1. Land south west of Pested Bars Road as identified on the Policies Map, is allocated for the development of approximately 300 dwellings at an average density of 30 dwellings per hectare. The following conditions are considered appropriate to be met before development is permitted.

Principles

2. Development of this site shall be guided by a series of overarching principles to be agreed with the council that ensure a coordinated approach with respect to, for example, vehicular access, open space, sports provision, pedestrian and cycle connectivity, biodiversity net gain/ecological mitigation.

3. The series of overarching principles will demonstrate that the site is planned and brought forward in a coordinated manner having regard to adjacent site allocations at the former Police HQ LPRSA362.

4. Having regard to the scale of development, the overarching principles shall incorporate an infrastructure impact assessment.

5. Unless agreed by the council as part of the development of the overarching principles, the outline land budget shall be based upon:

Access/Highways and Transportation

6. Development is subject to a combined highways access strategy that shall be developed in conjunction with LPRSA362 and in agreement with the council and KCC Highways.

7. The principal vehicular access shall be through to site allocation LPRSA362 and then on to Sutton Road.

8. The development is subject to the junction to Sutton Road being designed to accommodate sufficient capacity for both site allocations LPRSA270 and LPSA362.

9. The site access and road layout shall be designed to enable passenger bus services to pass through the site and link to LPRSA362.

10. Any secondary vehicular access points, for example, to allow access to non-residential areas, shall be designed to avoid rat running through the site and be subject to evidence that they will not enable traffic levels that adversely affect the rural character and safety of surrounding lanes.

11. The site shall secure good quality pedestrian/cycle permeability to the surrounding network.

12. Development will be subject to the prior agreement with KCC regarding any requirements for off- site network improvements or mitigation.

13. Development shall secure improvements to the setting of any Public Right of Way that pass through or adjacent to the site.

Design and Layout

14. Development will be informed by a site-wide landscape-led proposal to be agreed with the council. This shall demonstrate that the proposal and landscape strategy responds positively to the Loose Valley LLV.

15. The layout of buildings and landscaping shall be designed to mitigate visual impacts upon the adjacent countryside areas.

16. The proposal will identify development parcels, the location of a community hub, together with the hierarchy, typology, and location of strategic open spaces.

17. The residential elements shall be defined by distinct character areas, incorporating a variety of typologies, materials, landscaping, open spaces, and street scenes.

18. Net densities within residential parcels may vary but should average circa 30 dph. Higher density parcels will be subject to, landscape impacts and incorporate high quality design, residential amenity, and open space.

19. New development shall respect any variations in topography and incorporate appropriate visual mitigation.

20. Design of the site will need to ensure any neighbour‘s amenity is protected.

21. Development should preserve and enhance the setting of adjacent built heritage assets and The Quarries Conservation Area.

22. Development shall be informed by an assessment of the archaeological potential of the site and the measures needed to address the assessment’s findings secured.

Landscape/Ecology

23. A phase 1 habitat survey will be required, which may as a result require on and/or-off site mitigation for the existing habitat of local fauna/ flora.

24. Existing trees and hedgerows shall be retained and enhanced.

25. Development will be subject to a site-wide strategy to incorporate an appropriate level of biodiversity net gain in accordance with national and local policy.

26. Development shall be subject to a landscape and ecology management plan that provides acceptable measures for the establishment and longer-term maintenance of open spaces across the site.

Open Space

27. No less than 25 hectares of open space shall be provided, including proposals for a country park on land to the east of Cliff Hill.

28. The site-wide open space strategy shall have regard to the requirements of policy LPRINF1.

29. Open spaces shall incorporate no less than 2.0 hectares of accessible green amenity space integrated in the residential development parcels incorporating areas of children’s play.

30. The scheme shall provide space(s) to be made available for community growing areas.

31. Subject to liaison with Sport England and the parish council, appropriate provision for outdoor sports may be required.

32. Semi/ natural open space of no less than 5.0 hectares shall be provided, the function of which will focus upon habitat creation and biodiversity net gain.

33. Open spaces shall be subject to a landscape management strategy to be agreed with the council, this shall set out measures for the long-term funding, management and maintenance of all public open spaces, semi/natural open space, and areas of biodiversity habitat.

Utilities Infrastructure

34. Connections to the nearest points of the network (with adequate capacity) will be required for all utilities.

35. The developer should ensure that appropriate consultation with the underground utilities operator take place.

36. If necessary, occupation will be phased to align with the delivery of sewerage infrastructure.

For more information, please visit Maidstone’s Local Plan Maidstone Borough Council Local Plan 2021-2038