tonbridge Town Centre Parking Area, as defined on the Proposals Map:

(1) all new development will be required to make satisfactory provision for the parking of vehicles on-site, or off-site, in accordance with the Local Town Centre Standards set out in Policy Annex PA2/15. In the case of retail development, where it is considered inappropriate to accommodate car parking to meet the full standard on site, a contribution towards the provision or enhancement of public short-stay parking, or in the case of business development, an appropriate contribution towards improving public transport, cycling or pedestrian facilities in lieu of on-site car parking provision will normally be sought;

(2) proposals for the redevelopment of private non-residential car parks, where the existing level of provision exceeds the current vehicle parking standards, will be permitted;

(3) proposals for development which result in a reduction of on-site car parking provision to the level of operational parking only, will be permitted subject to the payment, by agreement, of an appropriate contribution towards improving public transport, cycling or pedestrian facilities.

2.8.1 In light of the intention to concentrate development at Kings Hill and on the East Bank of the Medway, which, along with other commitments, can accommodate sufficient growth to meet the housing requirements and employment guidelines of the Kent Structure Plan to 2011, the Borough Council considers there is no exceptional case for a major review of existing, adopted Green Belt boundaries.

2.8.2 There is no justification for the development of fresh land outside the built up areas as defined by urban and village confines. Such land is therefore regarded as the rural area to which Structure Plan Policy RS5 applies. This policy states that development in the rural areas will be restricted to a limited number of categories including that related to agriculture and forestry, the re-use of existing buildings, redevelopment of institutional complexes, the rebuilding and/or modest extension of an existing dwelling and new public institutional uses requiring a rural location. Within the Borough, the main urban areas comprise the Medway Gap, Walderslade and Tonbridge, with the separate outliers of Snodland, Kings Hill, Aylesford Forstal, and Hilden Park. Rural settlements (both new and existing) are defined and categorised under Policies P6/1 to P6/6.

2.8.3 Within the Green Belt, Structure Plan Policy MGB3 indicates that there is a presumption against development of an inappropriate nature. Inappropriate development is defined in detail in PPG2. Very special circumstances will be required to justify inappropriate development within the Green Belt and such proposals will need to be regarded as departures from the Local Plan and referred to the Secretary of State under the Town and Country Planning (Development Plans and Consultation) Directions 1992.

POLICY P2/16

Long term protection will be given to the Green Belt as defined on the Proposals Map. Development outside the built up confines of the urban areas, the new settlements of Kings Hill and Peters Pit, rural settlements, and other identified infill areas (Policies P6/4 and P6/17), as defined on the Proposals Map, will not be permitted unless acceptable under the terms of other policies of this plan, or otherwise exceptionally justified.

2.9.1 A number of areas have previously been excluded from the Green Belt when detailed boundaries were defined for the first time in the Borough Council’s previous Local Plans. These sites include: two areas adjacent to the urban area at Tonbridge, at Lower Haysden Lane, and north of Dry Hill Park Road, and a number of smaller sites adjacent to the villages of Wrotham, Hadlow and Plaxtol. In the light of the fact that there is no quantitative need to bring forward such sites for development for the period to 2011, they are, in line with the advice in Annex B of PPG2, left as safeguarded land outside the Green Belt but not allocated for any purpose. It is intended that these areas will provide for future needs as and when justified. Any proposals for significant development within these areas will need to be regarded as departures from the Plan. The following policy will apply:

POLICY P2/17

The following areas, as shown on the Proposals Map, are defined as Safeguarded Land reserved for future development and will not be released within the Plan period:

(a) North of Lower Haysden Lane, Tonbridge: subject to the safeguarding of sufficient land, either within or adjacent to this area, to meet long-term education needs;

(b) North of Dry Hill Park Road, Tonbridge;

(c) Carpenters Lane, Hadlow;

(d) Howlands Allotments, Wrotham;

(e) Long Mill Lane, Plaxtol.

2.10.1 Structure Plan Policy MK5 provides for the definition and protection of a Strategic Gap to maintain separation between the urban areas of Maidstone, the Medway Gap and the Medway Towns and to prevent their coalescence. The specific strategic purposes are:

(i) to separate the Medway Towns urban area from north Maidstone;

(ii) to separate the Medway Gap urban area from the Medway Towns; and,

(iii) to separate the Medway Gap urban area (Aylesford and Ditton) from the north western edge of Maidstone.

Within this framework, the role of the Strategic Gap will be to prevent the coalescence of existing settlements, the merging of areas of new development and further coalescence between areas of new development and existing settlements. The Local Plan defines the extent of this policy area. Close collaboration has been maintained with neighbouring planning authorities to ensure as far as possible that the boundaries are consistent with those drawn (or to be defined) in the Medway Towns and Maidstone Borough Local Plans.

POLICY P2/18

Within the Strategic Gap, as defined on the Proposals Map, development will not be permitted which significantly extends the built confines of existing rural settlements or urban areas or other areas reserved for development.

2.11.1 There are a number of more localised areas which constitute sensitive open areas lying between built areas. These are defined as ‘Green Wedges’. Green wedges have not been defined within the Strategic Gap as the functions of the two policies overlap. However, within the Green Belt, green wedges are included where land performs an important separating function, either between existing villages or between villages and the urban area. This function is not one of the prescribed purposes of the Green Belt as defined in PPG2. It is important to maintain the green wedges as open buffers and to keep them free from any development which would affect the individual identity and separate form of the developed areas which adjoin them. Any development which might exceptionally be permitted would need to be designed and landscaped so as not to compromise this function.

POLICY P2/19

Within Green Wedges, as defined on the Proposals Map, development will not be permitted which significantly extends the built confines of rural settlements or urban areas or has a significant adverse effect on the function of the Green Wedge in ensuring the separation of these areas.

2.12.1 The performance of the Plan in meeting its aims with regard to the development strategy as listed in paragraph 2.1.1 will be judged against the following indicators:

(i) the number and range of additional measures incorporated into the development of the major sites that contribute to achieving the three principles of sustainability set out in Policy P2/1;

(ii) the form, scale, quality and character of the built and natural environment resulting from the development of the major sites identified in the Local Plan;

(iii) development activity and vacancy rates within existing shops and employment premises, and pedestrian flows within Tonbridge town centre;

(iv) the number of developments permitted within the Green Belt and countryside which have an adverse effect on its open character;

(v) the number of developments permitted within sensitive gaps between urban areas and villages which adversely affects their individual identity and character.