5.1.1 The Borough Council has adopted the following Local Plan aims with regard to development in urban areas:

(i) to identify sites suitable for residential development to ensure Structure Plan requirements to 2011 are met;

(ii) to seek the provision of a range of house types including an element of affordable and special needs housing to meet identified needs;

(iii) to provide a continuing supply of sites for a range of employment purposes to foster local economic growth;

(iv) to provide for future shopping needs whilst safeguarding the vitality and viability of town centre, district centres and local centres;

(v) to facilitate the provision of new, and the enhancement of existing tourist facilities.

5.2.1 The Kent Structure Plan requires provision to be made for 7,700 additional dwellings between 1991 and 2011 within the Borough. Table 1 indicates that after taking into account completions between mid 1991 and mid 1998, there is a residual requirement for 4988 dwellings up to 2011. The majority of this requirement is to be met by the development of sites already with planning permission, including Kings Hill, and other key development sites at Leybourne Grange, Holborough Quarry and Peters Pit. The remaining requirement will be met in the main by development of the other sites listed as being suitable for housing purposes in Policy P5/1 and on other smaller sites. These will provide for a range of sites in terms of size and character to meet housing needs to 2011 (see Appendix A). As Table 1 demonstrates, the Plan provides for sufficient land to meet the residual Structure Plan requirements. To the extent that any of the identified sites do not come forward as anticipated, any shortfall is likely to be made up by the development of some of the constrained sites identified under Policy P5/2 (see Appendix A - Table (III)) and other unidentified "windfall" development, which together are likely to yield more than 700 dwellings during the remainder of the Plan period.

POLICY P5/1

1. The following sites, as shown on the Proposals Map, are allocated for housing and should be developed in accordance with the caveats identified below:

(1) H1 requirement as shown in adopted Knt Structure Plan December 1996.

(2) Residual for 1991 - 2006 based on the Structure Plan Requirement 1991 - 2006 minus completions 1991 - 1998, (i.e. 6000 - 2712 = 3288).

Residual for 2006 - 2011 calculated on the basis of rolling over the surplus from the 1991 - 2006 period but taking no account of windfall sites (i.e. 1700 - 276 = 1424).

3) Sites under construction or with outstanding planning permission. See Appendix A: Table (I) for details of sites.

(4) See Appendix A: Table (II) for details of sites.

(5) 51 per year based on completion rates for mid 1993 - mid 1998.

(6) Based on annual average rates of completions on previously unidentified sites from 1991 - 1996 of 95 per annum, projected forward at a similar rate until 2001 and 50% of this rate for the 2001 - 2011 period.

(a) Holborough Quarry, subject to: the principal means of vehicular access to the site being from the Holborough roundabout on the A228, the provision of suitable pedestrian and cycleway connections from the existing built-up area into the site, the provision of a site for a primary school in accordance with Policy P8/9(e), the provision of community facilities to serve the needs of the development, appropriate boundary treatment along the western edge of the development, the enhancement of recreational facilities at Holborough Park in accordance with Policy P8/3(h), the provision of an element of affordable housing in accordance with Policy P5/5, the provision of adequate amenity space, provision for recycling facilities, and the identification and treatment of any contaminated land;

(b) Leybourne Grange, subject to: the terms of Policy P6/18, the provision of a site for a primary school in accordance with Policy P8/9(d), the provision of appropriate recreational and community facilities including open playing space to meet the needs of the development in accordance with Policy P8/3(j) and amenity woodland in line with Policy P8/6(g), the provision of a local shopping centre identified under the terms of Policy P6/20(e), the preservation of trees and enhanced screening and landscaping on the margins of the area, the provision of an element of affordable housing in accordance with Policy P5/5, appropriate noise mitigation measures alongside the motorway, the provision of suitable road access to the site from both the A228 and the A20, and the identification and treatment of any contaminated land;

(c) Wouldham Court Farm, Wouldham, subject to: the protection and enhancement of riverside amenities including the extension of the riverside informal open space proposed under Policy P8/6(c), a detailed design which respects the setting and curtilage of the adjacent Grade I Listed Church and Grade II listed farmhouse opposite and provision of appropriate measures to attenuate flooding;

(d) Council Depot and land adjacent, Mill Street, East Malling, subject to: the provision of an amenity area and other environmental improvements in the vicinity of the Mill Pond, investigation and treatment of any land contamination and appropriate measures to ameliorate railway and other commercial noise;

(e) 169-179 Robin Hood Lane, Walderslade (remainder);

(f) West of Maidstone Road, Blue Bell Hill, subject to: appropriate measures to ameliorate motorway noise;

(g) Mill Stream Site (north), Hadlow Road, Tonbridge (remainder) subject to provision of appropriate measures to attenuate flooding to the satisfaction of the Planning Authority;

(h) Farm Ground Allotments, Gorham Drive, Tonbridge, (Part), subject to: the terms of Policy P8/10 and appropriate measures to ameliorate road traffic noise;

(i) Temperance Row, Wouldham subject to the safeguarding of a means of access to the rear of adjacent properties in the High Street;

(j) Peach Hall Depot, Tonbridge subject to: the identification and treatment of any contaminated land and appropriate measures to ameliorate road traffic noise;

(k) Adjacent 15 Ferry Lane, Wouldham;

(l) Allotments, Hectorage Road, Tonbridge;

(m) Fencing Works, Long Mill Lane, Platt (subject to Policy P6/18);

(n) Cabinet Works, Crouch Lane, Borough Green.

2. The following sites have permission for residential use as at 30 June 1998. Subject to there being no material change in circumstances relating to the particular site, there will be no objection in principle to a renewal of permission for residential use should the existing permission expire:

(A) 560 Snodland Road, Snodland;

(B) Land off Willowside, Snodland;

(C) Warehouse site, Borough Green Road, Ightham;

(D) Mill Stream Site (south), Hadlow Road, Tonbridge (part);

(E) Rear of 57-69 Carpenters Lane, Hadlow;

(F) De La Rue School, Tonbridge;

(G) Ightham Tile Works, Ightham;

(H) Larkfield Bank, Larkfield;

(I) Bow Road, Wateringbury;

(J) Mid Kent Water, High Street, Snodland;

(K) Abbey Works, Swan Street, West Malling;

(L) East of Mill Lane, Basted, Platt (subject to Policy P6/18);

(M) Crooked Chimney, Gover Hill, West Peckham;

(N) Lords Walk, Kings Hill;

(O) Former Garage Site, Maidstone Road, Hadlow;

(P) Hyders Forge, Long Mill Lane, Plaxtol;

(Q) Between 8 & 20 Alma Road, Eccles;

(R) The Oast, 81 Mill Street, East Malling;

(S) Clacketts Farm, Ryarsh Road, Birling;

(T) 47-51 High Street, Borough Green;

(U) The Firs, Hollow Lane, Snodland;

(V) Farm Ground Allotments, Tonbridge (part);

(W) Speedway House, Quarry Hill, Tonbridge;

(X) R/O 11-17 Priory Road, Tonbridge;

(Y) N.E. of Hayesbrook School, Tonbridge;

(Z) R/O 98-130 Hadlow Road, Tonbridge;

(AA) R/O West Kent College, Tonbridge;

(AB) Princess Christian's Hospital, Hildenborough (subject to Policy P6/18);

(AC) 20-34 New Hythe Lane, Larkfield.

5.2.2 Within the urban areas and villages, there are a number of sites which are considered to be suitable for housing but which are currently in other uses and therefore there is no certainty that they will come forward for this purpose. They are not therefore firmly allocated for residential development and are not counted against Structure Plan requirements unless a permission is granted for residential development. Many of these sites are existing employment uses to which the terms of Policy P5/12 also apply. The terms of Policy P5/5 will apply to larger sites where residential development will exceed 25 dwellings. The following policy will be applied should these sites be subject to redevelopment proposals:

POLICY P5/2

The following sites are considered suitable for residential development or redevelopment subject to the achievement of an overall improvement in the environment, no adverse impact resulting from the level and nature of traffic generation, and any site-specific caveats identified below:

(a) Transport Depot, East of Station Road, Aylesford, subject to: investigation and treatment of any land contamination, and appropriate measures to ameliorate road traffic and railway noise and to attenuate flooding to the satisfaction of the Planning Authority;

(b) Industrial site, Kiln Barn Lane, Ditton, subject to: the identification and treatment of any contaminated land;

(c) Former Gas Works site, Churchfields, Snodland, subject to: provision of a riverside walk and open amenity area adjoining the river where compatible with nature conservation interests, investigation and treatment of any land contamination and appropriate measures to ameliorate railway noise;

(d) Depot site, Hall Road, Aylesford, subject to: appropriate measures to ameliorate road traffic noise;

(e) Warehouse site, north of Station Road, Aylesford, subject to: investigation and treatment of any land contamination and appropriate measures to ameliorate road traffic and railway noise;

(f) Preston Hall, Aylesford, subject to: the protection of the setting of the Hall and its open parkland character, the identification and treatment of any contaminated land and appropriate measures to ameliorate road traffic noise;

(g) Builders Yard, Brunswick Square, East Peckham, subject to: the provision of satisfactory access and investigation and treatment of any land contamination and provision of appropriate measures to attenuate flooding to the satisfaction of the Planning Authority;

(h) Platt Mill, Maidstone Road, Platt, subject to: appropriate measures to ameliorate road noise;

(i) Lyons Crescent (south side), Tonbridge, subject to: the extension of the riverside walk, the identification and treatment of any contaminated land and appropriate measures to ameliorate road traffic noise;

(j) Waterloo Road/Albert Road area, Tonbridge, subject to: the identification and treatment of any contaminated land and appropriate measures to ameliorate railway noise;

(k) Industrial premises, Mill Crescent, Tonbridge, subject to: the identification and treatment of any contaminated land and appropriate measures to ameliorate road traffic noise and to attenuate flooding to the satisfaction of the Planning Authority;

(l) Garage, Tonbridge Road, Hildenborough, subject to: the identification and treatment of any contaminated land and appropriate measures to ameliorate road traffic noise;

(m) Timber Yard, Mount Pleasant, Hildenborough, subject to: no adverse impact on the character of the Conservation Area and the identification and treatment of any contaminated land;

(n) The Dairy, Pound Road, East Peckham, subject to the provision of satisfactory access;

(o) South of Downderry Way, Ditton;

(p) South of Bingley Close, Snodland;

(q) Industrial site, west of Mill Street, East Malling.

5.2.3 Undeveloped land is a scarce resource in the Borough and must be released for development only where a clear need can be established. For this reason, the best and most efficient use of existing housing sites and residential accommodation should be made in order to reduce the need to develop fresh land. However, a balance needs to be struck between maximising development opportunities and ensuring that the residential character of an area is not compromised through the process of town cramming. The Local Plan identifies specific locations of special character in the urban areas where lower density should be maintained (Policy P4/9) and also seeks to protect Important Green Spaces within the built up areas from development (Policy P4/10).

5.2.4 The promotion of higher density development at or near nodes of public transport has the dual benefits of making the most efficient use of that land and at the same time, encouraging a choice of transport mode for these residents. A number of sites in Tonbridge town centre have been identified as suitable for higher density residential development in view of the potential benefits of providing a greater number of smaller dwelling units in locations well served by buses and rail links (Policy P2/10). Residential use of upper floors of shops can also be a valuable source of smaller residential accommodation whilst helping to ensure that there is activity and vitality within the shopping centres outside normal opening hours.

POLICY P5/3

Housing opportunities will be maximised by the following means, subject to compatibility with the characteristics of the site, and its surroundings and the highways serving it:

(1) permitting proposals which make full and effective use of land in urban locations;

(2) permitting a higher density of development at locations in proximity to, and well served by, public transport facilities;

(3) permitting proposals for the residential use of upper floors within shopping centres and resisting proposals which would result in a loss, or inhibit the use, of upper floors for residential use;

(4) resisting the loss of existing housing through change of use, particularly at locations in proximity to and well served by public transport facilities, unless the existing building or its location are unsuited to continued residential use or the proposal involves new Business or employment development;

(5) permitting the change of use to residential accommodation from other uses subject to the surrounding environment being suitable for housing, and highway and parking standards being met.

5.2.5 On larger housing sites, PPG3 advises that it is desirable in planning terms to incorporate a reasonable mix and balance of house types and sizes which will cater for a range of housing needs. The Borough Council will therefore negotiate with developers of major sites to seek to secure an appropriate variety of dwellings taking into account the nature of the site and its surroundings, the need to provide for a balanced community and reflecting market considerations. Inclusion of an element of affordable housing as required by Policy P5/5 will also serve to provide for a mix of dwelling types and sizes.

5.2.6 One means of providing for smaller households is through the conversion of larger properties in appropriate locations. The following policy sets out the tests by which such proposals will be judged.

POLICY P5/4

The conversion of larger houses into smaller units of residential accommodation will be permitted provided that such proposals, either individually or when taken cumulatively with other such development, are acceptable in respect of external design, requirements for amenity space, service functions, privacy, highway and parking standards, landscaping and setting. In all cases, proposals should not result in an adverse effect on the general character of the locality.

5.2.7 Affordable housing is defined by the Borough Council as that which can be provided at a subsidised cost to the consumer to enable those with insufficient incomes to gain access to full home ownership, or otherwise, housing provided on the basis of other forms of tenure which enable occupation by persons not normally able to gain access to housing available on the open market. PPG3 advises that a community’s need for affordable housing is a material planning consideration and that Authorities may reasonably seek to negotiate with developers for the inclusion of an element of affordable housing on allocated sites and on other sites considered suitable for housing. Clear evidence of affordable housing needs must be established via local surveys in order for negotiations with private developers to be undertaken to secure an element of affordable housing within larger housing development sites.

5.2.8 The Borough Council has undertaken a detailed Housing Needs Study. This has indicated a total need for over 6,550 affordable houses to the year 2011. Taking into account the likely provision of such units over this period, which includes re-lets of existing Housing Association property, completions by Housing Associations and nominations to other Associations, there is an anticipated shortfall of between 550 and 900 dwellings depending upon future economic circumstances. On the basis of the findings contained in the Study, an initial overall target for the Borough of 550 affordable dwellings for the Plan period to 2011 has been adopted. This target will be carefully monitored to ensure that it remains of relevance to changing economic circumstances over the plan period.

5.2.9 PPG3 advises that, in addition to the adoption of an overall target for the provision of affordable housing within the Borough, site specific targets can be adopted, based on evidence of need and site suitability. A number of site specific targets for larger housing sites have therefore been adopted taking into account such factors. In total, these would provide for some 300 affordable dwellings. The shortfall compared with the overall target would be made up by other larger sites coming forward and through the operation in the rural areas of Policy P6/7. There will be monitoring of provision against requirements to ensure that the assessment of needs remains realistic and provision is coming forward at an appropriate rate. Where it can be demonstrated that the inclusion of an element of affordable housing within the development site would be inappropriate, direct provision by the developer of affordable housing on another site may be considered as an alternative. In these circumstances, the Borough Council will expect provision to be made at a level above the specified target for on-site provision as set out in Policy P5/5, given the additional scope which is created for open market housing to be provided on the original site.

POLICY P5/5

On larger residential developments of 25 dwellings or more, the Borough Council will seek to negotiate the provision of an element of affordable housing provision with the aim of providing a total supply of 550 affordable housing units by the year 2011. Suitable legal controls, including Section 106 agreements, will be used to ensure such housing is retained to meet affordable housing needs in perpetuity. The following targets are adopted for specific large sites, as a basis for negotiation, to provide a contribution to the above need:

(a)	Holborough	50
(b)	Leybourne Grange	50
(c)	Kings Hill	100
(d)	Wouldham	9
(e)	Land in the Vicinity of Peters Pit	80

5.2.10 Special needs housing is accommodation designed or adapted specifically for those with disabilities, illness or infirmity, for example, sheltered housing. The Borough Housing Needs Study 1994 indicates that there may be some 400 households resident in the Borough who require special needs housing, 50% because of physical disabilities and 44% through old age. Over the Plan period, it is anticipated that similar requirements for special needs housing will arise. On this basis, specific encouragement should be given for the provision of housing to meet such needs. In the rural areas, special needs housing can be provided on sites which are exceptionally justified by the terms of Policy P6/7. In the urban areas, the following policy will apply:

POLICY P5/6

The provision of housing suited specifically to those with special housing needs will be permitted on sites either allocated or considered suitable in principle for residential use, or on larger housing sites as an element of the overall development, where such sites are well located to shops, community services and public transport facilities and generally within an area of level ground, subject to compatibility with other policies of the Plan.

5.2.11 Sites for Showpeople combine residential and commercial uses. Such sites should, therefore, be located close to schools and other community facilities, but because of the nature of the commercial use they are unlikely to be capable of being accommodated in established residential areas. Sites should be relatively flat and have good vehicular access to the main highway network.

5.2.12 A site for use by Travelling Showpeople exists at Constitution Hill, Snodland. Development of this site for a different use could result in the need to find a replacement site which may require development in the countryside. In order to protect the countryside from further development in accordance with Structure Plan Policies ENV1 and RS6, the site at Snodland is to be safeguarded against development proposals which would result in the loss of this facility. In the light of this, the following policies will apply:

POLICY P5/7

The site for Travelling Showpeople at Snodland, as identified on the Proposals Map, will be safeguarded against any proposal which would result in the loss of this facility unless there is demonstrably no demand or an appropriate replacement facility is provided.

POLICY P5/8

Development to meet the needs of Travelling Showpeople will be permitted within the built up areas as defined on the Proposals Map where:

(1) the proposed occupants are Showpeople who have a clear local need for the site;

(2) residential amenity is not prejudiced due to intrusion by excessive noise, lighting, traffic generation or activity at unsocial hours;

(3) appropriate measures to minimise visual intrusiveness of the site are provided.

Within the countryside, proposals may exceptionally be permitted where they are in accordance with the above criteria and provided there are no overriding agricultural, conservation, landscape or highway objections to the site. Within the Green Belt proposals will be subject to the terms of Policy P2/16.

5.3.1 The Structure Plan contains guidelines for the provision of Industrial/Distribution uses and Office/Business uses in Policy ED1. Table 2 compares these guidelines with the amounts of land available for employment use. The intention of the Borough Council is to identify suitable opportunities for new employment development in a variety of locations to meet the wide range of industrial, business and commercial needs of the Borough to reflect as closely as possible the Structure Plan guidelines. The excess of provision over the guidelines allows for the fact that, on the one hand, not all of the identified land will necessarily be developed during the plan period, and on the other, that at least some of the potential losses, identified in Table (IV) of Appendix B, will take place.

5.3.2 In addition to the major site at Kings Hill, there are a number of areas within and adjoining existing employment development where further General Industrial (B2), Business (B1) and Distribution Uses (B8) are considered acceptable in principle by the Borough Council subject to environmental safeguards. These are listed in the following policy:

POLICY P5/9

Within the employment areas, as listed below and defined on the Proposals Map, employment development is considered appropriate in principle subject to there being no unacceptable impact on residential amenity by virtue of noise, dust, smell, vibration or other emissions, or by visual intrusion, or the nature and scale of traffic generation. Proposals for other than General Industrial Uses (B2), Business Use (B1), or Distribution Use (B8) will not be permitted except where they would have no serious implications for the quantitative or qualitative supply of land for employment purposes.

(a) Holborough, Snodland;

(b) Land east of the bypass, Snodland;

(c) Ham Hill Sandpits, Snodland;

(d) New Hythe area, Larkfield;

(e) Millhall, Aylesford;

(f) Forstal Road, Aylesford subject to provision of appropriate measures to attenuate flooding to the satisfaction of the Planning Authority;

(g) The Island Site, Aylesford;

(h) Preston Hall Farm, Hall Road, Aylesford;

(i) Quarry Wood/Ditton Court Quarry, Aylesford;

(j) Barming Depot, Aylesford;

(k) 20/20 Estate, Aylesford;

(l) Branbridges, East Peckham subject to provision of appropriate measures to attenuate flooding to the satisfaction of the Planning Authority;

(m) North of Station Approach, Borough Green;

(n) North of Fairfield Road, Borough Green;

(o) Bourne Enterprise Centre, Borough Green;

(p) Tonbridge Industrial Estate subject to provision of appropriate measures to attenuate flooding to the satisfaction of the Planning Authority;

(q) Land West of Woodgate Way, Tonbridge, subject to: a high quality of design, the retention of existing mature trees and suitable measures to ensure that there is no adverse visual or environmental impact on Somerhill and its contiguous parkland, residential areas and the old peoples home to the west of the site;

(r) Laker Road, Bridgewood.

TABLE 2 TONBRIDGE AND MALLING EMPLOYMENT PROVISION 1991 - 2011

^# Structure Plan Policy EDI 9viii) indicates that the precise mix of development (between A2/B1 and B2/B8) will be a matter for local determination in the light of specific local circumstances.

* Structure Plan Policy ED1 (vii) indicates that loss of employment land need not be replaced by new provision if to do so would conflict with other criteria set out in the Policy.

5.3.3 The Borough Council considers it is important that, where appropriate and environmentally acceptable, existing firms located within urban areas whether or not located within an employment area, are given sufficient opportunity to expand and thus provide enhanced employment opportunities for the local labour market (but see also Policy P5/12).

POLICY P5/10

The expansion of existing firms in urban areas will be permitted provided that no adverse impact on residential amenity will result by virtue of noise, dust, smell, vibration or other emissions, or by visual intrusion, the level and nature of traffic generation or traffic generation at unsocial hours.

5.3.4 Small firms are an important element of the local economy and encouragement needs to be given to the provision of units of accommodation suitable for occupation by such companies. The most appropriate way to achieve this is for the Borough Council to seek an element of provision within larger industrial and Business sites. For example, Kings Hill already provides short-term opportunities for such firms through the refurbishment and re-use of former airfield buildings pending their redevelopment. For the purposes of the application of the following policy, small units are defined as those which do not exceed 500 square metres. In the rural areas, accommodation for small firms can appropriately be provided through the conversion and adaptation of existing buildings, particularly those no longer needed for agricultural use (Policy P6/14).

POLICY P5/11

Within larger industrial and business sites, a range of types and sizes of units should be provided. Where site conditions allow, specific provision of small units of accommodation suited to the needs of small firms should be made.

5.3.5 In general, employment uses are well separated from residential areas and cause few conflicts with amenity or other environmental problems. However, there are a limited number of locations where the Borough Council feels that employment uses do give rise to conflicts with amenity. In these areas, further employment related development which would cause these problems to be continued or exacerbated is not considered appropriate. Proposals should provide for an improvement in residential or rural amenity. The terms of Policy P5/10 do not, therefore, apply to these sites. The redevelopment of such sites to less intrusive uses may be considered appropriate either for other employment uses, or, if identified under the terms of Policy P5/2, for residential use. The replacement of intrusive employment uses with those of a more benign nature could provide for a significant enhancement in the local environment and could contribute to the objectives of sustainability related to the reduction in sources of pollution.

POLICY P5/12

In the following areas, as shown on the Proposals Map, proposals for any extension of the site outside its present confines will not be permitted. Redevelopment proposals will be permitted subject to the achievement of an improvement to residential or rural amenity through a reduction in noise, dust, smell, vibration, or other emissions, visual intrusion, the level and nature of traffic generation at unsocial hours and to any site specific caveats identified below:

(a) Builders Yard, Brunswick Square, East Peckham, subject to: the provision of satisfactory access and investigation and treatment of any land contamination and provision of appropriate measures to attenuate flooding to the satisfaction of the Planning Authority;

(b) Platt Mill, Maidstone Road, Platt, subject to: appropriate measures to ameliorate road noise;

(c) Oil Depot, Station Road, Aylesford, subject to: investigation and treatment of any land contamination and appropriate measures to ameliorate road and rail noise;

(d) Industrial site, Kiln Barn Lane, Ditton, subject to: investigation and treatment of any land contamination;

(e) Transport Depot, East of Station Road, Aylesford, subject to: investigation and treatment of any land contamination and appropriate measures to ameliorate road and railway noise and to attenuate flooding to the satisfaction of the Planning Authority;

(f) Land east of Priory Road, Tonbridge, subject to: investigation and treatment of any land contamination and appropriate measures to ameliorate railway noise.

(g) Former Gas Works site, Churchfields, Snodland, subject to: provision of a riverside walk and open amenity area adjoining the river where compatible with nature conservation interests, investigation and treatment of any land contamination and appropriate measures to ameliorate railway noise;

(h) Haymans Wharf, Wouldham;

(i) Warehouse site, north of Station Road, Aylesford, subject to: investigation and treatment of any land contamination and appropriate measures to ameliorate railway noise;

(j) Drayton Road, Tonbridge, subject to: the investigation and treatment of any land contamination;

(k) Lyons Crescent (south side), Tonbridge, subject to: the extension of the riverside path and provision of appropriate measures to attenuate flooding to the satisfaction of the Planning Authority;

(l) Waterloo Road/Albert Road area, Tonbridge, subject to: the identification and treatment of any contaminated land;

(m) Industrial Premises, Mill Crescent, Tonbridge, subject to: the identification and treatment of any contaminated land and provision of appropriate measures to attenuate flooding to the satisfaction of the Planning Authority;

(n) Land west of Strawberry Vale, Tonbridge, subject to: investigation and treatment of any land contaminaton, appropriate measures to ameliorate railway noise and provision of appropriate measures to attenuate flooding to the satisfaction of the Planning Authority.

5.3.6 PPG4 recommends that specific sites can be identified to accommodate employment uses which, by their nature, are difficult to locate. Three sites have been identified by the Borough Council which are considered suitable in principle for such use. Peters Works is identified in Chapter 2 for comprehensive redevelopment in conjunction with Peters Pit. On this basis, the use of the Peters Works site to accommodate bad neighbour uses is considered appropriate on a temporary basis only, pending redevelopment of the wider area. The other two sites at Aylesford and at Ham Hill are located in areas where, with appropriate boundary treatment, there would be little effect on residential or rural amenity.

POLICY P5/13

The following sites, as defined on the Proposals Map, are specifically allocated for industrial uses which prove difficult to locate elsewhere:

(a) Peters Works: permanent built development or any development which might otherwise compromise the long-term redevelopment of the site or generate high levels of heavy vehicular movement or place unacceptable pressure on existing drainage capacity will not be permitted;

(b) Land west of Ham Hill Sand Pit: subject to the inclusion of appropriate measures to protect residential amenity and prevent any land contamination;

(c) Island Site (south): subject to the inclusion of appropriate measures to prevent any land contamination and the protection of adjacent woodland.

5.3.7 Open storage uses provide a valuable contribution to the range of employment opportunities available within the Borough. Existing open storage sites are a valuable resource as new facilities tend to be precluded from conventional industrial estates for marketing and valuation reasons. The sites identified below lie outside defined urban areas and thus are only appropriate for open uses. If these sites are lost to other uses, there is a danger that open storage uses could be established at unsuitable locations and cause visual and other amenity conflicts. Where such sites are proposed for other forms of development in this Local Plan, replacement provision has been proposed. In all other cases, existing open storage sites will be safeguarded by the Borough Council for this purpose.

POLICY P5/14

The following areas, as defined on the Proposals Map, are safeguarded for open storage uses, including, subject to highway considerations, haulage yards, and plant and equipment storage:

(a) Holborough, Snodland, subject to: substantial landscape screening on the A228 frontage;

(b) River Meander Paper Stacks, Snodland;

(c) Little Preston, Aylesford;

(d) Lower Bell, Aylesford;

(e) Island Site (south);

(f) Island Site (east): to be released only to accommodate the replacement of existing open storage located within the Bushey Wood Area of Opportunity and to facilitate the release of land to the south for bad neighbour uses (Policy P5/13(c)) subject to the protection of existing trees.

5.3.8 In addition to the general employment areas identified in Policy P5/9 above and the Business opportunities at Kings Hill (Policy P2/2.1(a)), there are a number of other sites and premises in the Borough capable of providing for employment needs but where, due to their sensitive nature or location, only a Business use (ie offices, light industrial or high technology uses) would be appropriate. In town centre locations or in other areas where there is good access to public transport, business development can be appropriately provided without major on-site car parking. This can encourage more workers to use public transport instead of the private car.

POLICY P5/15

Within the following areas, as defined on the Proposals Map, proposals for Business use (B1) will be permitted subject to the site specific caveats set out below. Proposals for General Industrial (B2) and Distribution uses (B8) within these areas will not be permitted:

(a) Land adjoining Snodland Station: suitable for the provision of small units of accommodation;

(b) Cobdown, Ditton, subject to: the protection of the open landscaped character of the House and its parkland;

(c) Land to the north of Woodgate Way, Tonbridge, subject to: a high quality of design, the retention of existing mature trees and suitable measures to ensure that there is no adverse visual or environmental impact on Somerhill and its contiguous parkland, residential areas and the old peoples home to the west of the site;

(d) Land to the east of Branbridges Road, East Peckham, subject to: a high quality of design, appropriate landscaping and flood control measures to the satisfaction of the Planning Authority, the provision of an amenity riverside area to include a riverside footpath and visitor car park and appropriate measures to protect the amenities of the occupiers of residential properties, particularly Nos 55 and 57 Branbridges Road;

(e) Land south of Vale Road, Tonbridge, subject to: the replacement of existing commuter car parking either on site or on land to the south of the railway, the safeguarding of sufficient land for the provision of improved bus/rail interchange facilities (Policy P7/6.2), the widening and improvement of Vale Road in accordance with Policy P7/7(k) and the environmental enhancement of Station Approach and the surrounding area and the on-site provision of only operational parking, with a contribution in lieu of the provision of non-operational parking spaces towards improving public transport, cycling or pedestrian facilities;

(f) Land north of the River Medway, Tonbridge (also suitable for retail warehousing under the terms of Policy P5/19), subject to: provision of appropriate measures to attenuate flooding to the satisfaction of the Planning Authority;

(g) Land north of Priory Road, Tonbridge, subject to: the retention of existing rail commuter car parking, the on-site provision of only operational parking to serve the new development and a contribution in lieu of non-operational parking spaces towards improving public transport, cycling or pedestrian facilities;

(h) Laboratories, Kiln Barn Road, Ditton.

5.3.9 In addition to the sites identified as suitable for new Business development or redevelopment, there are a number of individual buildings and areas on the periphery of commercial centres where the conversion of existing buildings and premises to Business use is considered appropriate in principle. Unless specifically identified, the following policy applies to the re-use of the existing buildings/premises only and does not imply that redevelopment and extensions to existing buildings for Business Use would be appropriate.

POLICY P5/16

In the following areas, as shown on the Proposals Map, conversion of existing buildings to Business Use (B1) and financial and professional services use (A2) will be permitted provided that there is no adverse impact on the amenity of surrounding residential areas or on highway safety:

(a) Quarry Hill, Tonbridge;

(b) Priory Road, Tonbridge;

(c) Lyons Crescent/East Street, Tonbridge, subject to provision of appropriate measures to attenuate flooding to the satisfaction of the Planning Authority;

(d) Barden Road, Tonbridge, subject to provision of appropriate measures to attenuate flooding to the satisfaction of the Planning Authority;

(e) Leybourne Grange (listed building), Leybourne, together with adjacent buildings, to be developed in association with the redevelopment of the hospital;

(f) Bradbourne House, East Malling, subject to satisfactory access and to such use preserving the character of the Grade I Listed Building, its setting and any features or structures of special architectural or historic interest.

5.3.10 It is the intention of the Borough Council that as far as possible, new employment generating development is located within areas identified specifically for that purpose. However, there will be cases where proposals for new employment uses come forward for sites outside such areas. Any such case will need to comply with at least one of the criteria of the following policy in addition to other relevant policies of the Plan.

POLICY P5/17

Within the urban areas, proposals for new employment development (within Use Classes B1, B2 and B8) on sites not identified as suitable for employment use will only be permitted subject to there being no significant adverse impact on residential amenity or highway safety and the achievement of one of the following:

(1) the beneficial use of a building or buildings which it is desirable to retain in the interests of conservation;

(2) the provision of units of accommodation for small firms;

(3) an acceptable redevelopment which results in significant improvements to the local environment.

5.4 Retail Development

New Retail Development

5.4.1 Government advises in PPG6 and RPG9 that established town centres are the preferred location for retail development followed by edge of centre sites as a second preference. Sites outside town centres are the least preferable. Proposals for major retail developments outside such centres need to be carefully assessed to ensure that the vitality and viability of any adjacent centre is not unduly prejudiced by the development proposal. In addition, new retail development must aim to be accessible by a range of transport modes to promote choice of travel by the customer and avoid over-reliance on the private car as a means of access. The Borough Council will normally require the submission of a Retail Impact Study to accompany proposals for substantial new retail development proposed outside existing shopping centres. Policies for Tonbridge Town Centre, the principal focus for retail uses in the Borough, are set out in Chapter 2 of this Local Plan.

POLICY P5/18

1. New retail development will only be permitted where it:

(1) has no significant adverse impact on the vitality and viability of any existing retail centre as a whole;

(2) has no significant adverse impact on the quantitative or qualitative supply of land for other major land uses, in particular, for employment purposes;

(3) is well related to existing public transport facilities or is otherwise well served by transport modes other than the car, would not result in levels of traffic generation to the detriment of amenity or highway safety, or otherwise has no significant adverse impact on the environment of the locality.

2. First preference will be given to sites within Town Centres for new retail development. Proposals for retail development at edge of centre locations will not be permitted where there are realistic and viable opportunities to accommodate retail development of an appropriate scale and form within a nearby centre. Proposals for development at out-of-centre locations will not be permitted where there are realistic and viable opportunities to accommodate retail development of an appropriate scale and form within a nearby centre, or where such opportunities are not available, on the edge of such a centre.

3. Proposals for retail warehousing should, where practicable, be located in close proximity to other retail development (existing or proposed). Where proposals for retail warehousing would be likely to result in an unacceptable impact on the vitality and viability of an existing town centre, conditions may be imposed to restrict the range of goods to be sold and to control the minimum size of unit to be occupied.

5.4.2 Within the Borough, there are established concentrations of retail warehousing at Cannon Lane, Tonbridge and at Quarry Wood, Aylesford. It is intended that these two areas should remain in such use over the Plan period. One vacant site lies to the north of the River Medway adjacent to the Cannon Lane site at Tonbridge. This site is considered suitable for either retail warehousing or Business Use under the terms of Policy P5/15(f). In addition, scope exists within the Botany area, north of Sovereign Way, Tonbridge for additional retail warehousing as set out in Policy P2/9. Proposals for retail warehousing on sites not identified for this purpose in the plan will be considered according to the criteria set out in Policy P5/18.

POLICY P5/19

Areas identified for retail warehousing are shown on the Proposals Map. Where proposals for retail warehousing would be likely to result in an unacceptable impact on the vitality and viability of an existing town centre, conditions may be imposed to restrict the range of goods to be sold and to control the minimum size of units to be occupied. Proposals for retail warehousing outside the identified areas will be considered against the terms of Policy P5/18.

5.5.1 There are a number of shopping centres in the Borough which perform a district centre function serving the day-to-day needs of the immediate area. Centres within the rural areas are dealt with separately in Chapter 6. The Borough Council aims to safeguard the retail function of such centres as far as possible and to enhance their environment. Proposals for uses which do little to foster use of the centre by the local community for its immediate day-to-day needs and which do not, therefore, need to be located at such centres will be resisted. Proposals for uses other than for retail (A1), such as office-based services (A2) and hot-food establishments (A3) will, therefore, be judged according to the above considerations.

POLICY P5/20

Retail development is considered suitable in principle within the district shopping centres, as listed below and defined on the Proposals Map. Changes of use at ground floor level to a use which does not justifiably require a shopping centre location will not be permitted. Any non-retail uses which may be permitted under the terms of this Policy shall be required to maintain a window display appropriate to a retail frontage.

(a) Lunsford Park;

(b) Aylesford;

(c) Quarry Wood, Larkfield;

(d) Snodland.

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

5.5.2 In addition to the use of non-residential upper floors in district shopping centres, certain areas within or adjacent to the district centres are considered by the Borough Council to be suitable in principle for non-retail uses including Business uses, Financial and Professional services and restaurants. Areas suitable for such use at West Malling are dealt with by Policy P6/21.

POLICY P5/21

In the following areas, as defined on the Proposals Map, change of use to Business Use (B1), food and drink uses (A3), office uses (A2) and accommodation for medical and similar practices (C3) will be permitted subject to compatibility with other policies of this Plan:

(a) north of the A20 and east of New Hythe Lane, Larkfield;

(b) north of the A20 west of New Hythe Lane, Larkfield, subject to satisfactory rear access being achieved and adequate measures to protect the residential amenity of the Old People’s Home;

(c) east of the main shopping area, Snodland;

(d) land in the vicinity of the station, Snodland;

(e) the former Savoy Cinema, Snodland;

(f) land east of the Cricket Ground, Snodland.

5.5.3 The Borough Council considers that the centre of Snodland would benefit from environmental enhancement. In particular, the High Street between Queens Avenue and Holborough Road would benefit from increased pedestrian priority measures to include traffic management, wider pavements and landscaping. In addition, public car parking provision in Snodland is inadequate to meet the shopping needs of the centre. An extension to the existing public car park is therefore proposed along with environmental improvements to the footpath adjacent to the cricket ground. Access to the telephone exchange will need to be maintained when proposals are implemented. Full consultation on the detailed aspects of any schemes will be undertaken prior to the implementation of any enhancement measures.

POLICY P5/22

1. Proposals which might prejudice the intention to give greater pedestrian priority to the section of High Street between Malling Road and Queen’s Avenue, Snodland will not be permitted.

2. Land to facilitate an extension to the public car park at Snodland, as shown on the Proposal Map, is safeguarded from any form of prejudicial development. The car park extension will be provided in association with the provision of a small amenity area on the High Street frontage, and other environmental improvements to the footpath adjacent to the Cricket Ground.

5.6 Urban Local Centres

5.6.1 Within the urban areas, there are a number of smaller local centres and shopping parades which provide for a range of local services and retail uses to serve day to day needs. The Borough Council considers that the provision and retention of such centres is particularly important for those in the community who are less mobile. Vibrant local shopping centres with a good range of shops and facilities can also serve to reduce the need to travel to other larger centres. In addition to groups of local shops, individual retail premises which serve a local area can perform an essential community function. These will be encouraged in appropriate locations where they cause no harm to other interests. Local centres in the rural areas are dealt with under Policy P6/20.

POLICY P5/23

1. Retail uses will be permitted in the Urban Local Centres as listed below and identified on the Proposals Map. Within these areas, changes of use at ground floor level to a use which does not require a shopping centre location or does not provide an appropriate service for the day-to-day needs of the local community will not be permitted. Where permission is required, proposals for residential use of upper floors will be permitted where they are compatible with other policies of this 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, or would give rise to on-street parking problems in the vicinity.

(a) Shipbourne Road, Tonbridge;

(b) Martin Hardie Way, Tonbridge;

(c) York Parade, Tonbridge;

(d) Twisden Road, East Malling;

(e) Premier Parade, Aylesford;

(f) Woodlands Parade, Ditton;

(g) Little Market Row, Leybourne;

(h) Kings Hill (within the mixed use area to which Policy P2/2(e) applies).

2. Within urban areas, proposals for small individual shop units outside defined shopping centres will be permitted where they serve an essential local need, are otherwise acceptable in policy terms and have no adverse impact on local amenity.

5.7.1 The urban areas of the Borough contribute significantly to the potential for drawing tourists into the area, such as the historical attractions in the vicinity of Tonbridge town centre which provide an interesting contrast to the rural facilities available within West Kent. Tourist accommodation and facilities in the town centre bring more consumer spending potential which in turn assists with the maintenance of vitality and viability of the centre. Kent Structure Plan Policy TO1 encourages new tourism facilities and attractions which contribute to upgrading and diversifying the tourism attractions in the County subject to consistency with other policies.

5.7.2 The provision of further tourist accommodation attracts visitors to the area and increases their spending potential by promoting longer stays. Accommodation can be provided by the construction of new hotels suitably located in proximity to the primary route network to attract passing trade, or through the conversion of existing buildings, to provide accommodation such as guest houses. A site for a new hotel is identified at Kings Hill (see Chapter 2). In the urban areas, opportunities are limited to the conversion of existing buildings. In Tonbridge, two general areas are considered suitable for such uses whilst elsewhere, the re-use of Leybourne Grange and Bradbourne House Listed Buildings for tourist accommodation is considered appropriate in principle.

POLICY P5/24

Proposals for hotel or guest house accommodation through the conversion of properties will be permitted at the following areas or buildings, as defined on the Proposals Map, subject to compatibility with other policies of the Plan:

(a) Dry Hill Park and vicinity;

(b) Pembury Road and vicinity;

(c) Leybourne Grange;

(d) Bradbourne House.

5.7.3 Tonbridge Castle has been developed by the Borough Council as a major tourist attraction in the town. Its further development for tourist use will be guided by the following policy:

POLICY P5/25

Proposals for additional tourist facilities at Tonbridge Castle will be permitted subject to the following:

(1) protection of the fabric and character of the Castle respecting its Grade I Listed Building and Scheduled Ancient Monument status;

(2) appropriate parking provision to meet the needs of the facility in accordance with the adopted Vehicle Parking Standards;

(3) such highway improvements as may be required by the Highway Authority to accommodate the development proposed;

(4) high quality design of alterations or additions to buildings which preserve the character of the Castle and its setting and preserve or enhance the character or appearance of the Conservation Area;

(5) high quality design and detailing of car parking areas, roadways/footpaths, cycle facilities and street furniture with appropriate hard and soft landscaping in association with open spaces.

5.8.1 The performance of the Plan in meetings its aims with regard to urban development as listed in paragraph 5.1.1 will be judged against the following indicators:

(i) the number of housing completions on sites firmly allocated or identified as suitable for residential development;

(ii) the range of house types and sizes provided;

(iii) the number of housing units completed which provide for affordable or special needs;

(iv) the amount and range of land brought forward for employment uses in relation to the Structure Plan guidelines;

(v) the number of new retail developments permitted within, at the edge of, or outside, existing retail centres;

(vi) activity within the tourist sector including new tourist related development, visitor numbers, length of stay and average spending rates.