1. Maidstone Police HQ as identified on the Policies Map, is allocated for the development of approximately 247 dwellings and approximately 5,800 sqm of commercial and community uses. The following conditions are considered appropriate to be met before development is permitted.

Principles

2. Any development of this circa 10 hectare site will be subject to evidence that the redevelopment of the site does not undermine the successful relocation or delivery of public services and or accommodation.

3. Development will be subject to the prior agreement of a site-wide masterplan framework/phasing strategy.

4. Such a framework will demonstrate that the site is planned and brought forward in a coordinated manner having regard to adjacent site allocations at Pested Bars – LPRSA270.

5. Having regard to the scale of development, the masterplan framework shall incorporate an infrastructure impact assessment.

6. The development of this site, together with LPRSA270 shall be guided by a series of overarching principles that ensure a coordinated approach with respect to, for example; vehicular access, open space, sports provision, pedestrian and cycle connectivity, biodiversity net gain and ecological mitigation.

Access and Highways

7. The principal vehicular access shall be direct to Sutton Road.

8. The junction to Sutton Road and the access road through the site shall be designed to accommodate the capacity of both the proposed development and that on the adjacent Pested Bars site LPRSA270.

9. The access shall be designed to enable passenger bus services to pass through the site and to LPRSA270.

10. The access route through the site shall be designed as a tree-lined corridor.

11. Secondary vehicular access to Queen Elizabeth Square and Lansdowne Avenue may be acceptable subject to highway safety, residential amenity, visual amenity, and arboricultural impacts.

12. The site shall secure good quality pedestrian/cycle permeability.

13. Development to accord with any requirements for off-site highway network improvements or mitigation.

14. Prior to the first occupation, the private access at the junction of Cliff Hill and Pested Bars Road shall be closed to traffic, but for emergency/operational police vehicles.

Uses

15. The masterplan framework shall include an audit of existing buildings in terms of their condition and function, together with an assessment of their potential for conversion to alternative residential, commercial or community uses.

16. Non-residential elements shall be sited so as to avoid adversely affecting existing and future residential amenity.

17. The tenure and mix of residential units shall have regard to the council’s Affordable Housing SPD.

Design and Layout

18. The existing open space at the Sutton Road frontage shall be retained as communal open space and not subsumed into private gardens/curtilages.

19. Additional tree planting along the Sutton Road frontage.

20. The existing buildings fronting Sutton Road shall be retained and converted for either residential or commercial uses, whilst retaining their ‘civic’ character.

21. The retention and re-use of other buildings on the site will be subject to the council’s assessment of the above existing building survey, whilst also having regard to viability considerations.

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

23. Net densities within residential parcels may vary but should average circa 35 dph. Higher density parcels will be subject to high quality design, residential amenity, and open space.

Open Space

24. The development shall provide accessible open amenity space in accordance with policies LPRSP13 and LPRINF1, with a minimum of 0.8 hectares of useable amenity green space (excluding the Sutton Road frontage) incorporating children’s play, micro allotments and other functions that contribute positively to the future community.

25. Development will be subject to an acceptable strategy to re-incorporate or relocate the allocated sports pitch.

26. Off-site provision of elements of sport or natural open space will only be approved if integrated with the adjacent LPRSA270 or an alternative location agreed by the council.

Landscape and Ecology

27. The scheme shall be designed to protect and enhance the existing boulevard on Lansdowne Avenue that is subject to a Tree Preservation Order.

28. Existing open space locations such as the Memorial Gardens/bowling green should be retained and incorporated into a site-wide landscape strategy unless appropriate alternatives are agreed with the council.

29. Existing tree/hedgerow margins should be retained/enhanced in order to provide the opportunity for biodiversity habitat creation/enhancement. Public access to such areas would normally be limited.

30. Development should incorporate a level of biodiversity net gain in accordance with national and local policy.

Utilities Infrastructure

31. The applicant to demonstrate that adequate connections to the nearest points of the network are achievable and that adequate capacity exists/can be provided for all utilities.

32. Where there may be limited capacity in the utility network, the occupation of the development will be phased to align with the delivery of infrastructure.

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