Policy information sourced from the Maidstone Borough Council Local Plan 2021-2038

LPRSP4(A): Heathlands Garden Settlement.

The council will work with the promoter to produce an agreed Supplementary Planning Document to masterplan and facilitate the site’s delivery. The following criteria must be met in addition to other policies of this Local Plan:

1. Phasing and Delivery

Housing completions are anticipated to commence 2031 with infrastructure being delivered in accordance with the table below:

Phasing and Delivery
PhaseDevelopmentIndicative Complementary Infrastructure
PreliminariesN/ANorth east access into development site from A20; Cycling and Footpath connections between Charing and Lenham along the A20; Utilities trunking; Necessary relocations agreed; Community engagement established and ongoing strategy in place; Railway Station business case complete and Strategic outline Business case approval and Approval in Principle for new rail station; Structural planting across the development site, implemented as early as reasonable and practicable; in accordance with a scheme developed through the SPD - see LPRSP4(A)(3)(a); Necessary off-site highway mitigation to align with Monitor and Manage Strategy.
(Phase 1) 2031-2037Cumulative total: circa 1,310 homes; New Local Centre including employment offer appropriate to the early phase and location.Circa 35ha open space; New/improved wastewater treatment mechanisms develiered and cordon sanitaire; Phased nutrient neutrality mitigations delivered in accordance with Nutrient Neutrality Strategy; Bus diversions from A20 into the site and connecting to Lenham and Charing to be delivered as early as possible in liaison with the IDP and Monitor and Manage Strategy; Railway station delivered; Necessary off-site highway mitigation to align with Monitor and Manage strategy; North West access into the development site from A20, enabling vehicular access including bus services; Providing connectivity to A20 footway/cycleway; Structural planting in accordane with the Landscape Strategy defined through the SPD; Phase 1 employment land delivered; Local Centre complete, inlcuding linked employment and primary school provision.
(Phase 2) To 2045Cumulative total: circa 3,101 homes; District CentreNew District Centre complete including principal local service offer and medical facility, public transport hub and other employment generating uses; Necessary off-site highway mitigation to align with Monitor and Manage Strategy; Ancient Woodland enhancement secured; Secondary school provision delivered as necessary; Public open space within residential parcels delivered; Structural planting in accordance with the Landscape Strategy defined through the SPD; Phased nutrient neutrality mitigations delivered in accordance with Nutrient Neutrality Strategy.
(Phase 3) To 2048Cumulative total: circa 3,758 homesA town park; Appropriate bus links to District Centre and neighbouring villages; Necessary off-site mitigation to align with Monitor and Manage strategy; Country Park delivered; Delivery of public open space; Phased nutrient neutrality mitigations delivered in accordance with Nutrient Neutrality strategy; Structural planting in accordance with the Landscape Strategy defined through the SPD.
(Phase 4) To 2054Cumulative total: circa 5,000 homes; New Local CentreLocal Centre including local employment offer and Primary education provision; Necessary off-site highway mitigation to align with Monitor and Manage strategy; Structural planting in accordance with the Landscape Strategy defined through the SPD; Public open space within residential parcels delivered; Phased nutrient neutrality mitigations delivered in accordance with a Nutrient Neutrality Strategy.
(Phase 5) To 2054Cumulative total: circa 5,000 homesOpen Space
  • Phased release of land parcels of varying size and density to enable a range of developers to bring the site forward for development;
  • Infrastructure will be delivered on a phased basis, when it is needed and as early as possible in the development process where key infrastructure is concerned, in accordance with an agreed phasing strategy;
  • Phasing shall ensure full extraction of minerals sites allocations identified in the Kent Mineral Sites Plan 2020.

2. Housing

  • Approximately 5,000 new homes, including 1,400 homes within the period 2029-37;
  • A target of 40% affordable housing;
  • Range of house types including across tenures, mix, including for inter-generational living.

3. Landscape and Design

  • The design and layout of the development shall be landscape-led and designed to avoid or minimise adverse impacts on the Kent Downs National Landscape. Where required to mitigate any such impacts arising from the development, structural planting shall be carried out as early as possible in relation to each phase to optimise its effectiveness;
  • The development shall include structural planting, including planting belts on an east-west axis provided on parts of the site where appropriate to avoid or minimise adverse impacts on the National Landscape and views in and out of the National Landscape. The location and design of the structural planting shall be informed by an LVIA or similar assessment to identify where it is best located. This shall include an appropriate landscaped edge to respond to views from the Kent Downs National Landscape;
  • Structural planting shall maximise opportunities for early mitigation and biodiversity enhancements. The planting regime should seek to implement the structural planting in all phases of the development at the earliest opportunity, notwithstanding, the anticipated commencement of development in each of the various phases as identified above (LPRSP4(A)(1)(a));
  • The development will be sensitively located and designed taking into account: the orientation of buildings, building heights, site layout, design materials, colour and lighting to avoid or minimise adverse impacts on the National Landscape. This will be developed and secured via the Landscape Strategy and SPD;
  • No built development will be located within 350m of the National Landscape boundary with the exception of the new road, pedestrian and cycle accesses from the A20;
  • The development will be carried out in accordance with a Landscape Strategy to be prepared as part of the SPD to inform, design parameters including for views into and from the National Landscape.The Landscape strategy will include:
    • Identification of key views from LVIA purposes;
    • Location, form, and timing for advanced structural planting;
    • Maintenance and protection of long-term structural landscaping; and
    • High level landscape codes for the most sensitive development interfaces;
  • Provision of appropriate interfaces with existing buildings which will be retained on and around the site;
  • The settlement will be designed to provide an appropriate relationship and connectivity to Lenham, Lenham Heath and Charing, whilst utilising existing and new linkages between the settlements; and
  • Optimise density, particularly around the areas with the best access to the potential new railway station, district and local centres, and high-quality open spaces, having regard to the setting of the National Landscape.

4. Employment/Commercial

  • Development should aim to provide for as close to 5,000 new jobs as feasible and viable;
  • A new District Centre adjacent to a potential new railway station, including a significant knowledge-based employment offer;
  • Two new Local Centres, one as part of the early phases of development, and one as part of later phase, each including an element of employment space; and
  • A minimum of 14 hectares of dedicated new employment land.

5. Infrastructure

  • Bespoke infrastructure funding agreement based on the value captured by the development, expected to be higher than that which would ordinarily be captured using a borough CIL approach, and should be spent on infrastructure locally, and in the surrounding areas, particularly Lenham and Charing, where suitable;
  • New primary provision totalling 7 forms of entry will be required across the site;
  • A new 6 form entry secondary school to be provided on site. The timing of delivery of the secondary school will be subject to need, to be agreed in conjunction with Kent County Council;
  • The delivery of an improved or new wastewater treatment facility covering the Greater Lenham/ Upper Stour catchment, including sufficient distance being provided between the Wastewater Treatment Works and residential development, taking account of the potential need for future expansion, and allow for adequate odour dispersion, on the basis of an odour assessment to be conducted in consultation with Southern Water;
  • A comprehensive set of local community infrastructure commensurate with a new community of approximately 5,000 new homes, principally split between the three new centres;
  • A full suite of open spaces will be delivered in accordance with policies LPRSP13 and LPRINF1 including extensive green infrastructure necessary to meet the needs of the settlement, including amenity green space, play space, sports provision, allotments and natural and semi-natural open space; and
  • Delivery of a new medical facility.

6. Transport Connections

  • Prior to the first occupation of any floorspace or units on the development, a ‘Vision and Validate’ and ‘Monitor and Manage Strategy’ shall be submitted to and approved by the Local Planning Authority, in consultation with National Highways and KCC Highways. Thereafter the approved framework shall be implemented until full completion of the development unless otherwise agreed by the Local Planning Authority, in consultation with National Highways and KCC Highways;
  • A new rail station will be provided on the Maidstone- Ashford rail line;
  • Two new access connections on to the A20 will be provided to the north of the development, forming routes which cross the Maidstone- Ashford rail line to connect with the southern part of the site;
  • A highly accessible public transport facility through the site with new bus routes that provide linkages to the new station or existing Lenham Station and between the homes, district and local centres, Lenham secondary school, new schools and other local facilities and adjacent local areas;
  • A network of pedestrian and cycle paths throughout the site, linking the district centre and local centres to the housing and employment areas, and beyond to the open countryside and to surrounding settlements including improved access to off-site PRoWs;
  • Impacts to the M20 will be fully assessed and mitigated in accordance with the Monitor and Manage Strategy in co-operation with Kent County Council and National Highways with a particular focus on the development’s potential impacts of Junctions 8 and 9, including a mitigation scheme at Junction 8. Mitigation solutions will be established and secured through the Supplementary Planning Document and Transport Assessment and Monitor and Manage Strategy, as set out in the IDP;
  • The Supplementary Planning Document will include a detailed Transport Assessment prepared as per an agreed scope with Kent County Council and National Highways, taking into account:
    • The impact of the development on all surrounding road corridors and junctions as identified and agreed with Kent County Council, with a particular focus on the potential impacts on the A20 corridor east and west of the site;
    • Specific mitigation measures to improve junction performance and highway safety, and how such mitigation will be secured (either implemented directly through S278 or funding);
    • The timing and trigger points for mitigation measures to be determined in accordance with Monitor and Manage Strategy to avoid potentially severe impacts on the highway network;
    • Proportion of vehicle movements acknowledging the prospects for internal trips, sustainable transport measures, and the certainty of the new rail station.

7. Environmental

  • A new country park around the Stour River corridor in the south of the site;
  • the creation of wetlands areas to assist with the filtration of nitrates and phosphates arising within the upper Stour catchment, having regard to Natural England’s advice regarding nutrients entering the River Stour and other relevant statutory biodiversity advice;
  • Climate Change adaptions and mitigations aimed at ensuring the new settlement is operationally net zero in terms of carbon emissions;
  • 20% biodiversity net gain will be expected to be achieved on site;
  • There are several areas of potential archaeological sensitivity across the site, and these should be surveyed and development should respond to their significance and be informed by a heritage Impact Assessment. In particular the potential for multi-period archaeological remains associated with prehistoric and later activity around Chapel Farm, Mount Castle, and Lenham Forstal;
  • The development area has a rich and diverse heritage which presents unique opportunities and constraints. It will be important that key parts of the site are carefully designed to ensure appropriate preservation and, where possible, enhancement of heritage assets to the benefit of the garden village community; their awareness, understanding and enjoyment of the special historic environmenthere;
  • Site design and layout shall be informed by a sensitive response to local and historic assets and landscapes built heritage that development will need to have regard to includes:
    • Royston Manor (grade II* listed);
    • Chilston Park Registered Park and Garden;
    • A number of grade II listed buildings where their setting has the potential to be affected by the development; and
    • Listed buildings within the setting of the site including at Lenham and Chilston Park;
  • There are several areas of potential archaeological sensitivity across the site, and these should be surveyed and development should respond to their significance and be informed by a Heritage Impact Assessment;
  • Use of sustainable drainage methods to manage surface water and ensure flood risk is not exacerbated elsewhere including through the preparation of a site-wide Flood Risk Assessment will be required;
  • Noise and drainage mitigation measures are identified where required integrated within the design and layout of the site;
  • The enhancement of existing and creation of new ecological corridors through the site, including along or parallel to the River Stour.

8. Governance and Stewardship: the strategy will identify

  • How the 30-year vision will be fulfilled;
  • How the settlement will be community-managed;
  • Maintenance of infrastructure, public realm, and open spaces; d. Roles for utilities and infrastructure operators;
  • How revenues from development will be recycled within the site to meet the above requirements; and
  • Ensuring that key infrastructure such as public transport can be delivered in a timely manner as the settlement grows, including consideration of risks and actions to maintain their viability and deliverability.

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