Draft Canterbury District Local Plan 2040

Regulation 18 Consultation 2024

DEVELOPMENT
TOPIC PAPER
(FEBRUARY 2024)
Contents
Executive Summary 3
1. Introduction 8
2. Development needs 10
Housing Market Area 10
Local Housing Need 10
Employment needs 12
Retail needs 13
3. Spatial Growth Strategy for the District 15
4. Site Selection 22
Appraisal of Sites and Site Selection Process 22
Proposed Sites 23
Canterbury 25
Whitstable 40
Herne Bay 43
Rural Service Centres 45
Local Service Centres 50
Countryside 52
Renewable energy sites 52
Summary 53
5. Settlement boundaries 58
6. Town Centre boundaries 60
7. Neighbourhood Plans 61
8. Meeting the district’s housing needs 64
Housing land supply methodology 64
Liverpool vs Sedgefield (LHN) 64
Land supply components 65
Windfall data 66
Lapsed data 69
Housing Delivery Test and the appropriate buffer 70
Phasing 72
Stakeholder engagement 72
Monitoring process 73
Land supply components and Sites commentary 74
Completions 74
Extant planning permission 74
Carried forward 2017 Local Plan allocations 74

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 New draft Local Plan allocations 86
Housing land supply calculation 95
Breakdown of new draft allocations 99
Small Sites 100
Different groups in our community 101
Affordable Housing 101
Housing Mix 104
Students 105
Older people 106
People with disabilities 108
People who rent 109
Families with children 110
Key workers 110
Gypsy and travellers 111
Self- and custom- build housing 112
Service Families 112
Children in care 112
9. Meeting the district’s employment needs 114
10. Meeting the district’s retail needs 119
11. European Goals 121
Sustainable Development Goals 121
UN Conference of the Parties 141
Appendices 142
Appendix A: Abbreviations 142
Appendix B: Glossary 144
Appendix C: Summary of SLAA and SA Outcomes 146
Appendix D: Extant planning permission 147
Appendix E: Statements of Common Ground for 2017 Local Plan allocations 155
Appendix F: Carried forward 2017 Local Plan allocations 191
Appendix G: New allocations in draft Local Plan 198

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 Executive Summary
E1. This topic paper sets out the background to the council’s approach to development in the
draft Canterbury District Local Plan (2020/21 - 2040/41); drawing on key evidence such as
the Housing Needs Assessment (2021, 2024), the Retail and Leisure Study (2020, 2022) and
the Economic Development and Tourism Study (2020, 2022, 2024). This paper explains the
justification for the spatial growth strategy selected for the draft Local Plan, as well as the
sites selected for proposed allocations.

Local Housing Need

E2. Chapter 2 identifies the draft Local Plan’s current Local House Need as 1,149 homes per year,
creating a need for a total of 24,129 over the Local Plan period.

E3. This figure is created by using the up-to-date household growth projection figures and
affordability ratio in the government standard methodology. The NPPF (2024) clearly states
that this methodology can only be deviated from in exceptional circumstances and gives the
example of ‘include areas that are islands with no land bridge that have a significant
proportion of elderly residents’.

E4. The council cannot demonstrate exceptional circumstances, such as those exemplified in the
NPPF, and are therefore required by national policy to plan for the need identified by the
standard methodology.

Employment needs
E5. The Economic Development and Tourism Study Focused Update (2023) has identified
employment need forecasts for the district. As set out in Chapter 2 the employment needs
for the district are:
● Office E(g)(i)/(ii) - 30,780sqm
● Light Industrial E(g)(iii) - 45,160sqm
● General Industrial (B2) - 11,200sqm
● Storage and Distribution (B8) - 53,960sqm

Retail Needs
E6. As set out in Chapter 2, the retail needs for the district have been informed by The Retail and
Leisure Study Update (May 2022), which identifies a need for:
● Convenience goods - 414sqm
● Comparison goods - 5,290sqm

Spatial growth strategy for the district

E7. The spatial growth strategy for the district is set out in Chapter 3, and can be summarised as:

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 ● Canterbury Urban Area as the principal focus for development in the district.
● Whitstable and Herne Bay Urban Areas as the secondary focus, where development
will be principally driven by the need for new infrastructure including new secondary
schools, a SEN school and improved transport connectivity, such as a new A299 slip
road.
● A new freestanding settlement North of the University of Kent will be pursued to
meet a proportion of growth.
● Proportionate development will be allocated at Rural Service Centres at a suitable
scale which supports the function and character of the settlement.
● A limited amount of growth will be allocated at Local Service Centres, where suitable
sites are available, at a suitable scale which supports the function of the settlement.
● No residential development will be allocated in the countryside.

E8. The Transport Strategy has been updated since the previous draft Local Plan (2022). The
Eastern Movement Corridor and Circulation Plan have been removed. The new strategy
focuses on sustainable transportation including provision of buses and improved walking
and cycling connectivity, which will also help to contribute to the Net Zero goals of the
district.

Site Selection
E9. The draft Local Plan proposes to allocate land to deliver 9,346 homes including 775 older
persons bedspace, 103,866sqm of employment floorspace, and retail / commercial
floorspace, in addition to allocations carried forward from the 2017 Local Plan.

E10. A number of Call for Sites exercises have been undertaken by the council, and all sites
submitted have been assessed in the Strategic Land Availability Assessment (2022,
addendum 2023) and Sustainability Appraisal of the Strategic Land Availability Assessment
(2023). These assessments take into account a number of factors including, but not limited
to, the sustainability of the site (e.g. travel time to key facilities) and impacts on the
landscape/townscape/seascape, heritage assets and the transport network.

E11. A total of 54 sites were assessed as being suitable, available and achievable, following the
methodology outlined in Chapter 4. Of these, 43 have been allocated in the draft Local Plan.

E12. Sites have been allocated in Canterbury, Whitstable, Herne Bay and rural areas of the
district, in line with the spatial growth strategy. Wherever possible, the council has
prioritised the redevelopment of previously developed land. Chapter 4 outlines the
proposed site allocations, including the new settlement north of the University of Kent, and
justifications for their inclusion in the draft Local Plan.

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E13. This chapter, read in conjunction with Chapter 9, provides the justification for the allocation
of Canterbury Business Park, including our assessment of compliance with the NPPF tests for
development in the AONB. Overall, it is considered that there are exceptional circumstances
which justify the proposed allocation and the expansion of the existing Canterbury Business
Park for B8 uses is within the public interest and in line with the NPPF policies on major
development within the AONB.

E14. Following the Regulation 18 draft Local Plan (2022) consultation, a number of site allocations
have been removed from the plan due to concerns around deliverability and/or unresolved
fundamental technical constraints. The following sites have been removed, as set out in
Chapter 4 and Appendix C:
● Land south of Littlebourne Road, Canterbury (1,400 dwellings) - transport
infrastructure constraints;
● Land south of Bekesbourne Lane, Canterbury (645 dwellings) - transport
infrastructure constraints;
● Canterbury Golf Club (74 dwellings) - ecology constraints and loss of sports facility;
● Land at Golden Hill, Whitstable (120 dwellings) - land availability constraints, land
now identified as a Green Infrastructure space;
● Mill Field, Blean (36 dwellings) - pedestrian and cycle accessibility and land
availability constraints;
● Land to the west of Rattington Street, Chartham (170 dwellings) - access and
transport infrastructure constraints;
● South Aylesham (420 dwellings) - transport infrastructure and landscape constraints;
● 37 Kingsdown Park (7 dwellings) - land availability constraints;
● Land at Cooting Farm, Adisham (3,200 dwellings) - transport and landscape
constraints.

Settlement boundaries
E15. The settlement boundary methodology is set out in Chapter 5. Urban Areas, Rural Service
Centres and Local Service Centres have had settlement boundaries developed which reflect
the built confines of the settlements and the new development planned for the district.
These are also shown on the draft Policies Map. Areas of the district outside of the urban
areas and the rural settlement boundaries are designated as countryside where
development will generally be restricted.

Town Centre boundaries

E16. The 2017 Local Plan town centre boundaries were reviewed following recommendations
from the Retail and Leisure Study to consolidate town centre uses to a tighter boundary.
Further changes were made following representations to the draft Local Plan (2022)
consultation, such as the addition of Canterbury Cathedral and Herne Bay pier into their

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 respective town centre boundaries. The town centre boundaries are discussed in more detail
in Chapter 6.

Neighbourhood Plans
E17. There are six designated areas in the district which are in the process of producing
neighbourhood plans. Housing requirement figures have been identified for these areas, in
addition to the sites proposed through the Regulation 18 draft Local Plan (2024). Chapter 7
of this topic paper sets out how their neighbourhood plan housing requirement figures were
calculated.

Meeting the district’s housing needs

E18. Chapter 8 demonstrates that the draft Local Plan (2024) proposes a sufficient supply of
deliverable and developable allocations to meet the identified housing need.

E19. Based on the identified housing land supply components, the draft Local Plan (2024)
includes 26,466 dwellings against the need for 24,129 dwellings which means there is a 9.7%
buffer across the draft Local Plan. 12.5% of these land supply components are on small sites,
demonstrating that the draft Local Plan (2024) meets the NPPF requirement to provide 10%
of the housing requirement on small sites.

E20. Chapter 8 also sets out how the draft Local Plan (2024) provides for different groups in our
communities including:
● Breakdown of the ward locations of the new draft allocations
● Affordable Housing
● Housing Mix
● Students
● Older people
● People with disabilities
● People who rent
● Families with children
● Key workers
● Gypsy and travellers
● Self- and custom- build housing
● Service Families
● Children in care

Meeting the district’s employment needs

E21. Chapter 9 demonstrates that the draft Local Plan (2024) proposes a sufficient supply of
deliverable and developable allocations to meet the identified employment need.

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E22. This includes 8 new draft allocations for employment uses, and the allocation of 4,000sqm
of business space on the 4 allocations for more than 300 homes (Policy C6 - Land at Merton
Park, Policy C7 - Land to the North of Hollow Lane, Policy C12 - Land north of the University
of Kent and Policy W4 - Land at Brooklands Farm).

E23. This chapter, read in conjunction with Chapter 4, provides the justification for the allocation
of Canterbury Business Park, including our assessment of compliance with the NPPF tests for
major development in the AONB.

Meeting the district’s retail needs

E24. Along with an allocation at Altira Commercial Area, Herne Bay to meet a proportion of the
district’s retail needs, policies in the draft Local Plan (2024) support more retail and
commercial development in the designated Commercial Areas, city and town centres, local
centres and village centres.

E25. Further retail and commercial floorspace has been allocated at the large strategic sites to
enable the creation of sustainable communities, in line with the NPPF. Chapter 10
demonstrates that the draft Local Plan proposes a sufficient supply of deliverable and
developable allocations to meet the identified retail need.

European Goals
E26. Chapter 11 demonstrates how the policies within the draft Local Plan (2024) are designed to
contribute to the 17 Sustainable Development Goals

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1. Introduction
1.1. A Development Topic Paper (2022) was produced alongside the Regulation 18 draft Local
Plan consultation in 2022. Since then draft Local Plan consultation representations have
been received and analysed, additional monitoring data has been produced, legislation has
been updated, and the draft Local Plan has been changed including the time period and
allocations. Therefore, this document, Development Topic Paper (2024), takes account of all
the changes and as such fully replaces the 2022 Development Topic Paper.

1.2. This topic paper sets out the background to the council’s approach to development in the
draft Canterbury District Local Plan (2020/21 - 2040/41); drawing on key evidence such as
the Housing Need Assessment (2021, 2024), the Economic Development and Tourism Study
(2020, 2022, 2024) and the Retail and Leisure Study (2020, 2022).

1.3. This paper explains the justification for the spatial growth strategy selected for the draft
Local Plan, as well as the sites selected for proposed allocations. It demonstrates that the
draft Local Plan proposes a sufficient supply of deliverable and developable allocations to
meet the identified housing, employment and retail needs.

1.4. Several areas in the district are progressing with Neighbourhood Plans, so this topic paper
also sets out how their neighbourhood plan housing requirement figures were calculated.

1.5. This paper also details the council’s proposed approach to a range of specialist housing
needs, such as for:

● affordable housing
● student accommodation (including the proposed approach to Houses in Multiple
Occupation (HMOs))
● older persons’ accommodation
● people with disabilities
● people who rent
● families with children
● key workers
● accommodation needs of gypsy and travellers
● self-build
● service families

1.6. The methodology for settlement and town centre boundaries are explained, alongside
information on how the draft Local Plan aligns with the Sustainable Development Goals and
other European goals.

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1.7. The policies in the draft Local Plan, and as such the information in this Topic Paper, have
been prepared in line with the National Planning Policy Framework (NPPF) and Planning
Practice Guidance (PPG). They have been informed by a number of evidence base
documents which will be identified where appropriate.

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2. Development needs
Housing Market Area
2.1. Although Housing Market Areas (HMA) are no longer required under the NPPF as the basis
for determining what was previously known as “objectively assessed housing needs” (having
been replaced by the newer “standard methodology”), they still provide an useful
understanding of the geography and the economic and migration factors of the local housing
market. The Canterbury District Strategic Housing Market Assessment 2018 (SHMA) provides
information on our HMA.

2.2. The 2018 SHMA states that there are strong migration links between the Canterbury district,
Dover and Thanet. However, there are clear price differences between Canterbury and
Margate and Ramsgate and Dover town which suggests that Canterbury’s HMA does not
extend as far as the coastal towns.

2.3. A conclusion was reached which stipulates that a Canterbury focused HMA only covers parts
of Thanet and parts of Dover (which also does not contain the district’s main settlements).

2.4. Engagement with neighbouring authorities and the production of statements of common
ground demonstrate an agreement that each Local Planning Authority will meet its own
housing requirements within its own administrative boundary. This helps to demonstrate
that surrounding authorities can and will aim to meet their own housing needs, allowing
Canterbury to be considered as a self-contained HMA for the purpose of preparing the draft
Local Plan.

2.5. London is not considered part of the Canterbury HMA. Engagement is ongoing through the
Kent Planning Policy Forum on the London Plan and associated issues, and a representative
from the Greater London Authority attends the meeting as required. These discussions are
county wide and no housing figure has been identified for the Canterbury district.

Local Housing Need

2.6. The revised NPPF (December 2023) includes new policies on how local plans are expected to
deliver a sufficient supply of homes.

2.7. In order to identify the number of homes needed, the NPPF states that a standard
methodology to calculate the Local Housing Need (LHN) should be used, unless there are
exceptional circumstances. Based on the example in footnote 25 of the NPPF, and the
stringent nature of demonstrating an exceptional circumstance (e.g. a high student

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 population would not be an exceptional circumstance relating to demographic
characteristics of an area as many local planning areas have the same characteristics), the
council does not believe an exceptional circumstance can be demonstrated.

2.8. Therefore, the draft Local Plan aims to meet the Local Housing Need calculated as per the
standard methodology set out in the PPG on housing and economic needs assessment. The
level of growth required under the standard methodology will help facilitate affordable
housing, infrastructure and employment growth.

2.9. The Housing Need Assessment (HNA) 20211 was produced based on the standard
methodology and in line with national guidance. This identified a need of 1,120 homes per
year, creating a total need of 22,400 new homes over the Local Plan period of 2020-2040.

2.10. The draft district vision and Local Plan options consultation 2021 contained different
scenarios in terms of housing need. There were 6 options with different spatial distributions.
However, they all either aimed to meet the LHN or provide an additional 6,000 - 9,000
homes.

2.11. The Regulation 18 draft Local Plan (2022) aimed to meet the local housing needs for 2020 -
2045 using the affordability ratio published in March 20222. Using the standard methodology
this meant a LHN of 1,252 homes per year, creating a need for a total of 31,300 in the
Regulation 18 draft Local Plan (2022).

2.12. As set out in Chapter 3, having considered the results and differences between the previous
SA, all consultation responses, including key stakeholders, and key pieces of evidence, the
plan period has been reduced from 2044/45 to 2040/41. This means it is in keeping with the
national policy requirement of a minimum 15 years from adoption, the best reflection of
concerns and representations made, and minimises some of the significant negative impacts
of the Local Plan.

2.13. In addition, in March 2023 revised affordability ratios were published. Canterbury district’s
local affordability ratio changed from 12.86 to 10.46, which is even lower than the 2021
affordability ratio.

2.14. The standard methodology includes a cap, which this year would put the LHN at 1,146
homes per year, on the basis that the adopted Local Plan became over five years old after 17
July 2022. Therefore, for Canterbury district, the highest of the two options in the PPG is

1
A Housing Need Assessment was published as part of the Draft district vision and Local Plan options
consultation in March 2021. Shortly after, the government introduced First Homes, so a revised version was
produced and published in September 2021. This September 2021 document is the version used throughout
this document and informs the draft Local Plan.
2
The revised March 2022 affordability ratio for Canterbury district changed from 11.19 to 12.86

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 ‘40% above the projected household growth for the area over the 10 year period identified
in step 1’3.

2.15. However, as there is a high need for affordable housing within the district and the difference
is only 3 dwellings per year, the council is not proposing to include a cap.

2.16. Therefore, LHN figure identified is currently 1,149 homes per year, creating a need for a total
of 24,129 new homes over the Local Plan period of 2020-2041 (see Table 2.1).

Table 2.1: Local Housing Need calculation

Steps Result

Step 1: Household Growth4 818 (per year)

Step 2: Affordability adjustment factor 1.40375

Local affordability ratio: 10.46

Canterbury LHN 1,149

= Household growth x affordability adjustment factor

Step 3: Cap and Step 4: Cities and urban centres uplift N/A

2.17. The housing need over the draft Local Plan period is set out in Policy SS3 - Development
Strategy for the district.

2.18. Further information on how the draft Local Plan will meet our district’s housing needs is set
out in Chapters 3, 4 and 8.

Employment needs
2.19. The Economic Development and Tourism Study Focused Update (2023) provides an update,
from that within the 2022 study. The employment needs are set out in the two identified
growth scenarios: Labour demand and Labour supply5.

3
Housing and economic needs assessment PPG (step 3 and paragraph 007)
4
Based on MHCLG’s 2014-based household projections (see Chapter 2 of the Housing Needs Assessment 2021)
5
Canterbury Economic Development and Tourism Study Focused Update (2023), p.8

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 Table 2.2: Labour demand and Labour supply employment need scenarios (2020 - 2041).
Use Labour demand (GEA sqm) Labour supply (GEA sqm)

Office E(g)(i)/(ii) 30,780 13,145

Light Industrial E(g)(iii) 45,160 19,245

General Industrial (B2) 11,200 4,810

Storage and Distribution (B8) 53,960 23,123

Total 141,100 60,320

2.20. Both scenarios have been recalculated based on the Local Plan period of 2020/21 - 2040/41.
The labour demand scenario is based on Experian’s economic forecast and considers the
effects of Covid-19. On the other hand, the labour supply scenario is based on population
projections only. Therefore, the labour demand scenario has been used to identify the need
for employment land in the district.

2.21. Being the higher of the two, the Labour demand scenario will encourage employment
related development in the district which will provide options and flexibility in the market
without over saturating it, in line with NPPF policies. It will also support further jobs, thus
improving the district's economy which is a clear priority for the draft Local Plan.

2.22. The employment need over the draft Local Plan period is set out in Policy SS3 -
Development Strategy for the district.

2.23. Further information on how the draft Local Plan will meet our district’s employment needs is
set out in Chapters 3, 4 and 9.

Retail needs
2.24. The Retail and Leisure Study Update (May 2022) states, ‘The long term projections to 2045
should be treated with caution due to the inherent uncertainties described earlier. The
priority for the emerging Local Plan should seek to accommodate retail floorspace
projections over a 10 year period or up to 20356.’ This is consistent with the NPPF which
urges caution over longer term projections for retail needs.

6
Paragraph 2.42

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 Table 2.3: Retail need forecasts for Canterbury District (sqm net) (cumulative)7
2025 2030 2035 2040 2045

Convenience goods -1,555 -623 414 1,383 2,517

Comparison goods -360 2,707 5,290 8,688 13,295

2.25. As a 10 year period from the start of the Local Plan would be until 2030, the retail needs
until 2035 have been used for the purposes of the development strategy. This will mean that
the draft Local Plan will still plan for the minimum 10 years from the anticipated adoption
date of 2024.

2.26. The retail need over the draft Local Plan period is set out in Policy SS3 - Development
Strategy for the district.

2.27. Further information on how the draft Local Plan will meet our district’s retail needs is set out
in Chapters 3, 4 and 10.

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Based on tables 2.2 and 2.3

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3. Spatial Growth Strategy for the District
Initial development

3.1. During the early stages of developing the new Local Plan, the council ran an ‘issues’
consultation in 2020 and a ‘Draft district vision and Local Plan options’ consultation in 2021.

3.2. Six spatial growth options were consulted on at the ‘options’ consultation stage:

● Preferred growth option (Canterbury Focus C), Canterbury Focus A, Canterbury

Focus B - these three options involved growth focused on Canterbury with more
limited growth at the coast and villages. Options B and C both included providing an
additional 5,000 - 8,000 homes, above LHN, to fund significant infrastructure.
● Coastal focus - growth focused in Whitstable and Herne Bay with more limited
development in Canterbury.
● Rural focus - growth focused in sustainable rural areas, with some growth at villages
and hamlets, and more limited growth at Canterbury, Whitstable and Herne Bay
● New freestanding settlement - growth focused at a new freestanding settlement,
with more limited growth in Canterbury, Whitstable and Herne Bay and rural areas

3.3. These were “theoretical” or “extreme” growth scenarios, not informed by land availability, to
ascertain the public’s priorities for the spatial distribution of growth. It was always clear that
additional evidence, such as land availability, would need to be considered as the council
developed its preferred growth strategy.

3.4. The consultation responses showed growth focused in Canterbury to be preferred, followed
by growth focused at the coast and the new freestanding settlement option.

Developing a deliverable spatial strategy

3.5. Following consultation on the Draft District Vision and Local Plan Options consultation in
2021 the council progressed with the Preferred growth option (Canterbury Focus C).
However, given concerns around the deliverability of the scale of growth over the period to
2040, the period of the Local Plan was extended to 2045 to ensure that the site allocations
and infrastructure projects could be delivered within the plan period.

3.6. Following an initial assessment of the submissions from the first call for sites, which was
completed in spring 2021, it was considered that there were insufficient suitable sites in the
Canterbury urban area to meet the district’s housing needs in this area alone. Similarly,

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 there were insufficient suitable sites at the coast to meet the district’s housing needs, and
very limited land availability in the rural areas.

3.7. Even when combining the suitable sites at Canterbury, those at the coast and a modest
supply from sites at the most sustainable rural settlements, there was still a very significant
shortfall in supply against the total housing needs of the district.

3.8. The second call for sites was launched in May 2021, in an effort to identify additional sites to
meet the housing needs. As part of the second round of the Call for Sites, the council also
undertook a process to proactively contact owners of land adjacent to large sites assessed as
suitable in the first round of assessment. Additionally, as the creation of a new freestanding
settlement received positive feedback at the options consultation, the council contacted
landowners to ascertain potential availability following a high level review of potential
locations for a new freestanding settlement, taking into account major constraints such as
environmental and heritage designations. Possible locations were identified to the
south-west of Yorkletts, north of Bekesbourne, west of Aylesham and east of Blean.

3.9. The second call for sites received fewer submissions than the first, and these were also
assessed against the SLAA methodology. Additional suitable sites were identified in
Canterbury, and also at the coast including some extensions to large suitable sites (as set out
in Chapter 4 and Appendix C). However, while these additional sites helped to close the gap,
there was still a very significant shortfall in supply against the total housing needs of the
district over the period to 2045.

3.10. In terms of the potential new freestanding settlements, no sites were submitted to the
south-west of Yorkletts and only one site was to the north of Bekesbourne which was of
insufficient size to support a freestanding settlement. These two locations were not
reasonable alternatives.

3.11. West of Aylesham was submitted under SLAA262, SLAA267 and SLAA268, and east of Blean
was submitted under SLAA264. These are reviewed in Chapter 4 and Appendix C.

3.12. To summarise, land east of Blean8 was not considered suitable or appropriate for a free
standing settlement due to its close proximity to the Blean Woods which has the potential to
adversely impact the designated sites including Blean Complex SAC, Church Woods, Blean
SSSI and Blean Woods NNR, the site includes West Blean & Thornden Woods SSSI and,
moreover, there was no clear access strategy. Therefore, this site was not progressed.

3.13. The land submitted west of Aylesham was considered to be of a sufficient size, when
combined, to provide an opportunity for a new freestanding settlement in the district, and
8
SLAA264 was considered alongside SLAA158C and SLAA158D

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 to address, in large part, the identified shortfall in supply against the district’s housing
needs.

3.14. Although there was more limited support for significant development at the rural
settlements, the NPPF (Paragraph 83), states that ‘to promote sustainable development in
rural areas, housing should be located where it will enhance or maintain the vitality of rural
communities. Planning policies should identify opportunities for villages to grow and thrive,
especially where this will support local services.’ A balance must be achieved however,
between allowing new housing and the need to protect the character and heritage of the
settlements themselves, as well as the surrounding countryside. To support the
development of the Local Plan, the Rural Settlement Study (2020) was undertaken to
identify the level of services and facilities available in settlements outside the city of
Canterbury and the coastal towns of Whitstable and Herne Bay.

3.15. Sturry, Blean, Bridge, Chartham, Hersden and Littlebourne are identified as Rural Service
Centres. These are highly sustainable settlements where residents can meet most of their
day-to-day needs within the settlement itself. These ‘Rural Service Centres’ provide access to
key services such as primary schools, nurseries/pre-schools, GP surgeries, community halls
and convenience stores; and serve both residents within the settlement and in nearby
smaller rural settlements. Rural Service Centres therefore play a critical role in supporting
our rural communities and are suitable for a scale of growth that supports their function.

3.16. Adisham, Barham, Broad Oak, Harbledown, Hoath, Lower Hardres, Petham, Rough Common,
Stuppington, Westbere and Wickhambreaux are identified as Local Service Centres. These
settlements provide a more limited range of services and facilities compared to Rural Service
Centres, however are still considered to be relatively sustainable in the wider context of the
district. Many of these settlements have their own primary schools and shops, and will also
serve residents in nearby smaller rural settlements. Local Service Centres therefore play an
important role in supporting our rural communities and are suitable for a limited scale of
growth that supports their function.

3.17. Rural settlements in the district classified as Villages or Hamlets have either no services or
very limited services and are generally considered to be unsustainable locations for new
housing development. All parts of the district outside of settlement boundaries of the Urban
Areas, Rural Service Centres and Local Service Centres are therefore defined as countryside,
where priority will be given to protecting the rural character of the district. Within the
countryside the spatial strategy seeks to support agricultural development, including
viticulture, and enable the protection and sensitive enhancement of existing community
facilities and businesses to support the district’s rural economy.

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3.18. Through these processes, and informed predominantly by national policy, the consultation
responses and by land availability, a blend of the growth options was therefore identified as
the preferred spatial strategy including a focus on Canterbury, expansion at Whitstable, a
new freestanding settlement, and limited expansion at the most sustainable rural
settlements.

3.19. This formed the basis of the Draft Canterbury District Local Plan to 2045 (Regulation 18)
consultation which took place between October 2022 and January 2023:

● Canterbury Urban Area as the principal focus for development in the district.
● Whitstable and Herne Bay Urban Areas as the secondary focus, where development
will be principally driven by the need for new infrastructure including schools and
improved transport connectivity.
● A new freestanding community pursued to meet a proportion of growth.
● Proportionate development allocated at all Rural Service Centres at a suitable scale
which supports the function and character of the settlement.
● A limited amount of growth allocated at Local Service Centres, where suitable sites
are available, at a suitable scale which supports the function of the settlement.
● No residential development allocated in the countryside.

Refining the spatial growth strategy

3.20. Around 2,000 individuals and organisations provided representations on the draft Local Plan
during the Regulation 18 consultation (2022) and some of the main themes which emerged
were:

● opposition to the proposed transport strategy, including the eastern bypass around
Canterbury;
● widespread public perception of “over development” and links to the loss of
agricultural land around Canterbury and Whitstable in particular; and
● specific objections to the proposed new freestanding settlement at Cooting Farm, to
the west of Aylesham.

3.21. The council therefore reconsidered the available evidence on the amount of growth to be
planned for and the associated transport infrastructure.

3.22. Through the Draft District Vision and Local Plan Options consultation, and associated
evidence (including the Sustainability Appraisal Report, May 2021) several strategic growth
options were considered.

18
3.23. The Regulation 18 draft Local Plan consultation (2022) was based on the Preferred option
(Canterbury Focus C) which was Canterbury focused development with an additional
14,000-17,000 homes, bypass and radical redesign of movement within the city. .

3.24. Another scenario however was Canterbury Focus A which was Canterbury focused, but with
only the minimum amount of development required by the Government.

3.25. The SA of these two scenarios identified very similar results, with the key differences being
Canterbury Focus C was likely to include significant negative effects on biodiversity (SA
objective 3), landscapes (SA objective 5) and land use (SA objective 11) compared to minor
negative effects of Canterbury Focus A.

3.26. On the other hand, Canterbury Focus C had significant positive effects on economy (SA
objective 12) compared to minor positive effects with uncertainties due to lack of detailed
schemes, and significant positive effects on transport (SA objective 13) and sustainable
communities (SA objective 14) compared to minor positive effects of Canterbury Focus A.

3.27. Having considered the results and differences between the previous SA, all consultation
responses, including key stakeholders, and key pieces of evidence, it is considered that
reducing the plan period from 2044/45 to 2040/41 to align with the national policy
requirement of a minimum 15 years from adoption, and aligning the spatial growth strategy
with Canterbury Focus A would be the best reflection of concerns and minimise some of the
significant negative impacts of the Local Plan.

3.28. The new draft Local Plan (2024) therefore provides for significantly fewer homes than
previously proposed, however meets government requirements on housing supply as set in
Chapter 2.

3.29. The Transport Strategy has also been changed, which will provide more positive effects as it
focuses on sustainable transportation rather than the previous Circulation Plan and the
construction of new bypasses which would have required significant new road
infrastructure. The previous Transport Strategy was heavily opposed through the Regulation
18 draft Local Plan (2022) consultation. Numerous local and national organisations and
statutory bodies raised objections to the Eastern Movement Corridor (EMC). Natural
England, Kent Wildlife Trust and other environmental organisations raised significant
concerns around the impact of the new road on the Chequer’s Wood and Old Park SSSI.
Historic England raised significant concerns about parts of the proposed EMC being routed
through Fordwich Conservation Area. There were also significant concerns around third
party land and a suitable routing of the EMC.

19
3.30. Further information explaining the change in Transport Strategy is available within Chapter 4
of the Transport Strategy.

3.31. Given the nature of the consultation outcomes, it was considered that the principles of the
spatial growth strategy itself remained appropriate. However by changing to a sustainable
transport based Transport Strategy and aligning the local plan period with the national policy
minimum 15 years from adoption, there was an opportunity to respond positively to
concerns from the community by proportionately reducing draft housing allocations in line
with the spatial strategy.

3.32. Since publication of the SLAA (July 2022) further information was provided on previously
submitted sites and additional sites were also submitted. These were assessed in the
Addendum to the SLAA Document (December 2023), and further information is available in
Chapter 4, including where sites were found suitable and allocated.

3.33. The Rural Settlement Study was also reviewed in light of representations made through the
previous Regulation 18 draft Local Plan consultation. This is set out within the Rural
Settlement Study Review (October 2023). However, no changes were made to the Rural
Settlement Hierarchy.

3.34. As less dwellings are required due to the change in plan period, sites with concerns around
deliverability and other fundamental technical constraints were re-examined and the
following sites were removed, as set out in Chapter 4 and Appendix C:

● Land south of Littlebourne Road, Canterbury (1,400 dwellings) - transport

infrastructure constraints;
● Land south of Bekesbourne Lane, Canterbury (645 dwellings) - transport
infrastructure constraints;
● Canterbury Golf Club (74 dwellings) - ecology constraints and loss of sports facility;
● Land at Golden Hill, Whitstable (120 dwellings) - land availability constraints, land
now identified as a Green Infrastructure space;
● Mill Field, Blean (36 dwellings) - pedestrian and cycle accessibility and third party
land availability constraints;
● Land to the west of Rattington Street, Chartham (170 dwellings) - access and
transport infrastructure constraints;
● South Aylesham (420 dwellings) - transport infrastructure and landscape constraints;
● 37 Kingsdown Park (7 dwellings) - land availability constraints;
● Land at Cooting Farm, Adisham (3,200 dwellings) - transport and landscape
constraints.

20
3.35. The proportionate reduction of housing allocations at Canterbury, the coastal towns and the
rural settlements reflected the continuation of the spatial strategy, however the removal of
Land at Cooting Farm meant that an alternative freestanding settlement would be required.

3.36. Through representations on the draft local plan, the promoter for the Land north of the
University of Kent campus (SLAA158 parcel B, C and D) submitted additional technical
evidence to address matters of suitability and availability, including the provision of a
secondary access point which had been one of the principal reasons for the site being
assessed as unsuitable in the SLAA (2021). Following the re-assessment of the site (SLAA319)
the SLAA processes concluded that the site was technically suitable.

3.37. Alongside the proportionate removal of sites as set out above, the inclusion of the Land
north of the University of Kent site as an alternative freestanding settlement to Cooting
Farm, means that the principles of the spatial strategy that underpins the Draft Canterbury
District Local Plan 2040 (Regulation 18) consultation 2024 remain consistent with the
previous Regulation 18 draft Local Plan (2022). The new allocation for Land north of the
University of Kent therefore supersedes the draft policy from the previous Regulation 18
draft Local Plan consultation (2022), which identified that the area may come forward for
development over the longer term.

3.38. This can be summarised as follows:

● Canterbury Urban Area as the principal focus for development in the district.
● Whitstable and Herne Bay Urban Areas as the secondary focus, where development
will be principally driven by the need for new infrastructure including schools and
improved transport connectivity.
● A new freestanding community will be pursued to meet a proportion of growth.
● Proportionate development will be allocated at Rural Service Centres at a suitable
scale which supports the function and character of the settlement.
● A limited amount of growth will be allocated at Local Service Centres, where suitable
sites are available, at a suitable scale which supports the function of the settlement.
● No residential development will be allocated in the countryside.

3.39. Details of the strategy for employment and retail allocations are provided in Chapters 9 and
10 respectively.

21
4. Site Selection
Appraisal of Sites and Site Selection Process
4.1. The SLAA identifies a supply of sites in the district which are suitable, available and
achievable for development over the Local Plan period. Between February 2020 and July
2021, 305 sites were submitted, of which the SLAA identified 47 sites as suitable, available
and achievable for the development use proposed, with any identified constraints likely to
be effectively mitigated.

4.2. A further 20 submissions were assessed between July 2022 and June 2023, of which the
Addendum to the SLAA document (2023) identified 7 additional sites as suitable, available
and achievable for the development use proposed, with any identified constraints likely to
be effectively mitigated. This has increased the number of suitable, available and achievable
SLAA sites from 47 to 54.

4.3. The Addendum to the SLAA document (2023) also identifies 52 SLAA assessments which
were challenged through representations submitted to the draft Local Plan (2022)
Regulation 18 consultation. 7 sites had their assessments amended due to updated
information provided or errors identified in the previous assessment. However, no sites had
their suitability, or achievability status changed as a result. One site had its availability status
changed to unavailable, reducing the number of suitable, available and achievable SLAA sites
from 54 to 53.

4.4. As part of the Sustainability Appraisal of the draft Local Plan site specific Sustainability
Appraisal assessments were carried out on all SLAA sites that passed Step 1: Initial
Consideration of the SLAA process and were reviewed as part of Step 2: Detailed
Consideration. Each site was appraised using the detailed assessment criteria and associated
assumptions set out in the Sustainability Appraisal (SA)9.

4.5. The findings of the SLAA and site specific SA are summarised for each site in Appendix C. Of
the sites proposed for allocation, no sites were identified in the SA to have fundamental
constraints and there is considered to be sufficient scope to mitigate the significant adverse
effects identified through the SA. The site allocation policies set out a number of key
considerations for each site including: design and layout; landscape and green infrastructure;
and access and transportation to address these issues.

4.6. In determining the sites to be proposed as allocations in the draft Local Plan the council has
considered the following:
9
see Sustainability Appraisal Report

22
 ● The spatial strategy for the district and the district settlement hierarchy;
● The SLAA and SA outcomes;
● Other Local Plan evidence such as transport modelling, economic needs
assessments and housing needs assessments.

4.7. In order to maximise the potential of previously developed land, all brownfield sites
identified in the SLAA as suitable, available and achievable are proposed for allocations or as
broad locations/ opportunity areas for development. In areas where the council is seeking to
allocate a limited amount of development, priority has been given to brownfield sites.

Proposed Sites
4.8. The Local Plan proposes to allocate land to deliver 9,346 homes including 775 older persons
bedspace, and the council’s economic growth strategy over the Local Plan period. The
strategy for each settlement in the district is outlined below. Further site specific details
regarding the reasoning for site selection are provided in the summary SLAA and SA result
table in Appendix C.

4.9. The SLAA set out the methodology for calculating development potential and includes an
estimated yield for all suitable, available and achievable sites. The parameters used to
determine the allocation quantums for residential development are set out in Table 4.1.

Table 4.1 - Residential Development Parameters

Average
Developable
Size of site density Infrastructure Considerations
Area
(dph)[1]
Policy DS24 requires sites over 7.5ha to provide all types
of open space on site. Sites of c.300+ homes will typically
16ha+ 54% 35
require some onsite non-residential uses (7%[3] of total site
area).
7.5 - 15.9 Policy DS24 requires sites over 7.5ha to provide all types
58% 35
ha of open space on site.
Policy DS24 requires sites of this size to provide all types
of open space on site, with the exception of allotments
3.5 - 7.4 ha 60% 35
and outdoor sports (for which off site contributions will be
required).
Policy DS24 requires sites below 3.4ha to provide open
space that may consist of play and/or green corridors /
Below
78% 35 amenity green space, as appropriate, on site. (Off site
3.4ha
contributions apply for parks & gardens, fixed play,
outdoor sport and semi natural open space)

23
 Average
Developable
Size of site density Infrastructure Considerations
Area
(dph)[1]
Policy DS24 requires sites below 3.4ha to provide open
space that may consist of play and/or green corridors /
Any suitable
88% 80[2] amenity green space, as appropriate, on site. (Off site
urban site
contributions apply for parks & gardens, fixed play,
outdoor sport and semi natural open space)
[1] In accordance with Policy DS6. Alternative densities have been proposed where appropriate based on a site’s
location/ characteristics.
[2] Flatted development.
[3] Based on a review of current and proposed developments in Canterbury District.

4.10. In developing the draft Local Plan, the council has had to have regard to key infrastructure
requirements, such as for schools and transportation, and the infrastructure requirements
for each site. In addition to any allowances attributed through the SLAA, such as for open
space, specific deductions have therefore been made to the developable area of a site
where supporting infrastructure is required, for example for a new primary school. The Draft
Infrastructure Delivery Plan (2024), sets out the justification for infrastructure provision
across the proposed sites.

4.11. Policy DS2 requires sites for 300 or more dwellings to provide a minimum of 10% of the
homes as older persons housing. The older person's accommodation is to be located
alongside proposed community facilities, as discussed in Chapter 6.

4.12. Where sites have existing community, commercial and leisure uses on the site, the quantum
of existing floor space is to be retained.

4.13. The SLAA considered each site individually. Further consideration has been given to how
neighbouring sites could work together to deliver development and some sites have been
combined to form a single allocation.

4.14. The specific calculations for each site are provided in Appendix C. For reference, a note has
been included for each site, detailing where a site yield is the same as the SLAA assessment,
has been changed, or if it was not considered as part of the SLAA as the site was not then
identified as suitable, available and achievable.

4.15. In line with advice from the Planning Inspectorate on the draft Local Plan (2022), existing
Local Plan 2017 allocations are to be carried forward unless a site has been shown to be no
longer available, or where changes are proposed and the existing policy is to be replaced in
the new Local Plan. The Planning Inspectorate advised that the 2017 Local Plan sites should
be carried forward as site allocations for development, with relevant development

24
 requirements, to remain consistent with infrastructure provision and to be consistent with
the new transport strategy. Also, allocating a site in the Local Plan gives it more certainty in
the event that planning permissions lapse. The 2017 Local Plan sites, which are not
completely built out and are still suitable, available and achievable, have therefore been
moved from the Appendix to Chapter 8. These are sites carried forward from the 2017 Local
Plan with no proposed amendments to the policies; there are no additional sites proposed
within this chapter. The rationale for any changes are discussed in the strategies for each
settlement below, and further details are provided in Appendix C.

4.16. Officers also identified 12 Regeneration Opportunity Areas in Canterbury and 3 in Herne Bay.
These are areas where future development will be supported, subject to land availability.
These sites were not submitted as part of the SLAA so could not be formally allocated for
development, however the Council will work to prepare detailed Development Briefs for
each identified area which will help quantify development potential.

Canterbury

Canterbury is the major focus for development in the new Local Plan. A new strategic
development area will extend the Canterbury urban area to the south west of the city and
provide the majority of growth in the city together with significant infrastructure
opportunities, including a potential new Kent and Canterbury Hospital extension. A new
freestanding settlement north of the University of Kent will further accommodate housing
growth as part of a sustainable mixed development. Most other sites identified in the
SLAA as suitable, available and achievable are proposed as allocations or are identified as
part of opportunity areas for regeneration over the Local Plan period.

City centre and urban area

4.17. Within the urban area of Canterbury SLAA099, SLAA102, SLAA156, SLAA162, SLAA239,
SLAA056, SLAA318 are identified in the SLAA as suitable, available and achievable and are
proposed as allocations, with 6 of these 7 of these being Brownfield.

4.18. SLAA192 and SLAA306 are identified as suitable in the SLAA, however given the prominent
city centre location of the sites, the Council considers there is potential for the sites to be
developed as part of a wider regeneration of the area. The sites have therefore been
identified as an opportunity area for regeneration during the Local Plan period.

4.19. In the Regulation 18 draft Local Plan (2022) a total of 12 Regeneration Opportunity Areas
were identified in Canterbury city centre and 1 Regeneration Opportunity Area was
identified in Canterbury urban area. These are areas where future development will be

25
 supported, subject to land availability and the Council will work to prepare detailed
Development Briefs for each identified area which will help quantify development potential.

4.20. Following the Regulation 18 draft Local Plan consultation (2022), the Former Debenhams
Site and Former Nasons Site have been removed as Regeneration Opportunity Areas. The
Former Debenhams Site has submitted a planning application for 74 residential units and 12
retail units and is currently awaiting a decision (application reference: CA//19/01886). The
Former Nasons site was granted planning permission for a mixed-use development in
November 2022 (application reference: CA/20/01679). Northgate car park has been added
as a Regeneration Opportunity Area.

4.21. In the 2017 Local Plan, Wincheap is identified for the redevelopment and expansion of retail
floorspace (Policy TCL7). The Canterbury District Retail and Leisure Study (2020, 2022)
identifies a significant reduction in retail space needed compared to the 2017 Local Plan and
therefore this plan can take an alternative more flexible approach to the redevelopment at
Wincheap.

4.22. In the new Regulation 18 draft Local Plan (2024), the site has been identified as a broad
location for mixed use development, retaining the existing level of business, commercial and
leisure floorspace and for residential development which should be compatible with the
primary commercial function of the site (Policy C19).

4.23. SLAA065 and SLAA181, while identified as suitable in the SLAA, have not been proposed as
specific allocations, but are included under Policy C19 -Wincheap Commercial Area, which is
identified as a broad location for mixed use development over the period of the Local Plan.
The council will work with stakeholders to prepare an SPD to facilitate a coordinated
regeneration of the area.

4.24. A section of SLAA079 Longport Car Park, adjacent to Ivy Lane, has an existing allocation in
the 2017 Local Plan; this allocation is retained. The submitted site boundary included the
wider Longport Car Park, however although identified as suitable in the SLAA, it is not
available for development.

4.25. Following the Regulation 18 draft Local Plan (2022) consultation, SLAA318 was submitted for
consideration and was identified as suitable, available and achievable in the SLAA and has
been allocated for an innovation hub and railway infrastructure improvements.

26
 South west Canterbury

4.26. SLAA151, SLAA259, SLAA090, SLAA137B and SLAA128 are identified as suitable, available
and achievable in the SLAA and are allocated as part of a strategic development area in
South-West Canterbury.

4.27. Since the Regulation 18 draft Local Plan (2022), SLAA309 was a late submission and has been
identified as suitable in the SLAA. It is a brownfield site proposed for allocation as part of the
south west Canterbury strategic development area.

4.28. This strategic development area will consolidate growth on the southern side of the city, to
build on and integrate with planned growth at the 2017 strategic sites at South Canterbury
and Cockering Farm. The allocation of these sites will also unlock opportunities to deliver
significant infrastructure investment, including a South West Canterbury Link Road, with
direct access to the potential new Kent and Canterbury Hospital extension in SLAA151.

East Canterbury

4.29. SLAA122 is identified as suitable in the SLAA and although SLAA105 and SLAA266 were
identified as unsuitable in isolation due to accessibility issues, and landscape concerns
respectively, these sites were proposed collectively for allocation in the Regulation 18 draft
Local Plan (2022).

4.30. Following responses to the Regulation 18 draft Local Plan (2022) consultation, significant
concerns regarding the suitability of the sites for allocation were raised.

4.31. There are concerns around the sites being dependent upon one another to be delivered
because SLAA105 would need to take its primary access from SLAA122 and both sites would
be required to deliver a highway connection to the A2 junction at Bridge via the Mountfield
Park and via the EMC to the north, to development to mitigate impacts on the inner ring
road.

4.32. SLAA302 was a late submission which extended SLAA105 to the west, linking the site to
Dorset Road. However, KCC Highways did not consider this to be a suitable access point,
even as an interim solution.

4.33. Kent County Council (KCC) raised significant concerns about the impact of development on
the local highway network and the ability of local roads to accommodate increased traffic
levels.

27
4.34. Delivery of the proposed allocations (SLAA122 and SLAA105) in the Regulation 18 draft Local
Plan (2022) would have been dependent upon the delivery of the Eastern Movement
Corridor (EMC). However, numerous local and national organisations and statutory bodies
raised objections to the EMC. Natural England, Kent Wildlife Trust and other environmental
organisations raised significant concerns around the impact of the new road on the
Chequer’s Wood and Old Park SSSI. Historic England raised significant concerns about parts
of the proposed EMC being routed through Fordwich Conservation Area. There are also
significant concerns around third party land and a suitable routing of the EMC.

4.35. Accordingly, the EMC is no longer part of the preferred transport strategy for the draft Local
Plan (2024). Without the EMC, the ability for development to mitigate the pressure on local
roads is unclear. Kent County Council also raised concerns about the deliverability of a bridge
over the railway line to connect the sites to Land at South Canterbury (2017 Strategic Site,
Policy CF1) and the challenge to arrange this between stakeholders. Although the site
promoters have progressed some work to investigate the deliverability of the bridge over
the railway line, this work remains at an early stage and would require further agreement
with a range of stakeholders including KCC Highways, Network Rail and the Mountfield Park
developers.

4.36. The site developers have been unable to sufficiently address the outlined concerns and
therefore the sites that are part of the East Canterbury strategic development area
(SLAA122, SLAA105 and SLAA266) are no longer proposed for allocation.

4.37. Although identified as unsuitable, SLAA183 was allocated in the Regulation 18 draft Local
Plan (2022) as part of the East Canterbury strategic development area. However, following
the Regulation 18 consultation, Natural England raised concerns around the site’s close
proximity to the Chequer’s Wood and Old Park SSSI and the potential for significant harm to
biodiversity. The developer did not provide sufficient evidence for how impacts could be
mitigated. Further concerns were raised by Sport England that development of the site
would result in the loss of an established sports facility which the site owner has not been
able to identify an alternative location for. The site owner has been unable to sufficiently
address the outlined concerns and therefore the site is no longer proposed for allocation.

New Freestanding Settlement

4.38. The options consultation for the new Canterbury District Local Plan identified some support
for a new settlement in the district as a means to accommodate housing growth. Of the sites
submitted to the SLAA for housing development, only SLAA264 (near Blean), and the
combination of sites SLAA262, SLAA268 and SLAA267 (near Adisham), were considered to be
of a size and location where development would constitute a new sustainable community in
the district. SLAA264 is identified as unsuitable in the SLAA with key concerns regarding

28
 accessibility to the site. The site also has the potential to adversely impact designated sites
including Blean Complex SAC, Church Woods, Blean SSSI and Blean Woods NNR and the site
includes West Blean & Thornden Woods SSSI.

4.39. SLAA262 and SLAA267 are identified as suitable in the SLAA (July 2022), SLAA268 is
identified as unsuitable in isolation, however in combination with the SLAA262 and SLAA267
to the north and south, the sites presented the opportunity for a new garden community,
capitalising on the proximity to Adisham railway station. The three sites were therefore
identified as a broad location for the development of Cooting Farm Garden Community in
the Regulation 18 draft Local Plan (2022) over the Local Plan period.

4.40. Following responses to the Regulation 18 draft Local Plan consultation (2022), significant
concerns regarding the suitability of the site for allocation were raised by numerous local
and national organisations and statutory bodies. Natural England and the Kent Downs AONB
Unit objected to the site due to its proximity to designated sites including Kent Downs
AONB, Ileden and Oxenden Woods SSSI and Ancient Woodland. Kent County Council also
raised significant transport concerns, including impact on the highway network, in particular
on routes north and east of Adisham where trips are likely to occur to access Thanet and
Dover, and the suitability of the junction at Wingham to accommodate an increased level of
traffic arising from large-scale development in the area. Dover District Council also objected
to the proposal, raising concerns about the impact on development on Aylesham. The site
developer has been unable to sufficiently address the outlined concerns and therefore the
site is no longer proposed for allocation.

4.41. SLAA158B, 158C, 158D, 158E and 158F were identified as unsuitable in the SLAA. These sites
all formed part of The University of Kent’s landholdings to the north of Canterbury. The sites
were not considered for allocation in the Regulation 18 draft Local Plan (2022) as a
freestanding community as there was no suitable access point identified. Instead, the sites
were identified for further consideration over the Local Plan period.

4.42. Following the Regulation 18 draft Local Plan consultation (2022), further technical evidence
and a revised, increased site boundary, encompassing parts of SLAA158B, 158C and 158D as
well as additional land to the south was submitted to the council and assessed under
SLAA319.

4.43. Following the review of technical evidence to address matters of suitability and availability, it
was concluded that the site was suitable. The primary issue regarding access to the site has
been resolved following further technical work, and confirmation from the landowner that
land at Blean Primary School would be available for an access.

29
4.44. The site is therefore proposed for allocation as a mixed-use freestanding settlement, as an
alternative to the Cooting Farm Garden Community, to deliver approximately 2,000 homes
and associated infrastructure.

Canterbury Business Park

4.45. SLAA155 Canterbury Business Park is allocated for B8 use and a viticulture hub. The site is
located adjacent to the existing Canterbury Business Park and was considered unsuitable in
the SLAA due its location in the AONB and Highland Court conservation area.

4.46. The Economic Development and Tourism Study (2022) identified that for the Regulation 18
draft Local Plan to 2045 (2022) there was a need for 66,440sqm of B8 floorspace. When
completions and supply through granted planning permissions and 2017 Local Plan
allocations was taken into account there still remained a significant unmet need for B8
floorspace in the district totalling 55,242sqm.

4.47. The NPPF requires Local Plans to set out an overall strategy for development which
positively and proactively encourages sustainable economic growth and provides for
objectively assessed needs, unless there is a strong reason for restricting the overall scale10.
The plan policies should make sufficient provision for employment needs and set criteria, or
identify strategic sites, to meet anticipated needs over the plan period11. Significant weight
should be placed on the need to support economic growth and productivity. This should
take into account both local business needs and wider opportunities for development.12

4.48. The council has signed Statements of Common Ground (SoCG) with neighbouring
authorities: Ashford Borough Council, Dover District Council, Folkestone and Hythe District
Council and Swale Borough Council. It has been agreed with each of these authorities that
there is no material overlap between the Functional Economic Market Area (FEMA) centred
on Canterbury, and the neighbouring district and, for the purposes of plan making our
FEMAs are fully contained within our authority areas and that each party will meet its own
employment needs.

4.49. A review of current 2017 Local Plan strategic employment allocations was undertaken as
part of the Economic and Tourism Study (2020), which reviewed the risks associated with
the deliverability of the 2017 strategic employment allocations - see table below.

10
NPPF Paragraphs 11 and 82.
11
NPPF Paragraphs 20 and 81.
12
NPPF Paragraph 81

30
Table 4.2: Extract from the Economic and Tourism Study (2020), page 102
Assumed Net
Local Plan
Site Total Supply Identified Deliverability Risks
Policy
(sq m)

South SP3 - Site 1 70,000 Large scale, long term urban extension scheme.
Canterbury S.106 agreement reserves over 40% of
(Mountfield employment allocation for health/medical related
Park) uses (related to Kent and Canterbury Hospital).
Majority of B class allocation relies on completion
of A2 link road/ junction. Need for clear strategy
for employment land delivery and/or disposal.
Quantum of land set aside for employment has
been reduced which will impact ability to deliver
full B class quantum

Land at SP3 - Site 2 593 Need for clear long-term strategy for employment
Sturry/Broad land delivery and/or disposal. Viability concerns
Oak, relating to provision of relief road which may
Canterbury adversely impact employment provision

Hillborough SP3 - Site 3 27,000 Extension to existing Altira Park. Need for clear
Site, Herne long-term strategy for employment land delivery
Bay and/or disposal. Developer has reduced overall
land budget set aside for employment and seeks to
decrease employment land/space provision down
to a maximum 20,000m sq m

Strode Farm, SP3 - Site 5 1,000 Developer not proposing to provide any land for B
Herne Bay class provision due to viability constraints

Land North SP3 - Site 8 3,500 Currently unclear whether developer will make any
of Hersden, provision for B class uses. Employment allocation
Canterbury may be needed for provision of a new school

Land South SP3 - Site 12 3,500 Uncertainty of site coming forward for
of Ridgeway employment uses alongside wider mixed-use
(John Wilson development
Business
Park),
Whitstable

Eddington EMP1 27,650 Supply not available to general occupier market;

Lane, Herne owner of undeveloped plot (Crown Products) seeks
Bay to retain land for own business needs. Unlikely to
be deliverable at least in the short term

31
 Assumed Net
Local Plan
Site Total Supply Identified Deliverability Risks
Policy
(sq m)

Altira Park, EMP1 24,500 Supply has been available/promoted to the market
Herne Bay for a number of years, although B class provision to
date has been limited or confined to s.106
requirement enabled by Sainsburys development,
despite reported interest/demand. Encroachment
from A1 use may now encourage other out of town
retail uses. Developer seeking large scale B class
occupiers and retail uses only, unlikely to provide
smaller B class units due to reported viability
constraints

4.50. In preparing the Regulation 18 draft Local Plan (2022), the deliverability positions of the
strategic employment sites were reviewed again during 2022. In the adopted 2017 Local
Plan, employment use is defined as B1, B2 and B8 unless specifically stated otherwise,
however given the specific locational requirements of storage and distribution uses, as
recognised in Paragraph 83 of the NPPF, B8 uses would principally be expected to come
forward on the Eddington Lane and Altira sites. The 2020 Economic and Tourism Study
identified significant deliverability risks with both of these sites, and the council considers
these risks to still be relevant and that the sites are unlikely to come forward for B8
development.

4.51. Policy EMP1 of the 2017 Local Plan identified and allocated several small sites under use
classes B1 and B8 . However, as set out in Table 4.3 the majority of these are either built out
or have applications which are already included within the supply calculations. So none of
these sites are suitable for further B8 floorspace.

Table 4.3: Commentary on 2017 Local Plan employment allocations

Site Site Area (Ha) Commentary

Innovation Centre, 3.45 Was allocated for only B1 use. Parts of the site are
University of Kent already built out. Remaining space would be too
small and inappropriately located for B8.

Broad Oak Road / 1.4 Site is already built out (application reference:
Vauxhall Road CA//18/02543)

Land at Sturry 2.2 Site will predominantly be covered by the Sturry

Relief Road (application reference: CA/21/01581)

Metric Site 0.2 Location within a built up residential area and size

32
 of site suggests B8 would not be acceptable.
Developer has identified the site will not be built
out as employment. Granted planning permission
for up to 9 dwellings (application reference:
CA/22/00644)

Land at Joseph Wilson 2.5 Has granted planning permissions and counted
Business Park within the supply for mixed B uses including: light
industrial, general industrial, storage / distribution.

Canterbury Business Park 1 Site is already built out (multiple planning

(Highland Court) applications)

4.52. Given the significant shortfall of B8 space, new site allocations are required to meet the
identified needs. Of the 306 sites submitted to the council’s Call for Sites13, 17 were
submitted for non-residential development. These submissions are summarised in Table 4.4
below, together with the outcome of the Strategic Land Availability Assessment (SLAA, 2022)
and the allocation status in the Regulation 18 draft Local Plan (2022).

Table 4.4: Summary of non-residential SLAA submissions.

SLAA Site Name Site Proposed use SLAA Conclusion Allocation Status in
Ref Area by applicant draft Local Plan
(Ha) (2022)
Allocated for 9,800sqm
Site is suitable, available
Hawthorn Business and of business or
SLAA042 2.77 and achievable for
Corner employment employment, including
proposed use
some B8 use
Employment Allocated for 8,000sqm
alongside employment,
Land on the existing associated or
Site is suitable, available
eastern side operations, compatible with the
SLAA056 7.27 and achievable for
of Shelford including existing waste transfer
proposed use
Landfill waste transfer station, landfill or
station and vehicle depot (such as
vehicle depot B8 or sui generis)
Former Gas
Site is suitable, available Allocated as part of
Holder Site, Commercial or
SLAA065 0.72 and achievable for Wincheap Commercial
Simmonds retail
proposed use Area
Rd, Wincheap
Business, Site is suitable, available Allocated for 1,560sqm
Former Gas
SLAA068 0.39 employment and achievable for of business or
Holder Site
and sui generis proposed use employment

13
As set out in the SLAA (2022) these were prior to February 2022.

33
 SLAA Site Name Site Proposed use SLAA Conclusion Allocation Status in
Ref Area by applicant draft Local Plan
(Ha) (2022)
Allocated for 1,480sqm
Site is suitable, available of commercial,
Land at Commercial or
SLAA115 0.37 and achievable for business (use class E)
Ashford Road business
proposed use or compatible uses
(such as car showroom)
Allocated for the
Milton Manor Continued retention of the
Site is suitable, available
Concrete existing use as existing concrete
SLAA153 1.65 and achievable for
Batching a concrete batching plant and
proposed use
Plant batching plant associated
infrastructure
Allocated for a fresh
Site is suitable, available water reservoir with
Broad Oak
SLAA233 443.63 Reservoir and achievable for associated
Reservoir
proposed use infrastructure and
facilities
Community
facilities, Site suitable however is
Land North of
SLAA126 9.31 employment, unavailable for use Not Allocated
Popes Lane
open space, proposed
graveyard
Indoor skate
Site suitable for use
Canterbury park and
SLAA179 1.36 proposed however is Not Allocated
Trade Park community
unavailable
facilities
Bamboo Indoor skate
Site suitable for use
Tiger, Carpet park and
SLAA181 0.32 proposed however is Not Allocated
Right, community
unavailable
Beds4Less facilities
Site is unsuitable for
proposed use. There are
Thanet Way Light industrial
SLAA002 0.44 concerns regarding Not Allocated
Chestfield units
capacity on the local
highway network
Land North Site is unsuitable for
East of proposed use. There are
Business or
SLAA043 Colewood 8.98 concerns regarding Not Allocated
employment
Road, landscape and flooding
Swalecliffe impact

34
 SLAA Site Name Site Proposed use SLAA Conclusion Allocation Status in
Ref Area by applicant draft Local Plan
(Ha) (2022)
Site is unsuitable for
proposed use. There are
concerns regarding
Light capacity on the local
Land South of
SLAA088 0.30 Industrial use highway network; ability Not Allocated
Thanet Way
(Business) to provide suitable access
to the site; and concerns
regarding landscape and
flooding impact
Site is unsuitable for
proposed use. There are
concerns regarding
Land South of Light capacity on the local
SLAA089 Thanet Way, 1.57 Industrial use highway network; ability Not Allocated
Chestfield (Business) to provide suitable access
to the site; and concerns
regarding landscape and
flooding impact
Site is unsuitable for
Storage and
proposed use. Site is
distribution
partially in a Being discussed in this
Canterbury (employment),
SLAA155 22.43 conservation area and section, but was
Business Park business,
fully in the AONB allocated
viticulture,
resulting in landscape
sports
and heritage concerns
Site is unsuitable for
Land at proposed use. There are
Business or
SLAA182 Colewood 6.01 concerns regarding Not Allocated
employment
Road landscape and flooding
impact
Site is unsuitable for
proposed use. Site is fully
in AONB and there is
Land at
concern regarding
Albion Works, Commercial or
SLAA258 1.54 landscape impact; and Not Allocated
Church Lane, business
the site is located in an
Barham
area where future users
would be dependent
upon private car

35
4.53. Sites in Table 4.3 that were found suitable, available and achievable in the SLAA (2022) have
been proposed as allocations for the uses proposed by the applicant within the draft Local
Plan. However, this still left a significant shortfall of over 50,000sqm floorspace of B8 against
the identified need.

4.54. Additionally, the larger strategic sites identified through the SLAA were submitted for
residential development with no significant employment space proposed, and although a
limited amount of business space may be accommodated within these, they are not
available or suitable alternatives for strategic scale employment development.

4.55. In the absence of a sufficient number of suitable, available and achievable sites to meet the
B8 needs of the district to 2045, unsuitable sites were reviewed in further detail to
determine if, with suitable mitigation, there were opportunities for the delivery of B8.

4.56. Only 3 of the sites considered unsuitable in the SLAA were proposed for Storage and
Distribution - SLAA155 Canterbury Business Park, SLAA182 Colewood Road and SLAA043
Land North East of Colewood Road. It should be noted that SLAA043 covers the same area as
SLAA182, plus some additional land to the east. The sites at Colewood Road are located
within Flood Zones 2 and 3 and in the Green Gap which separates Whitstable and Herne Bay.
The surrounding area is residential and the sites are approximately 5.5km from the A299 -
B8 development at this site would inevitably lead to increased HGV movements within these
residential areas. They are therefore not considered an appropriate location for B8
development. Furthermore, at less than 9ha and with flood zone constraints, the site could
not accommodate enough floorspace and would therefore not meet the need in full.

4.57. It was therefore established that the need for B8 uses cannot be met through completions,
committed supply, carried forward 2017 Local Plan sites or through alternative allocations in
the draft Local Plan.

4.58. SLAA155 Canterbury Business Park was the largest employment site submitted to the Call for
Sites and capable of accommodating the entire shortfall of B8 needs.

4.59. The existing business park is well established with a number of successful businesses
running on site and has strong benefits associated with the delivery of B8 uses, such as its
close proximity to the SRN, being located adjacent to the A2.

4.60. It is recognised that the site will cause some harm to the Kent Downs AONB landscape,
however new development would be seen in the context of the existing Canterbury Business
Park footprint and the site’s location directly adjacent to existing business park, which will
moderate the impact on the wider landscape.

36
4.61. The draft Regulation 18 Local Plan policy required a “high quality masterplan, bespoke
architectural design and landscaping which respond to the prominent position in the
surrounding landscape, the special qualities of the Kent Downs AONB and the historic
context.” Any planning application for the site would be assessed against this requirement.

4.62. In this situation it was considered that there was an exceptional circumstance and the
expansion of the existing Canterbury Business Park for storage and distribution (B8) is within
the public interest and in line with NPPF Paragraphs 20, 35 and 183. Therefore, the site was
allocated for 51,400sqm B8 floorspace in the draft Regulation 18 Local Plan (2022) to meet
the identified shortfall.

4.63. Following the Regulation 18 draft Local Plan consultation (2022) the council received a
number of objections to the proposed allocation at Canterbury Business Park, notably from
Natural England and the Kent Downs AONB Unit on landscape concerns. Many responses
also questioned whether the identified need for B8 floorspace could be met in an alternative
location. These comments have been reviewed in detail.

4.64. During the consultation, the council also received some additional evidence and comments
on some of the Call for Sites submissions. These were reviewed in the Addendum to the
SLAA document (2023). There were no changes in terms of suitability or achievability, and
the only change in terms of availability was in relation to a site proposed for residential use
no longer being available.

4.65. In addition, SLAA153 Milton Manor Concrete Batching Plant was allocated in the Regulation
18 draft Local Plan, but has since been removed following confirmation by the site owner
that they no longer need or intend to retain this site. This was the continued use of the site
and has had no impact on the supply of B8 floorspace.

4.66. No other changes have been made in relation to the SLAA assessment or allocation status of
sites described in Table 4.4: Summary of non-residential SLAA submissions.

4.67. The council also received 20 new sites submissions to the Call for Sites, as per the
Addendum to the SLAA document (2023).

4.68. Three of these were submitted for non-residential development. These submissions are
summarised in Table 4.5 below, together with the outcome of the Addendum to the SLAA
document (2023) and the allocation status in the draft Local Plan (2024).

37
 Table 4.5: Summary of non-residential SLAA submissions in the Addendum to the SLAA document
(2023).
SLAA Site Name Site Proposed SLAA Conclusion Allocation Status in
Ref Area use by draft Local Plan 2024
(Ha) applicant
Relocation of Allocated for 2,600sqm of
Land at Site is suitable, available
single dwelling commercial, business (use
SLAA311 Ashford Road 0.77 and achievable for
and class E) or compatible uses
(west) proposed use
commercial (such as car showroom)
Site is unsuitable for
proposed use. There are
concerns regarding
Land at Sports and flooding and heritage
SLAA317
Reculver 3.23 Leisure (incl impacts; and the site is Not Allocated
Caravan Park Hotel) located in an area
where future users
would be dependent
upon private car
Allocated for train station
Railway Site is suitable, available improvements, including
Canterbury
SLAA318 0.78 Infrastructure and achievable for platform extension to
West Station
Improvements proposed use accommodate 12 coaches,
and innovation hub

4.69. Sites in Table 4.5 that were found suitable, available and achievable in the Addendum to the
SLAA document (2023) have been proposed as allocations for the uses proposed by the
applicant within the draft Local Plan. Therefore there is no change to the amount of B8 being
supplied through draft Local Plan allocations.

4.70. Additionally, the late larger strategic sites (as set out in the Addendum to the SLAA
document (2023)), which were submitted for residential development with no significant
employment space proposed, and although a limited amount of business space may be
accommodated within these, they are not available or suitable alternatives for strategic
scale employment development.

4.71. The council also reviewed the assumptions in terms of deliverability of the allocated
employment sites (Table 4.3) and strategic sites (Table 4.2) in the adopted 2017 Local Plan.
No changes were identified.

4.72. The Canterbury Economic Development and Tourism Study Focused Update (2023) has
identified a need for 53,960sqm of B8 floorspace for the Regulation 18 draft Local Plan to

38
 2040 (2024). When completions14, supply through granted planning permissions15, carried
forward 2017 Local Plan allocations and draft Local Plan allocations (excluding Canterbury
Business Park) are taken into account there still remains a significant unmet need for B8
floorspace in the district totalling 35,547sqm.

4.73. The southwestern section of the Canterbury Business Park allocation was granted
permission in September 2023 under application CA/22/02055 for the expansion of
Canterbury Business Park to include 11,900sqm winery with associated parking and
landscaping. This is to be occupied by Chapel Down, a leading wine producer that currently
operates in Tenterden, Kent. The outline element of the proposal relates to up to an
additional 8,000sqm of warehousing. This is to be occupied by both Chapel Down and
Defined Wine, another wine producer that already operates from existing premises at
Canterbury Business Park.

4.74. In light of these factors the council has reviewed its outcomes in relation to Canterbury
Business Park and consider that the justification for the allocation remains appropriate and
in line with the NPPF. It is considered that there is an exceptional circumstance and the
expansion of the existing Canterbury Business Park for storage and distribution (B8) is within
the public interest and in line with NPPF Paragraphs 20, 35 and 183.

4.75. It is recognised that the site will cause some harm to the Kent Downs AONB landscape.
However in addition to the new development being seen in the context of the existing
Canterbury Business Park footprint and the site’s location directly adjacent to existing
business park, it is also in the context of the permitted scheme which is already of a
significant scale and these factors will moderate the impact on the wider landscape.

4.76. The council is continuing to work closely with Natural England and Kent Downs AONB Unit to
understand and develop detailed design work to minimise and mitigate any further
landscape harm to the Kent Downs AONB.

4.77. This is reflected in Policy C17 which requires a “high quality masterplan, bespoke
architectural design and landscaping which respond to the prominent position in the
surrounding landscape, the special qualities of the Kent Downs AONB and the historic
context.” Any planning application for the site would be assessed against this requirement.

4.78. However, based on the updated Economic Development and Tourism Study (2023) the
allocation is now proposed to include 35,500sqm of B8, rather than the 51,400sqm in the
Regulation 18 draft Local Plan (2022). With 19,900sqm of the site already granted planning
permission, the draft allocation is therefore only for a further 15,000sqm.

14
Updated to include completions from 2020/21, 2021/22 and 2022/23
15
Updated based on the 2022/23 Commercial Infrastructure Audit

39
4.79. When the additional landscape work to understand and develop detailed design measures
to minimise and mitigate any further landscape harm to the AONB is concluded the council
will look again at the extent of the red line boundary within the draft policy.

4.80. Without a draft allocation at Canterbury Business Park, the shortfall of B8 space up to the
end of the Local Plan period would be significant. This would also have a detrimental impact
on the local economy where local jobs are needed to support planned housing growth. The
site has therefore been proposed for allocation with a view to adjusting the boundary
following the conclusion of the additional landscape work.

Carried Forward 2017 Local Plan allocations

4.81. The majority of existing 2017 Local Plan allocations in Canterbury have not yet been built
out and are being carried forward in the draft Local Plan (2024). These include the strategic
site allocations at South Canterbury, Howe Barracks and Cockering Farm, outlined in Policy
CF1, and housing allocations outlined in Policy CF2.

4.82. Site 10 (Policy SP3) Ridlands Farm in the 2017 Local Plan, is replaced by site allocation C6
(SLAA151 and SLAA128), forming part of the South West Canterbury strategic development
area; site CA503 (Policy HD1) BT Car Park in the 2017 Local Plan, is replaced by site allocation
C13 (SLAA239), will allow for the redevelopment of a wider area; and site CA482 Canterbury
East Station is replaced by site allocation C14 which combines the 2017 allocation with
SLAA156.

4.83. Existing 2017 Local Plan allocations at Holmans Meadow Car Park (Policy HD1, Site CA477),
and Rosemary Lane Car Park (Policy HD1, Site CA043B), are carried forward within Policy CF2
and are also identified as opportunity areas as it is considered that both sites could provide
more housing than their current allocation.

4.84. White Horse Lane (Policy HD1 site CA488), is no longer proposed for allocation as the
landowner has confirmed that there is no intention to develop the site.

Whitstable

The strategy for Whitstable is to focus major development where it can unlock
opportunities for significant infrastructure investment; namely a new secondary school to
the north of Chestfield, a SEND school, new A299 slips to the south of Chestfield to relieve
congestion and a new park and bus facility to the south of Duncan Down to serve the

40
 town centre. One other smaller site, identified in the SLAA as suitable, available and
achievable is proposed as an allocation.

South Whitstable

4.85. SLAA104 and SLAA132 are identified as suitable, available and achievable in the SLAA (July
2022) and are allocated as part of a strategic development area in South Whitstable.
Together, these sites present important opportunities to deliver new and improved
connectivity with the A299, a new park and bus facility for Whitstable, enhancements and
extension to the Crab and Winkle Way and a new SEND school.

4.86. As set out in the draft Infrastructure Delivery Plan (2024), there is a need for increased
secondary school provision to support growth in the new Local Plan and there is currently an
imbalance in the location of secondary school provision across the district, with many pupils
from the coastal area travelling to schools in Canterbury. KCC has identified that two
secondary schools are required. There are limited sites of sufficient size in the coastal area to
provide a new secondary school.

4.87. SLAA247 Bodkin Farm was identified as unsuitable in the SLAA (July 2022) due to concerns
with capacity on the local highway network. The site is also situated within the existing
designated Green Gap which is intended to prevent coalescence between Whitstable and
Herne Bay.

4.88. However, the proposed allocation at SLAA104 Brooklands Farm, as discussed above,
facilitates the delivery of improved connectivity to the A299 through new on/off slips to the
Thanet bound carriageway. Transport modelling undertaken to support the Local Plan has
shown this to have positive benefits at the currently congested Chestfield roundabouts,
unlocking potential for the provision of strategic educational infrastructure on SLAA247
Bodkin Farm.

4.89. Therefore, Bodkin Farm (SLAA247) is proposed to be allocated for a new secondary school
for Whitstable and the coastal area which will allow pupils to attend a school in their local
area. Some supporting residential development is also allocated in order to facilitate the
delivery of the school. The draft site policy is designed to ensure that the development
retains as much openness as possible within the Green Gap and separation to Herne Bay,
with the school and its associated playing fields on the eastern side of the site.

4.90. SLAA172 was identified as suitable in the SLAA and was previously proposed as a draft
allocation in the Regulation 18 draft Local Plan (2022) as part of the strategic development

41
 area in South Whitstable. However the site is no longer proposed for allocation due to a
number of technical concerns.

4.91. A planning application was submitted for 8 self-build units (CA/23/00750) which has raised
concerns around the availability of the site for the scale and build proposed in the
Regulation 18 draft Local Plan (2022). Furthermore, there are concerns around land
availability due to the presence of multiple landowners and proposals from the promoter
indicating access from Golden Hill which KCC Highways have advised is unacceptable.

4.92. Historically land adjacent to the new A2990 Thanet Way, was identified through the design
of the road to be protected as part of the scheme. These areas of land help to sustain the
rural character of this edge-of-urban location and contribute significantly to the sense of
place along this corridor. The protection of this land is particularly important where new
development has been located on one side of the Thanet Way. Also, having reviewed
responses to the Regulation 18 draft Local Plan consultation (2022) there are concerns
regarding development on this parcel of land as it is opposite the 2017 Local Plan allocation
Site 7: North of Thanet Way, Whitstable (draft Policy CF1), which is already under
construction. This would result in development on both sides of the Thanet Way contrary to
the draft Local Plan’s protection of these areas. As such housing development on the site is
no longer proposed and the site has been identified as Green Infrastructure space for
protection under draft Policy DS19 - Habitats, landscapes and sites of local importance.
Further information is available in the Natural Environment and Open Space Topic Paper
(February 2024).

Town centre and urban area

4.93. SLAA222 and SLAA223 are both brownfield sites identified as suitable, available and
achievable in the SLAA (July 2022). Both sites were proposed for allocation in the Regulation
18 draft Local Plan (2022).

4.94. SLAA223 is still proposed for allocation in the draft Local Plan (2024) as set out in Policy W7.
However, since the Regulation 18 draft Local Plan consultation (2022), SLAA222 37
Kingsdown Park has been removed as an allocation as it is no longer available, as set out in
the Addendum to the SLAA Document (December 2023).

4.95. Following the Regulation 18 draft Local Plan consultation (2022) there were four late Call for
Sites submissions in Whitstable. Three of these were identified in the Addendum to the
SLAA Document (December 2023) as unsuitable. SLAA310 was identified as suitable in the
Addendum to the SLAA Document (December 2023), however the site was entirely
greenfield, and would not contribute to the strategy for Whitstable and is not required to
meet identified housing needs in the district for this Local Plan period. Therefore, none of

42
 these sites have been proposed as allocations. The other sites in Whitstable are preferred as
allocations as they present opportunities to deliver critical infrastructure in line with the
strategy.

Whitstable Harbour

4.96. In the 2017 Local Plan, Policy EMP11 identified Whitstable Harbour for continued business
use with an appropriate balance of operational and non-operational uses, and the
requirement for developments to have regard to the Whitstable Harbour Strategic Plan.

4.97. Policy EMP11 Whitstable Harbour is to be replaced by Policy W2. The harbour is identified as
a broad location for mixed use development over the period of the Local Plan. As outlined in
Policy W2, the site may include a variety of uses including fishing, commercial, business,
employment, leisure as well as parking uses established in the 2017 Local Plan. The site area
has also been extended to include Whitstable Medical Centre and the Whitstable Youth and
Community Centre, as there are regeneration opportunities. It is regarded that to facilitate
the regeneration of the area, some residential development may be required on the site,
however the council will prepare an SPD for the area before any proposals are considered.

Carried Forward 2017 Local Plan allocations

4.98. The majority of existing 2017 Local Plan allocations in Whitstable have not yet been built out
and are being carried forward. These include the strategic site allocations (Policy CF1) at
Land north of Thanet Way and Land South of Ridgeway (John Wilson Business Park) and
housing allocations outlined in Policy CF2.

Herne Bay

A limited amount of development is proposed for Herne Bay which has seen significant
levels of growth as part of the Canterbury District Local Plan 2017. The proposed sites
seek to consolidate this growth, including through the provision of a new secondary
school at Greenhill and by taking a more flexible approach to the 2017 allocations at Altira
Park and Eddington Lane.

4.99. SLAA067 and SLAA068 are both identified as suitable in the SLAA and are brownfield sites in
the existing urban area, they are allocated for residential and employment uses respectively.
SLAA042 is identified as suitable in the SLAA and is proposed for allocation for business or
employment space, capitalising on the sites close proximity to the A299.

43
4.100. As set out in the draft Infrastructure Delivery Plan (2024), there is a need for increased
secondary school provision to support growth in the new Local Plan and there is currently an
imbalance in the location of secondary school provision across the district, with many pupils
from the coastal area travelling to schools in Canterbury. KCC has identified that two
secondary schools are required. There are limited sites of sufficient size in the coastal area to
provide a new secondary school. As discussed above, a site for a secondary school has been
identified for Whitstable and a second site is required.

4.101. SLAA240 Thornden Close was identified as unsuitable in the SLAA (July 2022) due to its
location in the existing designated Green Gap which is intended to prevent coalescence
between Whitstable and Herne Bay.

4.102. As there are limited sites of sufficient size in the coastal area to provide a new secondary
school, it is considered that the delivery of strategic infrastructure (i.e. secondary school) on
this site would be of overall benefit to Herne Bay and allow secondary school pupils to
attend a school in their local area. The site is therefore proposed for allocation, with
supporting residential development in order to facilitate the delivery of the school. The draft
site policy is designed to ensure that the development retains as much openness as possible
within the Green Gap, with the school and its associated playing fields on the western side
of the site.

4.103. SLAA226A was submitted to Call for Sites for residential development. The site forms part of
the existing 2017 Local Plan allocation at Altira for employment uses only and is therefore
identified as unsuitable in the SLAA. The wider Altira site currently consists of large-format
retail and employment uses with a hotel and restaurant in the west. The site remains a key
opportunity for the delivery of commercial, business and employment uses, however the
council recognises that development of the site has been slow to date. There is the potential
for a small amount of supporting residential development to come forward in the west of
the site in the area covered by SLAA226A, and an additional area of commercial
development, to facilitate the delivery of further business and employment space within the
site.

4.104. Parcel E of the Altira site was granted planning permission in April 2023 for 67 dwellings
(application reference: CA/22/02513). Parcel A was submitted for planning permission in
December 2022 for approximately 7,069sqm of retail floorspace consisting of 2 retail units, a
drive-thru restaurant together and a builders merchant (application reference:
CA/22/02660). The application is currently under consideration.

4.105. Policy EMP1 in the 2017 Local Plan identifies Eddington for business, and storage and
distribution uses. In the time since the 2017 Local Plan was adopted a small part of the site
in the north-west corner has been built out, however development of the remaining site has

44
 not been forthcoming and it is understood that further development at the site is likely to be
related to the expansion of the existing manufacturing business. The existing allocation is
replaced with site allocation HB10, to support additional business floor space and, where
demonstrated to be necessary, enabled by , some residential development within the site.

4.106. SLAA013 Metric Site, is identified as unsuitable in the SLAA as development of residential on
the site conflicts with the existing employment allocation (EMP1). The site was granted
planning permission in November 2023 for up to 9 dwellings (application reference:
CA/22/00644). However in the absence of evidence demonstrating the site will come
forward under the current allocation, and the site's location on the edge of a residential
area, an allocation for residential development to replace the existing employment
allocation is considered appropriate.

4.107. Three Regeneration Opportunity Areas over the Local Plan period have been identified for
the northern half of the land between Market Street and William Street; William Street
Coach Park; and Central Parade between Pier Avenue and Lane End, as set out in Policy HB2.
These are areas where future development will be supported, subject to land availability and
the Council will work to prepare detailed Development Briefs for each identified area which
will help quantify development potential.

4.108. Following the Regulation 18 draft Local Plan consultation (2022), there were three late Call
for Sites submissions in Herne Bay. These were identified in the Addendum to the SLAA
document (December 2023) as unsuitable so none have been proposed as allocations.

Carried Forward 2017 Local Plan allocations

4.109. The majority of existing 2017 Local Plan allocations in Whitstable have not yet been built out
and are being saved and carried forward. These include the strategic site allocations at
Hillborough, Herne Bay Golf Course, Strode Farm and Greenhill, outlined in Policy CF1, and
housing allocations outlined in Policy CF2.

Rural Service Centres

Blean

Blean is a Rural Service Centre, a highly sustainable settlement where residents can meet
most of their day-to-day needs within the settlement itself and is suitable for a scale of
growth that supports its function. No sites have been identified for allocation in Blean.

45
4.110. SLAA176 was identified as unsuitable due to landscape concerns. SLAA054 was identified as
unsuitable due to landscape and heritage concerns. SLAA111 and SLAA265 are considered
remote from services in the settlement and are therefore unsuitable.

4.111. SLAA010 has received planning permission for residential development (ref.
CA/15/02523/OUT) since being assessed in the SLAA (July 2022) and has subsequently been
removed from the SLAA as set out in the Addendum to the SLAA document (December
2023).

4.112. SLAA021 and SLAA178 are identified in the SLAA as suitable for housing development.
However, following advice from the council’s environmental consultants the sites were not
allocated in the Regulation 18 draft Local Plan (2022) due to proximity to the Blean Woods
SAC. Further discussions with Natural England following the Regulation 18 draft Local Plan
consultation (2022), have concluded that sites within 400m of Blean Woods SAC could have
the potential to adversely impact the designated sites and therefore are still not proposed
for allocation.

4.113. SLAA036 is located within the Blean Conservation Area and as it is located on the edge of
the settlement, beyond 400m from the Blean Woods SAC. While the Regulation 18 draft
Local Plan (2022) proposed the site for allocation on the basis that the site could be
sensitively designed to mitigate adverse impacts, the site developer has been unable to
secure written agreement for a suitable walking and cycling connection from Blean to the
site which has raised concerns around the site’s deliverability. There is also concern about
access over third party land which has not been sufficiently addressed. The site is therefore
not proposed for allocation.

4.114. Therefore no sites are allocated within the Local Plan at Blean. However, CA/15/02523/OUT
will provide 85 dwellings at the Rural Service Centre.

Bridge

Bridge is a Rural Service Centre, a highly sustainable settlement where residents can meet
most of their day-to-day needs within the settlement itself and is suitable for a scale of
growth that supports its function, and its location within the AONB. Site SLAA218 is a
brownfield site which has been allocated to support the vitality of the settlement and its
ongoing function as a Rural Service Centre.

4.115. The SLAA did not identify any suitable sites for housing development in the settlement,
mainly due to the settlement’s location within the AONB. However SLAA218 is a brownfield
site and is therefore proposed for allocation.

46
 Chartham

Chartham is a Rural Service Centre, a highly sustainable settlement where residents can
meet most of their day-to-day needs within the settlement itself and is suitable for a scale
of growth that supports its function. SLAA115 and SLAA311 have been allocated to
support the vitality of the settlement and its ongoing function as a Rural Service Centre.

4.116. SLAA110 was identified as suitable in the SLAA (July 2022) and was proposed for allocation
in the Regulation 18 draft Local Plan (2022). Following responses to the Regulation 18 draft
Local Plan (2022) consultation, concerns regarding the suitability of the site for allocation
were raised. Kent County Council (KCC) raised concerns around the suitability of the
proposed access point to the site and the wider impacts on the local highways network. The
developer has been unable to receive confirmation from KCC that the highway impacts of
the development could be mitigated and therefore the site is no longer proposed for
allocation.

4.117. SLAA115 was identified as suitable, available and achievable in the SLAA (July 2022) and has
been allocated in Policy R10.

4.118. As set out in the Addendum to the SLAA document (December 2023) there were two further
sites submitted for consideration in Chartham. SLAA311 was identified as suitable, available
and achievable and is proposed as a commercial allocation in Policy R9. The site is directly
adjacent to SLAA115 and presents a good opportunity for a logical extension of commercial
development on Ashford Road.

4.119. The other site, SLAA307 was assessed as unsuitable due to being located in an area of high
flood risk (Flood Zone 3). There are also concerns regarding the ecology and heritage
impacts of the site.

4.120. SLAA153 was allocated in the Regulation 18 draft Local Plan (2022) for the retention of the
existing concrete batching plant on the site, which has had temporary consent. However,
since the Regulation 18 draft Local Plan consultation (2022), the landowner has secured
permission for a replacement batching plant elsewhere in the district and has confirmed to
the council that they no longer require the site at Milton Manor. The replacement site is
projected to be delivered in 2024. The site at Milton Manor will be restored to its former
condition, per the conditional consent which has been present since the 1980s.

47
 Hersden

Hersden is a Rural Service Centre, a highly sustainable settlement where residents can
meet most of their day-to-day needs within the settlement itself and is suitable for a scale
of growth that supports its function. Sites SLAA146 and SLAA163 have been allocated to
support the vitality of the settlement and its ongoing function as a Rural Service Centre.

4.121. Two sites in Hersden are identified as suitable, available and achievable in the SLAA (July
2022), SLAA146 and SLAA163, and these are both proposed for allocation. SLAA146 provides
a natural small extension to the existing strategic allocation (Site 8: Land north of Hersden)
in the Canterbury District Local Plan 2017 and SLAA163 allows for the consolidation of
development to the south of the A28.

Littlebourne

Littlebourne is a Rural Service Centre, a highly sustainable settlement where residents can
meet most of their day-to-day needs within the settlement itself and is suitable for a scale
of growth that supports its function. Sites SLAA098 and SLAA145 have been selected for
allocation to support the vitality of the settlement and its ongoing function as a Rural
Service Centre.

4.122. The SLAA identified two sites as suitable, available and achievable, for development in
Littlebourne. SLAA098 is proposed for residential development and the provision of new
local shopping and community facilities to serve new and existing residents. The site will
provide a link road between A257 and Bekesbourne Lane, allowing traffic to bypass the
centre of the settlement. SLAA145 provides a small extension in the north of the settlement
and is allocated for residential use with a small amount of business space.

Sturry

Sturry is a Rural Service Centre, a highly sustainable settlement where residents can meet
most of their day-to-day needs within the settlement itself and is suitable for a scale of
growth that supports its function. Sites SLAA011 and SLAA066 have been selected for
allocation to support the vitality of the settlement and its ongoing function as a Rural
Service Centre.

4.123. SLAA011 is identified in the SLAA as suitable, available and achievable for residential
development. The same site area was also submitted for commercial development
(SLAA126), however is unavailable for this use. The site is proposed for allocation as a

48
 northern extension to the settlement, expected to come forward in the middle years of the
plan, due to the need for the implementation and full operation of the Sturry Relief Road to
provide improved highway capacity in the local area. Development is proposed on the
southern part of the site adjacent to the existing settlement, with the existing Green Gap
between Sturry and Broad Oak extended across the northern part of the site to protect
against coalescence between the two settlements.

4.124. SLAA066 is also identified as suitable, available and achievable in the SLAA and is proposed
for allocation as a small extension to the existing strategic site (Site 2: Land at Sturry/Broad
Oak) in the Canterbury Local Plan 2017. As set out in draft Policy R10, access to this site
would be through Strategic Site 2: Land at Sturry/Broad Oak (Policy CF1). No vehicle access
shall be permitted to Shalloak Road.

Aylesham

4.125. Aylesham is located within the administrative area of Dover District Council, however
Canterbury District is located immediately adjacent to the west and south of the settlement.
Aylesham was identified in the Regulation 18 draft Dover Local Plan 2040 as a Rural Service
Centre with a range of services and facilities where residents can meet their day-to-day
needs within the settlement, including two primary schools, a village hall, fire station, sports
club, social club, leisure centre, library and local shopping facilities. There are also two
employment areas in the settlement providing local job opportunities and good rail and bus
connections to Dover and Canterbury.

4.126. Dover District Council have submitted their draft Local Plan for examination and it includes a
proposed allocation at South Aylesham (Policy SAP24 - Land to the South of Aylesham), for
approximately 640 new homes.

4.127. SLAA180 was submitted to the council and is adjacent to the Dover allocation but within the
Canterbury District. The SLAA (July 2022) identified SLAA180 as suitable, available and
achievable in the SLAA and it was proposed for allocation in the Regulation 18 draft Local
Plan (2022).

4.128. Following the Regulation 18 draft Local Plan consultation (2022), the council received a
number of objections to development on the site. Kent County Council raised significant
transport constraints, including impact on the highway network, in particular on routes
north and east of Adisham where trips are likely to occur to access Thanet and Dover, and
the suitability of the junction at Wingham to accommodate an increased level of traffic
arising from large-scale development in the area. Natural England and the Kent Downs
AONB Unit also raised concerns about the impact of development on the landscape and
setting of the AONB. Dover District Council also objected due to concern regarding the

49
 impact on the setting and character of Aylesham. The site developer has been unable to
sufficiently address the outlined concerns and therefore the site is no longer proposed for
allocation.

Local Service Centres

Adisham

Adisham is a Local Service Centre with a limited range of services and facilities for
residents but considered to be relatively sustainable in the wider context of the district
and is suitable for a limited scale of growth that supports its function. Site SLAA185 has
been selected for allocation to support the vitality of the settlement and its ongoing
function as a Local Service Centre.

4.129. In Adisham, SLAA185 is the only site assessed in the SLAA and found to be suitable, available
and achievable. A frontage only development is proposed for allocation in keeping with the
existing built form of the settlement.

Barham

Barham is a Local Service Centre with a limited range of services and facilities for residents
but considered to be relatively sustainable in the wider context of the district and is
suitable for a limited scale of growth that supports its function and its location within the
AONB. Site SLAA062 has been selected for allocation to support the vitality of the
settlement and its ongoing function as a Local Service Centre.

4.130. SLAA062 was the only site assessed in the SLAA and was found to be suitable, available and
achievable in Barham. In the previous Regulation 18 draft Local Plan (2022) the site was
proposed to be allocated for 9 dwellings as an extension of The Grove. Following the
Regulation 18 draft Local Plan (2022) consultation, the proposed yield has been increased to
20 dwellings. The site is contained on all sides by development and is located centrally
within the settlement boundary of Barham. It is therefore considered that the site would not
cause significant harm to the landscape and the increased yield would help to ensure a more
effective use of land.

4.131. The 2017 Local Plan allocation at Barham Court Farm, Church Lane has not yet been built
out and is being carried forward in Policy CF2.

50
 Broad Oak

Broad Oak is a Local Service Centre with a limited range of services and facilities for
residents but considered to be relatively sustainable in the wider context of the district
and is suitable for a limited scale of growth that supports its function. Sites SLAA235,
SLAA045 and SLAA313 have been selected for allocation to support the vitality of the
settlement and its ongoing function as a Local Service Centre. Site SLAA233 has been
selected for allocation to provide strategic utility infrastructure.

4.132. The SLAA (July 2022) identified three housing sites, SLAA045, SLAA221 and SLAA235 as
suitable, available and achievable. However, to allocate all these sites would conflict with the
role of Broad Oak as a Local Service Centre. Kent County Council (KCC) as Local Highway
Authority have also raised concerns regarding the cumulative highway impact of
development in Broad Oak should all sites be allocated. The brownfield site SLAA235 and
small infill site SLAA045 were therefore the only sites in Broad Oak proposed for allocation in
the Regulation 18 draft Local Plan (2022). SLAA235 was also part allocated for business use,
reflecting the existing planning consent on part of the site.

4.133. Following the Regulation 18 draft Local Plan consultation (2022), a further two sites in Broad
Oak were submitted for assessment. As set out in the Addendum to the SLAA document
(December 2023), only one of these sites was identified as suitable, available and
achievable. Having regard for the concerns raised by KCC, SLAA313 has been proposed for
allocation for residential use as it is a small brownfield site and development would be of
limited scale.

4.134. SLAA233 presents a key opportunity for water infrastructure to support development in the
District and wider area - as outlined in South East Water’s adopted Business Plan. The site is
allocated for a new reservoir and Country Park with associated development. The provision
of leisure facilities on the site is a unique opportunity for the District and allows the site to
deliver both functional and recreational benefits for local communities, alongside significant
opportunities for improvements to biodiversity.

Hoath

Hoath is a Local Service Centre with a limited range of services and facilities for residents
but considered to be relatively sustainable in the wider context of the district and is
suitable for a limited scale of growth that supports its function. Site SLAA202 has been
selected for allocation to support the vitality of the settlement and its ongoing function as
a Local Service Centre.

51
4.135. SLAA202 was the only site assessed in the SLAA that was found to be suitable, available and
achievable in Hoath. It is therefore proposed for allocation and will also provide an
opportunity for the provision of local shopping and community facilities.

Rough Common

Rough Common is a Local Service Centre with a limited range of services and facilities for
residents but considered to be relatively sustainable in the wider context of the district
and is suitable for a limited scale of growth that supports its function. Site SLAA116 has
been selected for allocation to support the vitality of the settlement and its ongoing
function as a Local Service Centre.

4.136. SLAA116 comprises the existing Canterbury District Local Plan 2017 allocation at Land to the
rear of 51 Rough Common Road and additional land to the south. The SLAA identified the
additional land as unsuitable, therefore the existing allocation is to be carried forward in its
current form.

Harbledown, Lower Hardres, Petham, Westbere and Wickhambreaux.

4.137. No sites were identified to be suitable for development in the Local Service Centres of
Harbledown, Lower Hardres, Petham, Westbere or Wickhambreaux. The spatial growth
strategy for the district only seeks to allocate limited development in Local Service Centres,
where suitable sites are available. Policy R11 will provide the policy framework for further
sustainable growth within these settlements.

Countryside

4.138. Rural settlements in the district classified as Villages or Hamlets in the Rural Settlement
Study (2020, 2023) have either no services or very limited services and are generally
considered to be unsustainable locations for new housing development. Sites in these
settlements or in isolated countryside locations have not been proposed for allocation in
accordance with the spatial growth strategy.

Renewable energy sites

4.139. SLAA275, 280-285, 287-292, 294 and 297 were submitted to the Call for Sites for renewable
energy purposes. These sites were assessed from a specialist climate change perspective,
following the methodology outlined in the Climate Change Topic Paper (2022). However,
none of these sites were proposed for allocation in the draft Local Plan (2022).

52
4.140. Although none of the submitted sites are proposed for allocations within the Draft Local
Plan, Policy DS25 outlines support for renewable energy technologies as key contributors to
decarbonisation in the district. Although the Call for Sites demonstrated some potential for
renewable energy proposals to come forward over the period of the Local Plan, individual
applications will be determined in line with Policy DS25 and the other policies in the plan.

Summary

4.141. A summary of all SLAA sites proposed for allocation, or identified as part of a broad
development location or an opportunity area is provided in Table 4.6. A summary of the
status of all 2017 Local Plan allocations is provided Table 4.7. Further details for all sites are
included in Appendix C.

Table 4.6: Summary of proposed SLAA sites.

SLAA Site Name Allocation Status Policy
Reference Reference

Canterbury
Land on the eastern side of Shelford
SLAA056 Allocated C18
Landfill
Former Gas Holder Site, Simmonds Identified as part of Wincheap
SLAA065 C19
Rd, Wincheap broad location for development.
SLAA090 Milton Manor House Allocated C9
SLAA099 43-45 St George's Place Allocated C2
Land at the Former Chaucer
SLAA102 Allocated C15
Technology School
SLAA128 Land at Langton Lane Allocated C6
SLAA137B Land North of Cockering Road Allocated C10
SLAA151 Merton Park Allocated C6
SLAA155 Canterbury Business Park Allocated C17
SLAA156 Land at Station Road East Allocated C14
SLAA162 Folly Farm Allocated C16
Bamboo Tiger, Carpet Right, Identified as part of Wincheap
SLAA181 C19
Beds4Less broad location for development.
Identified as part of Opportunity
SLAA192 Land to the rear of 62 Burgate C4
Area
SLAA239 Becket House Allocated C13
SLAA259 Land on the west side of Hollow Allocated C7

53
SLAA Site Name Allocation Status Policy
Reference Reference
Lane
Identified as part of Opportunity
SLAA306 Land south and west of 62 Burgate C4
Area
SLAA309 Nackington Police Station Allocated C8
Land north of Canterbury West
SLAA318 Allocated C3
station
SLAA319 Land north of University of Kent Allocated C12

Whitstable

SLAA104 Brooklands Farm, Whitstable Allocated W4

SLAA132 Land South of Thanet Way Allocated W5

Identified as part of Whitstable W2
Oyster Indoor Bowling Centre and
SLAA141 Harbour broad location for
Whitstable Harbour Garage
development

SLAA223 St Vincent's Centre Allocated W7

SLAA247 Land east of Bodkin Farm Allocated W6

Herne Bay
Former Metric Site, Sweechbridge HB9
SLAA013 Allocated
Road

SLAA014 Blacksole Farm, Margate Road Land allocated under SLAA226A -

SLAA026 Moyne Land allocated under SLAA226A -

SLAA042 Hawthorn Corner Allocated HB6

Land comprising Nursery Industrial HB5
SLAA067 Units and former Kent Ambulance Allocated
Station

SLAA068 Former Gas Holder Site Allocated HB7

Forms part of revised Altira HB8
SLAA226A Blacksole Farm and Moyne
allocation.
Land at Greenhill adjacent Thornden HB4
SLAA240 Close (Land to the West of Thornden Allocated
Wood Road)
Rural

SLAA011 Land North of Popes Lane Allocated R9

54
 SLAA Site Name Allocation Status Policy
Reference Reference
Land fronting Mayton Lane, Broad Allocated R16
SLAA045
Oak
Land adjacent to Valley Road, Allocated R13
SLAA062
Barham

SLAA066 The Paddocks, Shalloak Road, Sturry Allocated R10

SLAA098 Land off The Hill, Littlebourne Allocated R7

SLAA115 Land at Ashford Road Allocated R3

Land North of Court Hill, R8
SLAA145 Allocated
Littlebourne

SLAA146 Land at Hersden Allocated R6

SLAA163 Bread and Cheese Field Allocated R5

SLAA185 Land at Station Road/ Land west of Allocated R12

Cooting Lane

SLAA202 Land at Church Farm, Hoath Allocated R18

SLAA218 Great Pett Farmyard Allocated R2

SLAA214 Land off the Hill Littlebourne Allocated as part of SLAA098 -

SLAA233 Broad Oak Reservoir Allocated R17

SLAA235 Land at Goose Farm, Shalloak Road Allocated R14

SLAA313 Land at Shalloak Road Allocated R15

SLAA311 Land at Ashford Road (west) Allocated R4

Table 4.7: Summary of 2017 Local Plan sites carried forward

Local Plan Site Name Allocation Status
2017 Policy
Reference
124 & adjoining Middle Wall,
HD1 CA308 Carried forward
Whitstable
HD1 Barham Court Farm, Barham Carried forward
HB2 Beach Street, Herne Bay Carried forward
HD1 CA507 Castle Street Car Park, Canterbury Carried forward
HD1 CA340 Garage Site, Kings Road, Herne Bay Carried forward

55
Local Plan Site Name Allocation Status
2017 Policy
Reference
HD1 CA281 Hawks Lane, Canterbury Carried forward
Holmans Meadow Car Park,
HD1 CA477 Carried forward
Canterbury
HD1 CA347 Ivy Lane North, Canterbury Carried forward
Land adjacent to Canterbury West
HD1 CA481 Carried forward
Station, Canterbury
Land at and adjacent to Herne Bay
HD1 Carried forward
Golf Driving Range, Greenhill
HD1 Land at Bullockstone Road, Herne Bay Carried forward
HD1 CA491 Land at Herne Bay Station Carried forward
HD1 CA530 Land at Ladysmith Grove Carried forward
Land to rear of 51 Rough Common
HD1 Carried forward
Road, Rough Common
HD1 CA278 Northgate Car Park, Canterbury Carried forward
HD1 CA043B Rosemary Lane Car Park, Canterbury Carried forward
SP3
Land at South Canterbury Carried forward
Site 1
SP3
Land at Strode Farm, Herne Bay Carried forward
Site 5
SP3
Land North of Hersden Carried forward
Site 8
HD1 CA286 St John's Lane Car Park, Canterbury Carried forward
St Johns Lane Employment Exchange,
HD1 CA282 Carried forward
Canterbury
HD1 St Martin's Hospital, Canterbury Carried forward
HD1 CA047 St Radigund's Place, Canterbury Carried forward
Tankerton Road car park & garage,
HD1 CA524 Carried forward
Whitstable
Added residential development as assessed
EMP1 Altira under SLAA226a, and replaced with Site
HB8
Added residential development and
EMP1 Eddington Business Park
replaced with Site HB10
EMP11 Whitstable Harbour Replaced with Site W2 and extended to

56
Local Plan Site Name Allocation Status
2017 Policy
Reference
cover a further parcel of land, and the
opportunity for residential development
Added residential development and
TCL7 Wincheap
replaced with Site C19
SP3 Site 2 Broad Oak / Sturry Planning permission and under construction
SP3 Site 3 Land at Hillborough, Herne Bay Planning permission and under construction
Land at Herne Bay Golf Course, Herne
SP3 Site 4 Planning permission and under construction
Bay
SP3 Site 6 Land at Greenhill, Herne Bay Planning permission and under construction
SP3 Site 7 North of Thanet Way, Whitstable Planning permission and under construction
SP3 Site 9 Land at Howe Barracks, Canterbury Planning permission and under construction
SP3 Site 11 Land at Cockering Farm, Thanington Planning permission and under construction
Land South of Ridgeway (Grasmere
SP3 Site 12 Planning permission and under construction
pasture) Chestfield
HD1 Kingsmead Field Planning permission and under construction
HD1 CA480 Kingsmead depot, Canterbury Planning permission and under construction
HD1 CA375/
Herne Bay Bus Depot, Herne Bay Planning permission and under construction
HB3

57
5. Settlement boundaries
5.1. As part of the draft Local Plan the settlement boundaries have been developed for the Rural
Service Centres and Local Service Centres, and the Urban Areas have been updated to reflect
the built confines of the settlements and the new development planned for the district. To
ensure that settlement boundaries are consistent across the district, the following
methodology has been applied.

5.2. The settlement boundaries, and associated policies, aim to ensure that future development
is contained within the built area of a settlement and prevent development extending into
the countryside unless specific policies indicate otherwise.

5.3. The following information was used to put together the settlement boundaries: Ordnance
Survey (OS) mapping, satellite imagery from Google Earth and planning application data.
Where there were any anomalies or uncertainties, officers undertook a site visit to double
check.

5.4. The settlement boundaries have largely been traced along the outside of roads and property
curtilage boundaries, to be in line with the existing built form of the settlements. In addition,
all of the sites allocated in the 2017 Local Plan and new draft Local Plan were included within
the settlement boundary.

5.5. Where a building has a particularly large curtilage extending into the open countryside, the
settlement boundary was drawn across a reasonable area of the property boundary to
prevent backland development.

5.6. Agricultural buildings, equestrian facilities and agricultural land have not been included in
the settlement boundary as these areas are deemed as countryside. Development in these
areas would be covered under policy R19.

5.7. Key community facilities (and their grounds) located within the built confines of a settlement
are included within the settlement boundary including schools, recreation grounds, parks
and play facilities, churches, town and village halls, sports facilities, healthcare facilities and
car parks.

5.8. During the Regulation 18 draft Local Plan (2022) consultation, comments were received from
Adisham, Bridge and Broad Oak Parish Councils in relation to their settlement boundaries.
Adisham Parish Council requested the inclusion of Blooden and some additional housing
outside of the main village, however no action was taken as these areas are disconnected
from the main built form of Adisham and including them in the boundary would be contrary

58
 to the settlement boundary methodology. Bridge Parish Council raised a potential conflict
with their neighbourhood plan, however no action was taken at this stage due to the
neighbourhood plan status. Broad Oak Parish Council requested that the settlement
boundary for Broad Oak should include the access to Land at Goose Farm (Policy R14) and
the boundary has been amended to reflect this.

5.9. The Chartham settlement boundary has been amended to include a couple of buildings to
the north east, off Station Road, which were not included previously. Further research has
shown that the buildings are residential and commercial and therefore including them
within the settlement boundary is in line with the methodology set out in this chapter.

5.10. Of the settlements where site allocations were proposed in the draft Local Plan (2022) which
are no longer proposed in the draft Local Plan (2024), their boundaries have been amended
to no longer include the site areas.

59
6. Town Centre boundaries
6.1. The Town Centre Boundaries for Canterbury and Herne Bay have been amended.

6.2. The Canterbury Town Centre boundary was reduced following recommendations from the
Retail and Leisure Study (2020) which recommended consolidating town centre uses to a
tighter boundary. Areas of residential development were removed and the boundary focuses
on existing town centre uses at and adjacent to the Primary Shopping Area.

6.3. Following comments received during the Regulation 18 draft Local Plan consultation (2022),
the Canterbury City Centre boundary has also been extended to include the Cathedral
grounds. This is to recognise the important role the Cathedral plays in the town centre, as a
focal point for business and tourism in the city.

6.4. The Herne Bay Town Centre Boundary was reduced following recommendations from the
Retail and Leisure Study (2020) which recommended consolidating town centre uses to a
tighter boundary. This also aligns with council ambitions to encourage improved connectivity
between the Primary Shopping Area and the seafront.

6.5. Following comments received during the Regulation 18 draft Local Plan consultation (2022),
the Herne Bay Town Centre Boundary boundary has been modified to include the Pier and
part of Central Parade to the West, encompassing existing commercial and leisure uses on
the seafront.

6.6. No changes are proposed to the Whitstable and Commercial Area boundaries from those
included with the Regulation 18 draft Local Plan consultation (2022).

60
7. Neighbourhood Plans
7.1. The NPPF requires the housing need for designated neighbourhood areas to be identified
within strategic policies of the Local Plan16.

7.2. There are six designated areas in our district which are in the process of producing
neighbourhood plans:

● Bridge
● Chartham
● Hoath
● Fordwich
● Thanington
● Upper Hardres

7.3. Based on the carried forward 2017 Local Plan sites in Chapter 8 of the draft Local Plan, the
spatial growth strategy and proposed allocations, Bridge, Hoath and Thanington have sites
allocated for housing within their designated areas.

Table 7.1: Proposed and saved allocations in neighbourhood plan areas.

Designated Area Allocations Homes

Bridge R2: Great Pett Farmyard 13

Hoath Policy R18 - Land at Church Farm 17

Thanington Site 11: Land at and adjacent to 1,150

Cockering Farm Thanington

C7: Land to the North of Hollow Lane 720 homes and 80 units of older
persons’ accommodation

C9: Milton Manor House 95

C10: Land to North of Cockering Road 36

7.4. In addition to these allocations, an analysis of the historic completion trends for each
neighbourhood area has been completed. This has been updated since the 2022
Development Topic Paper to include additional years of completion data.

16
Paragraph 67

61
7.5. The number of completions between 2017/18 and 2022/23, on brownfield only sites, have
been analysed to identify the average annual windfall completions within these areas. This
does not include completions on sites allocated in the 2017 Local Plan.

7.6. Projected over the 21 year Local Plan period (2020/21 - 2040/41), the average windfall figure
on brownfield sites provides a housing need figure for each neighbourhood plan area. The
proposed and saved allocations (Table 7.1) have not counted towards the housing need
figures identified in Table 7.2 as this could undermine the effectiveness of the Local Plan and
Neighbourhood Plans.

Table 7.2: Average windfall completions and housing needs by neighbourhood plan area
Average number of Number required over the
completion per annum 21 year Local Plan period

Bridge 2 42

Chartham 2 42

Fordwich 0 0

Hoath 0 0

Thanington 0 0

Upper Hardres 0 0

7.7. Two dwellings at Bridge and Chartham per annum is the proportion of the district’s windfall
housing figure which would be anticipated within each of these areas. By identifying these
figures, the Neighbourhood Plan groups have the choice to allocate land within their
Neighbourhood Plan or contain policies to address these housing needs.

7.8. The Bridge Neighbourhood Plan has progressed through the Regulation 16 stage and been
independently examined. Following this, the plan will proceed to a referendum which is
scheduled to take place on 28 March 2024. The plan contains detailed policies on a range of
matters including transport, housing and environment and includes an allocation for 40
dwellings, which will include affordable housing, open space and provision for a Village Hall.

7.9. To summarise:

● Bridge - In addition to the 13 homes allocated on Site R2, between 2020/21 and
2040/41, the neighbourhood plan housing requirement figure for Bridge Parish is 42
dwellings.

62
● Chartham - The neighbourhood plan housing requirement figure, between 2020/21
and 2040/41, for Chartham Parish is 42 dwellings.

● Fordwich - The neighbourhood plan housing requirement figure, between 2020/21

and 2040/41, for Fordwich Parish it is zero dwellings.

● Hoath - The neighbourhood plan housing requirement figure, between 2020/21 and
2040/41, for Hoath Parish it is zero dwellings.

● Thanington - In addition to the 1,150 dwellings on Site 11 (Policy CF1), 720 homes
and 80 units of older persons’ accommodation allocated on Site C7, 95 homes
allocated on C9 and 36 homes allocated on C10, between 2020/21 and 2040/41, the
neighbourhood plan housing requirement figure for Thanington Parish is zero
dwellings.

● Upper Hardres - The neighbourhood plan housing requirement figure, between

2020/21 and 2040/41, for Upper Hardres Parish is zero dwellings.

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8. Meeting the district’s housing needs
Housing land supply methodology

Liverpool vs Sedgefield (LHN)

8.1. The council proposes to continue to use the Liverpool method of spreading any shortfall that
might arise over the plan period, because of the specific circumstances that occur due to the
higher level of development needing to take account of major infrastructure requirements.

8.2. While the PPG encourages the use of the Sedgefield method, it does not prohibit the use of
the Liverpool method, which is validated as a methodology by appeal decisions and the
Inspectors Report on Canterbury District’s 2017 Local Plan.

8.3. Many of the circumstances put forward during the 2017 Local Plan examination still remain
relevant due to delays caused by appeals, judicial reviews, covid-19 and the stodmarsh water
quality issues.

8.4. For example, we have always acknowledged that a number of the strategic housing sites at
Sturry and Herne Bay are reliant on the construction of a new relief road for Sturry. This road
has only just been granted permission and construction is not anticipated by KCC to start
until 2025. Some housing at Sturry has been unlocked sooner, but the number of homes that
can be built in the area prior to the Sturry Road being constructed is limited. The Herne Bay
Relief Road, which has started construction, will also help unlock homes.

8.5. In addition the 2017 Local Plan was only planning for an average of 800 homes per year,
whereas this draft Local Plan is planning for the LHN requirement of 1,149 homes per
annum. This automatically means a level of shortfall is carried into the first 5 year housing
land supply.

8.6. Therefore, we recognise that the large scale strategic allocations will take a number of years
to complete (as has been seen at longer rates than anticipated due to the quantity of
appeals and judicial reviews) and this together with the fact that the district is heavily
constrained in terms of landscape and other conservation policies is the main reason for
continuing to adopt the Liverpool method and redistributing any undersupply in the early
years over the entire plan period. We feel that this is the best way to respond in reasonable
planning terms to unlock these sites whilst according with the principles of sustainable
development.

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 Land supply components
8.7. The district’s housing land supply consists of several components:

● Carried forward 2017 Local Plan allocations: as identified in Chapter 4 and Appendix
C;

● Proposed draft Canterbury District Local Plan to 2040 allocations: as identified in

Chapter 4 and Appendix C;

● Extant planning permissions: extant permissions are other sites with planning
permission for residential development that are either not started or were under
construction as of 31 March in the survey year;

● Completions: residential development units which have been completed in 2020/21,

2021/22 and 2022/23; and

● Windfalls: sites which have not been specifically identified as available in the
development plan process.

8.8. For the purposes of classifying “housing supply” newly-built homes as well as conversions,
changes of use, demolitions and redevelopments are included.

8.9. Homes are classed as any self-contained permanent residential dwelling which includes
student accommodation and older persons housing (C2).

8.10. It is important to note that the ‘net’ increase to the housing stock is reflected within the
figures. The reuse of empty homes or the replacement of existing dwellings do not
contribute to the ‘net’ supply of new housing.

8.11. All student accommodation (communal halls of residence or self-contained dwellings, on or

off campus) and older persons housing (communal accommodation or self-contained
dwellings), are included within the housing supply with the appropriate ratio17.

8.12. These types of accommodation are required to be assessed for the government’s HDT and
our housing land supply calculations in slightly different ways. This is likely to cause modest
discrepancies between the level of completions recorded for each monitoring year under
the HDT results and the published land supply, but this cannot be avoided.

17
In accordance with the revised NPPF and national guidance.

65
 Windfall data
8.13. The NPPF encourages the support of windfall development sites. It also states an allowance
can be made for windfall sites in land supply calculations where there is compelling evidence
demonstrating it is a reliable source of supply (paragraph 72).

8.14. For the 2017 Local Plan, it was demonstrated that windfalls have historically formed part of
the land supply with past windfall rates of 49% of the overall completion rate18. A windfall
allowance of 138 dwellings per annum was agreed by the Planning Inspector, based on
expected completions on small sites of less than five units only.

8.15. The Inspector concluded that 138 dwellings per annum was a conservative assumption and
confirmed that no additional allowance for lapsed permissions was necessary.

8.16. The updated housing monitoring data continues to show higher-than-anticipated levels of
small site windfall completions and also that large windfall sites continue to be granted in
addition to the allowance.

8.17. Table 8.1 identifies that windfalls have continued to be the main supply of housing since the
last Local Plan was adopted, providing 63% of the completions over this period. This
provides reliable evidence that windfall sites remain an important and reliable source of
housing supply in the district.

Table 8.1: Split of windfall and allocated site completions

Net completions Percentage (%)
Year
Allocations Windfall Total Allocations Windfall
2017/18 100 1,019 1,119 9% 91%
2018/19 105 338 443 24% 76%
2019/20 298 299 597 50% 50%
2020/21 160 314 474 34% 66%
2021/22 436 349 785 56% 44%
2022/23 405 288 693 58% 42%

8.18. While in the past two years allocations have overtaken windfall in terms of the percentage of
the overall completions this could be due to a number of factors. Some good news like the
majority of the large strategic allocations from SP1 in the 2017 Local Plan have detailed

18
Based on completion data from 1993/94 to 2013/14 in Canterbury District Local Plan Review Public
Examination. Topic Paper 2: Housing (2014), page 15. Available from:
https://drive.google.com/file/d/1hQNk03zU3NyuU90vWFVMRn9ob3r5lJnw/view?usp=sharing

66
 planning permission and have started construction. However, there are also the negative
impacts from Covid-19 (e.g. less applications were submitted and construction stopped
during lockdown) and the Stodmarsh water quality concerns has limited the number of
windfall sites granted permission in the District. Both of these impacts are now starting to be
seen in the completion figures as the percentage of windfall decreases.

8.19. However, even through a period of time which has seen Covid-19 and the Stodmarsh water
quality concerns disrupt the delivery of development in parts of the district, the delivery of
windfall sites continues to be an important component of meeting housing needs. As such,
the council has reviewed the number of completions on windfall sites of all sizes.

8.20. For residential developments only, windfall completions on brownfield sites (Table 8.2) were
considered. This was in line with the NPPF requirement to allocate land with the least
environmental or amenity value (paragraph 181).

Table 8.2: Windfall completions on brownfield land

Net 0 and below 1-5 6-9 10+ Total across
Completions dwellings dwellings dwellings dwellings all sizes

2017/18 -31 62 24 153 208

2018/19 -17 95 50 71 199

2019/20 3 68 -3 81 149

2020/21 -3 52 21 51 121

2021/22 -11 49 46 51 135

2022/23 -13 42 27 53 109

Total -72 368 165 460 921

6 year average -12 61 28 77 154

4 year average19 -12 69 23 89 169

8.21. Small sites20 and smaller sites21 will build out within two years of being granted planning
permission. The Stodmarsh water quality issues were identified in 2019 and resulted in
fewer planning permissions being decided. This is likely to be the main reason why the last

19
Average over 2017/18 to 2020/21, which excludes the past two years where stodmarsh has skewed the
figures.
20
This refers to schemes of less than 5 dwellings as set out in the Phasing Methodology 2018.
21
This refers to schemes for 6-100 dwellings which are granted through detailed planning permission as set out
in the Phasing Methodology 2018.

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 two years had lower windfall completions. The Draft Canterbury District Nutrient Neutrality
Strategy seeks to identify actions so that this issue can be addressed.

8.22. Therefore, as the impacts on granting planning permission due to the Stodmarsh water
quality impacts and Covid-19 has skewed the completion data for the last two years
(2021/22 and 2022/23), it is proposed that to work out the average number of windfall
residential completions on brownfield sites the years 2017/18 to 2020/21 are used. This is
the same as the information and windfall figure presented for the draft Regulation 18 Local
Plan (2022).

8.23. Older persons housing and student accommodation on brownfield windfall development
sites that have been completed has also been reviewed, as summarised in Table 8.3.

Table 8.3: Windfall older persons housing and student accommodation development on
brownfield sites
Net Completions Older persons’ accommodation Student accommodation

2017/18 -10 676

2018/19 32 7

2019/20 10 22

2020/21 27 117

2021/22 -15 758

2022/23 24 0

Total 68 1,580

6 year average 11 263

8.24. The last two years of completions will have also been impacted by Covid-19 and the
Stodmarsh water quality issues, however student accommodation varies year on year with
little consistency. Paired with the HNA determining there are no identified student
accommodation needs over the local plan period, there is a chance that the market for
student accommodation is becoming saturated and may tail off over time. Therefore, no
windfall figure for student accommodation is proposed.

8.25. The six year average for older persons housing is minimal. It is therefore proposed that the
windfall figure should be based on the residential windfall development on brownfield land
only.

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8.26. Considering all of these factors, it is proposed that the windfall figure is based only on
brownfield residential windfall development, excluding greenfield development, student
accommodation and older person housing. It is also proposed that the data for the past two
years is excluded due to the temporary national constraints that have skewed the
completion figures. This is considered to be a robust, if conservative, projection of reliable
future ongoing windfall supply in the district, and amounts to 170 dwellings22 per annum
from year four of the housing land supply to 2040/41 which has been considered in the land
supply calculations.

Lapsed data
8.27. For the adopted 2017 Local Plan, the Inspector did not believe it was necessary to make an
additional allowance for lapsed permissions. The council has taken this opportunity to
review its lapse rate methodology

8.28. As set out in Figure 8.1 the number of lapsed planning applications for housing over the past
six years is highly variable with no obvious trend.

Figure 8.1: Number of lapsed applications per year

8.29. In 2017/18 the number of lapsed applications was higher due to the lapse of a couple of
40-50 home prior notification applications only. These applications were initially submitted

22
Rounded to a whole number

69
 shortly after the prior notification process was introduced and were likely never intended to
be built out.

8.30. There was another, smaller spike in 2021/22 which was predominantly due to the
government providing short term extensions to implementation periods due to Covid-19 and
associated lockdowns. This then led to a number of lapsed applications being within the
same time period rather than more spread out.

8.31. The council considers that the lapsed rate is inconsistent year on year and in general
negligible when compared to the overall housing need, especially when special
circumstances like the introduction of new permitted development rights and impacts of
Covid-19 are excluded. In addition the council's approach to windfall rates is still considered
conservation. Therefore, no allowance for a lapse rate is included within the windfall
allowance calculations.

Housing Delivery Test and the appropriate buffer

8.32. Housing land supply calculations include a buffer: an additional supply of homes above that
required for the next five years. This allows some additional competition and flexibility
within the housing market.

8.33. The NPPF (Paragraph 79) sets the appropriate buffer based on the most up to date Housing
Delivery Test (HDT) result which has been published by the government.

8.34. The HDT is an annual measurement of housing delivery in the area of relevant plan-making
authorities. It is a percentage measurement of the number of net homes delivered against
the number of homes required over a rolling three year period.

8.35. For 2022/23, Table 8.4 identifies the number of homes required over the last three year
period and the corresponding completion figures.

Table 8.4: HDT last three years housing requirement and completion figures
HDT 2020/21 2021/22 2022/23 Total

Housing requirement 59923 900 1,07024 2,569

Total completions 463 682 693 1,838

23
2020/21 housing requirement figures have been decreased by 122 days (4 months), by government to
account for the COVID-19 pandemic. Further information is available from:
https://www.gov.uk/government/publications/housing-delivery-test-2021-measurement
24
Based on an appropriate split of the Local Plan need figure of 900 dwellings (adopted 17 July) and the LHN as
calculated on 1st April 2022

70
8.36. Furthermore, Table 8.5 identifies previous years HDT results, and the result for this year.

Table 8.5: Previous HDT results

Monitoring Year HDT result

2017/18 117%

2018/19 87%

2019/20 87%

2020/21 65%

2021/22 75%

2022/23 72%

8.37. At the time of writing the most recent Housing Delivery Test result which has been published
by the government is the 2021/22 result. The council’s result was 75% and therefore the
appropriate buffer is 20%. Even if the government publishes the 2022/23 HDT result during
this consultation the appropriate buffer would still be 20%.

Student and older persons housing

8.38. All student accommodation (communal halls of residence or self-contained dwellings, on or
off campus) and older persons housing (communal accommodation or self-contained
dwellings), are included within the land supply with the appropriate ratio25.

8.39. The PPG states that for student and older person accommodation, studio flats (a one-room
apartment with kitchen facilities and a separate bathroom that fully functions as an
independent dwelling) can be counted on a one for one basis.

8.40. However, multi bedroom communal establishments (i.e. 6 bedrooms to a kitchen/ living area
format) may require several units to equate to one house. In these circumstances, the PPG
states that authorities should use the published census data to calculate what ratio is used.
At time of writing this was the 2011 Census data as the 2021 Census data was not available.
The council will keep this under review.

8.41. Using the District published census data, a ratio of 3.5 student bedrooms which equates to 1
new dwelling for communal student developments is implemented. For older person
accommodation, the District’s published census data means a ratio of 1.8 bedrooms which
equates to 1 new dwelling for communal older persons developments is implemented.

25
In accordance with the revised NPPF and national guidance.

71
8.42. These types of accommodation are required to be assessed for the HDT and housing land
supply in slightly different ways. This is likely to cause minor discrepancies between the level
of completions recorded for each monitoring year under the HDT results and the published
land supply.

Phasing
8.43. The council has published a revised Phasing Methodology document 202326 which responds
to developer feedback and changes in both the national and local housing market and
construction industry.

8.44. The Phasing Methodology sets out the assumptions for the phasing of housing sites and will
be used when direct information from a house builder/developer either cannot be obtained
or requires ‘sense checking’.

Stakeholder engagement
8.45. A Housing Delivery Group, comprising developers, agents, house builders, SME house
builders, affordable housing providers and utilities providers, was established in 2018.

8.46. This group is involved in the production of the council’s Housing Delivery Test Action Plans
and the Phasing Methodology document, including the revised 2023 version. They have
been regularly consulted to provide up to date feedback on current development and
market industries.

8.47. In April and May 2023, the Housing Delivery Group was consulted on the proposed changes
to the Phasing Methodology and offered another opportunity to provide local feedback.
Further information on the stakeholder engagement undertaken through the production of
the Phasing Methodology, is within Chapter 2 of the document.

8.48. Surveys were circulated in May and June 2023 to strategic, allocated and large sites to gather
site-specific information on the construction status, phasing and identification of factors
impacting development.

8.49. Statements of Common Ground were then produced across September - November 2023
with the strategic sites representatives.

8.50. During the Regulation 18 draft Local Plan consultation 2022, conversations in terms of
phasing and build out rates started with the developer / agents of the new sites proposed
for allocation. These conversations have been ongoing to inform the phasing presented at
26
Phasing Methodology includes details around the process of producing the document and engagement with
the development industry. It is available on the councils website, or from:
https://drive.google.com/drive/folders/1IGeX9bc1xlbk5ksy0bxuUhRUqA4eZEYK?usp=sharing

72
 this time, and it is anticipated that Statements of Common Ground will be produced
between the council and the large strategic sites for the Regulation 19 stage.

Monitoring process
8.51. The council continues to review and improve its monitoring processes, including in response
to changes in national guidance and proactive engagement with the development industry.

8.52. The council takes a cautious and robust approach, based on up-to-date information, when
phasing sites. The year-long monitoring process includes:

● New planning permissions - updating extant planning permission records as new

applications are permitted

● Completions - using Council Tax, Building Control or Street Name and Numbering
records data around completions is updated

● Site surveys - council officers visit sites subject to planning applications, both extant
permissions and allocations, that are not complete

● Developer engagement - the pro-forma is circulated to developers, house builders,

agents or applicants for certain extant planning permissions and all allocated sites

● Site-specific information gathering - based on the detailed knowledge of case

officers’ (and infrastructure/transport officers if appropriate) information is gathered
on the individual sites, including known delays and interdependencies of sites

● ‘Sense checking’ - information provided via the pro-forma is ‘sense checked’ against
known delays, information provided by the relevant officers and the Phasing
Methodology

● Carried forward 2017 Local Plan strategic sites - an extra step is undertaken for
strategic sites where through further discussions with the developers, agents or site
promoters, Statements of Common Ground are produced.

● New draft Local Plan allocations - phasing is based on initial discussions with the site
developer / agent / promoter, the Phasing Methodology, planning status and known
constraints. This will be further refined for the Regulation 19 stage.

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 Land supply components and Sites commentary
8.53. In addition to the new allocations in the draft Local Plan, there are the existing housing
supply elements. The information in relation to the existing housing supply elements has
been taken from the 2022/23 Authority Monitoring Report and informed by the
comprehensive and robust monitoring process that document goes through.

8.54. As set out above the new allocations in the draft Local Plan have been through a similar
robust monitoring process for this consultation.

Completions
8.55. Table 8.6 sets out the breakdown of completions since the base date of the draft Local Plan
to this monitoring year (2020/21 - 2022/23). As discussed earlier in this document, in
accordance with national guidance, the appropriate ratio has been applied27.

Table 8.6 Net completions within Canterbury District

Monitoring Residential Student Care home and Total
Year Dwelling Accommodation other specialists Completions
Completions Completions Completions

2020/21 330 117 27 474

2021/22 547 248 -10 785

2022/23 644 0 49 693

Extant planning permission

8.56. These are all windfall applications for housing, student accommodation and older persons
housing which have been granted planning permission, are still valid and not completed.
Please see Table D.1, D.2 and D.3, in Appendix D.

Carried forward 2017 Local Plan allocations

8.57. As discussed previously, 2017 Local Plan Strategic Site 10: Land at Ridlands Farm and Langton
Field, Canterbury is included within draft site allocation Policy C6: Land at Merton Park and is
therefore not included within this section to prevent double counting.

8.58. As set out in the 2022/23 Authority Monitoring Report, this year a Statement of Common
Ground has been signed for 9 of the parcels across the 11 strategic sites that are being
carried forward from the 2017 Local Plan. These are available in Appendix E. These sites are:
● Site 2: Land At Broad Oak (Northern Section)

27
The figures may not reflect those published by MHCLG in the Housing Reconciliation Flows.

74
 ● Site 3: Land at Hillborough (Parcel A)
● Site 3: Land at Hillborough (Parcel B)
● Site 5: Land at Strode Farm
● Site 6: Land at Greenhill, Herne Bay
● Site 9: Land at Howe Barracks
● Site 11 Parcel A: Land at Cockering Farm, Thanington
● Site 11 Parcel B: Land at Cockering Farm, Thanington
● Site 12: Grasmere Gardens (Land South of the Ridgeway)

8.59. Site commentary for the remaining Carried forward 2017 Local Plan strategic allocations is
provided below.

Site 1: South Canterbury

Summary

8.60. A hybrid application for up to 4,000 dwellings was registered in March 2016. The council in
2016 resolved to approve the application, subject to the completion of the S106 legal
agreement. A legal challenge to the application was resolved; with a decision dated 1st July
2019 issued from the Supreme Court refusing to hear the appeal. Subsequently, the Council
granted planning permission, and S106 was agreed and signed in February 2021. However,
this was subject to a legal challenge and resulted in quashed planning permission.

8.61. The application was referred back for determination to the Council and new information was
submitted in December 2021. The planning application was referred to the Committee in
December 2022, where the Planning Committee resolved to grant planning permission
subject to safeguarding conditions and completion of a legal agreement. The granted
decision notice was issued in June 2023, and the Judicial Review period has now lapsed
without a legal challenge.

Current Planning Status

8.62. Hybrid planning application, granted permission, for an urban extension of up to 4,000
dwellings includes a full element of:
● 140 dwellings; and
● vehicular/cycle/pedestrian access via New Dover Road.

8.63. The outline element includes:

● Up to 3,860 dwellings;
● Up to 70,000sqm employment floorspace;
● Two primary schools;

75
 ● Community Hub: shops, financial/professional services, food/drink outlets, business,
residential institutions (care accommodation), residential, non-residential institutions
(medical/health services, creches, community centres & places of worship),
assembly/leisure (indoor sports facilities) & petrol station;
● Local Centre: shops, financial/professional services, food/drink outlets, business,
residential, non-residential institutions (medical/health services, creches, community
centres & places of worship) & assembly/leisure (indoor sports facilities);
● Land reserved for potential relocation of the Kent & Canterbury Hospital
(medical/health services) & energy centre; or if not required, business; and
● Park & Ride: 1,000 parking spaces & bus interchange facilities.

Progress of Site 1: Land at South Canterbury (Mountfield Park)

Phase Date Other Information

Registration of outline planning March 2016 CA//16/00600 - 140 dwellings

application with detailed permission and
3,860 dwellings with hybrid
permission

Decision notice issued 29/06/2023 Granted Planning Permission

Section 106, or other planning June 2023

obligations agreed or signed

Work on site commenced Stage not yet reached.

(including demolition)

Dwelling completions Stage not yet reached.

Amount of affordable units for each Phase

Phase Affordable units Total dwellings on site Percentage affordable

1 0 140 0%

Summer 2023 survey response

8.64. The Council circulated a survey in the summer 2023, seeking initial views on the anticipated
delivery of the site and any other factors impacting the delivery of the site.

8.65. The developer responded and confirmed the development would contain 4 phases of circa
1,000 homes each. The next reserved matters application is anticipated to be submitted in
Q2 of 2024.

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8.66. The developer has identified a phasing trajectory of 300 dwellings per year once the site is
working at capacity until completion. With a stepped build-out rate of 50 homes in the first
year and 150 in the second year. It is estimated that it will take 15 years in total to deliver
the permission.

Agreed Site Commentary

8.67. During consideration of the hybrid application, water quality concerns were raised by
Natural England in relation to the Stodmarsh European Protected site. A solution has since
been identified and agreed upon within the Appropriate Assessment. The planning
permission for 4,000 homes, including 140 dwellings being a detailed planning permission,
was granted with a decision notice issued in June 2023. The Judicial Review period has
passed and work can now start on discharging conditions and construction.

8.68. The developer has confirmed that Reserved Matters applications will be submitted in
succession over 10+ years for housing parcels, infrastructure, landscape and community
buildings. The next reserved matters application is anticipated to be submitted to the council
in Q2 of 2024 relating to green and grey infrastructure. The nutrient mitigation
implementation is secured via the section 106 agreement and safeguarding conditions. The
WWtW will be delivered prior to the occupation of the 150th dwelling. The developer has
already submitted a permit application to the Environment Agency for the wastewater
treatment works.

8.69. It is assumed that following the submission of the next reserved matters for residential
dwellings, it will be around two years until completions from the next phase. On this basis,
and to allow for a more gradual increase in build-out rates, it is assumed that Year 3 will
have 100 completions, rather than the 150 proposed by the applicant in their survey
response.

8.70. Following further discussions with the applicant, first completions on the site have been
revised to Year 3 and the trajectory moved back a year to reflect this. This is based on the
estimated 3 years needed to design, plan and deliver the on-site WwTW prior to 150
dwellings.

8.71. The developer intends to remain involved throughout the delivery of the scheme, acting as
master developer and selling serviced land to housebuilders and those delivering the
commercial elements. A high level of design quality and a wide range of tenure types will be
promoted, enabling rates of housing delivery to be increased. The developer has confirmed
there will be four strategic phases of c1000 dwellings each, broken down into
sub-phases/serviced housing parcels of various sizes according to market demand and speed

77
 in infrastructure investment. The site will be a multi-outlet operation and therefore
significant build-out rates are expected.

Deliverability checklist

8.72. The table below sets out what steps Canterbury City Council have taken to gain robust
information about the site in coming to the agreed phasing and delivery.

Deliverability Checklist Yes No

Is the developer part of the Housing Delivery Group and engaged in Y

discussions on delivery with the Council

Was direct information from the developer/ house builder obtained (i.e Y
via the survey circulated in the summer or by general correspondence)

Was phasing discussed with case officer for known site issues/ progress Y

Was the phasing reviewed in light of the planning status, and any Y
available evidence on the site, its ownership, viability or infrastructure
requirements

Was phasing ‘sense checked’ against Phasing Methodology Y

Site 2: Land at Sturry

Summary

8.73. The allocation has been split into two parcels:

● The Northern Section (Land at Broad Oak) - A hybrid application comprising: a

detailed element for 456 residential dwellings (402 houses and 54 flats); and outline
for a commercial area comprising 212sqm of Class A1 and up to 593sqm of Class B1
use. The application was registered in May 2018 and was granted planning
permission in March 2021. A S106 has been agreed and signed in 2021. The site is
currently under construction.

● The Southern Section (Land at Sturry) - A hybrid application comprising: a detailed

element for the construction of part of the Sturry Link Road and a local road from the
Sturry Link Road to Shalloak Road; and outline for 630 dwellings and associated
community infrastructure. The application was registered in December 2020 and
granted planning permission in March 2021, including a signed S106.

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 Current Planning Status

8.74. Granted permission for a hybrid planning application comprising: a detailed element for the
construction of part of the Sturry Link Road and a local road from the Sturry Link Road to
Shalloak Road; and outline for 630 dwellings and associated community infrastructure.

Summer 2023 survey response

8.75. The Council circulated a survey in summer 2023, seeking initial views on anticipated delivery
of the site and any other other factors impacting on the delivery of the site.

8.76. The developer did not respond.

Agreed Site Commentary

8.77. A hybrid planning application was granted planning permission in March 2021 and there is a
Planning Performance Agreement (PPA) in place.

8.78. The developer is in discussions with a housebuilder who is a Homes England strategic
partner so it is anticipated that there will be accelerated delivery.

8.79. In June 2016 Kent County Council secured LEP funding of £5.9m towards the relief road.
Heads of Terms were agreed and signed by those sites reliant upon the relief road and Kent
County Council, as highway authority, to ensure the necessary funding would be in place
when the works are scheduled to take place. Funding towards the relief road has already
been secured via S106 from dependent sites such as Herne Bay Golf Course (£250k).
Additionally the following unallocated sites have S106s that facilitate forward funding to
assist with keeping the scheme on programme - Hoplands Farm (£1.2m) as well as the
Colliery Site (£3.6m).

8.80. Kent County Council in 2017 consulted on the route and details of the relief road and
planning applications for both sections of the road were lodged. KCC granted the Sturry Link
(Relief) Road early September 2021 securing the additional funding.

8.81. Up to 385 dwellings can come forward and be occupied on the site prior to the construction
and connection of the relief road with the KCC viaduct scheme. Work is anticipated to start
in spring 2025, so no conflict with the 5 year land supply phasing is anticipated. However,
the progress of the highways infrastructure will be monitored and phasing will be adjusted in
the future if necessary.

79
8.82. As part of the outline planning permission a solution to the water quality concerns raised by
Natural England in relation to the Stodmarsh European Protected site was identified and
agreed within the Appropriate Assessment. Due to changes in the national guidance since
the adoption of the initial Appropriate Assessment, it is likely that this will need to be
revised. The developer is working with Natural England. As the site has previously been able
to demonstrate nutrient neutrality, as have other large sites in the district, it is anticipated
that this should not unduly delay issuing a planning decision.

8.83. There are no ownership, viability or further infrastructure provision concerns. Therefore,
based on the Phasing Methodology a site of this size, with outline planning permission, is
anticipated to have first completions in Year 3.

Deliverability checklist

8.84. The table below sets out what steps Canterbury City Council have taken to gain robust
information about the site in coming to the agreed phasing and delivery

Deliverability Checklist Yes No

Is the developer part of the Housing Delivery Group and engaged in Y

discussions on delivery with the Council

Was direct information from the developer/ house builder obtained (i.e N
via the survey circulated in the summer or by general correspondence)

Was phasing discussed with case officer for known site issues/ progress Y

Was the phasing reviewed in light of the planning status, and any Y
available evidence on the site, its ownership, viability or infrastructure
requirements

Was phasing ‘sense checked’ against Phasing Methodology Y

Site 7: Land North of Thanet Way

Summary

8.85. An outline application was granted planning permission in October 2016, along with a signed
S106 agreement. All 400 dwellings now have detailed planning permission granted through
three reserved matters applications. The site is currently under construction.

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 Current Planning Status

8.86. An outline application was granted planning permission in 2016 for 400 residential units
along with a signed S106 agreement. In August 2018 a reserved matters application was
submitted for Phase 1 comprising 138 dwellings, associated works and infrastructure and it
was granted planning permission in November 2019.

8.87. In November 2020 another reserved matters application was submitted for part of Phase 1
and Phase 2 comprising 213 dwellings, associated works and infrastructure and it was
granted planning permission in June 2021. There is a slight overlap between these two
permissions, so overall the total across these two reserved matters is 292 dwellings.

8.88. The final phase (3) for 108 dwellings was granted planning permission in March 2022. All
dwellings have detailed planning permission.

Progress of Site 7: Land North of Thanet Way

Phase Date Other Information

Registration of outline planning June 2015 CA//15/01296 for 400

application dwellings

Decision notice issued 26/10/2016 Granted Planning Permission

Registration of reserved matters August 2018 CA//18/01664 - Phase 1 for

138 dwellings

Reserved matters decision notice 14/11/2019 Granted Planning Permission

issued

Registration of reserved matters November 2020 CA/20/02436 - Part of Phase 1

and Phase 2 for 213 dwellings

Reserved matters decision notice 11/06/2021 Granted Planning Permission

issued

Registration of reserved matters October 2021 CA/21/02426 - Phase 3 for 108

dwellings

Reserved matters decision notice 02/03/2022 Granted Planning Permission

issued

Section 106, or other planning October 2016

obligations agreed or signed

Work on site commenced (including 2020

demolition)

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 Dwelling completions 74 of 400

Amount of affordable units for each Phase

Phase Affordable units Total dwellings on site Percentage affordable

Phases 1 and 2 92 292 32%

3 28 108 26%

Total 120 400 30%

Summer 2023 survey response

8.89. The Council circulated a survey in summer 2023, seeking initial views on anticipated delivery
of the site and any other other factors impacting on the delivery of the site.

8.90. The developer responded and confirmed that no further planning applications are
anticipated. They identified the phasing trajectory to be 131 in Year 1, 120 in Year 2 and 75
in Year 3.

Agreed Site Commentary

8.91. The developer, Hyde Housing, is a Homes England strategic partner and Chartway has been
confirmed as the housebuilder. These two factors mean it is anticipated that build out rates
will be increased and delivery accelerated.

8.92. The site will be built out in 3 Phases, all of which have detailed planning permission. The
new roundabout on the Thanet Way has been fully technically approved and delivered to
KCC Highway standards. Highways projects associated with the application will not impact on
delivery timescales.

8.93. There are no known ownership constraints or availability concerns to delay construction.
The entire site has detailed planning permission and construction has started with 18
completions in 2021/22 and 56 dwellings recorded as complete this year. Therefore, the site
is considered deliverable.

Deliverability checklist

8.94. The table below sets out what steps Canterbury City Council have taken to gain robust
information about the site in coming to the agreed phasing and delivery.

82
 Deliverability Checklist Yes No

Is the developer part of the Housing Delivery Group and engaged in Y

discussions on delivery with the Council

Was direct information from the developer/ house builder obtained (i.e Y
via the survey circulated in the summer or by general correspondence)

Was phasing discussed with case officer for known site issues/ progress Y

Was the phasing reviewed in light of the planning status, and any Y
available evidence on the site, its ownership, viability or infrastructure
requirements

Was phasing ‘sense checked’ against Phasing Methodology Y

Site 8: Land at Hersden

Summary

8.95. A hybrid application for up to 800 new homes was registered in 2022 and is pending a
decision.

Current Planning Status

8.96. A hybrid application, for up to 800 new homes, was registered in 2022 and is pending
decision. The application consists of
A) A detailed element for 261 residential dwellings
B) Outline for 539 dwellings, 1ha of land for employment floor space, 0.8ha of
primary school extension land, new community building and new sports
pavilion.

Summer 2023 survey response

8.97. The Council circulated a survey in the summer of 2023, seeking initial views on the
anticipated delivery of the site and any other factors impacting the delivery of the site.

8.98. The developer did not respond.

83
 Agreed Site Commentary

8.99. The developer, Persimmon Homes have confirmed that they will be the housebuilder.
Discussions have been ongoing between the Council and Persimmon Homes, and the
developer has confirmed that the site will be broken into four phases.

8.100. KCC granting the Sturry Link (Relief) Road in early September 2021 and securing additional
funding from South East Local Enterprise Partnership (SELEP) has resolved the transport
infrastructure concerns.

8.101. The site is affected by the water quality concerns raised by Natural England in relation to the
Stodmarsh European Protected site and the developer is considering mitigation options.

8.102. Solutions have been agreed with Natural England for the South Canterbury and Broad Oak
applications and provide a basis for practical solutions to be implemented for other
development sites in the district.

8.103. The Council is continuing to work closely with Natural England, developers and other key
stakeholders to identify possible mitigation solutions. Progress has been made towards a
strategic solution to nutrient neutrality as the draft Canterbury District Nutrient Neutrality
Strategy has been published. It was open to consultation alongside the draft Local Plan and
the draft Local Plan included safeguarding and allocating land for wetland creation (which is
one of the possible mitigation measures). The consultation closed earlier this year and the
Council is currently reviewing responses.

8.104. The draft Canterbury District Nutrient Neutrality Strategy includes:

● Onsite mitigation such as provision of onsite treatment works (Package Treatment
Works), surface water treatment (Sustainable drainage systems) and water efficiency
measures within building designs,
● offsetting from other projects, such as retrofitting housing stock with water-saving
measures, and changing land use elsewhere in the District (for example Broad Oak
Reservoir proposed by South East Water).
● wetland creation - areas of land have been identified as potentially suitable for
wetlands. Those suitable have been allocated or safeguarded within the draft Local
Plan.

8.105. The Council anticipates that the Strategy will be published alongside the Reg 19 Local Plan
consultation, at the latest. Therefore, the phasing of the remaining reserved matters
applications has been cautious by aligning it with the Reg 19 Local Plan even though the
strategy or an alternative solution may come forward before then.

84
8.106. Additionally, nutrient neutrality has become a national issue and the Government is starting
to identify possible mitigation measures and national requirements.

8.107. The Government has tabled amendments to the Levelling Up and Regeneration Bill which
would place further requirements on sewage infrastructure providers and lower the
wastewater treatment work permits reducing the amount of nutrients they can release.

8.108. In July 2022, the Secretary of State announced a ministerial direction to support Natural
England's establishing a nutrient-neutral scheme. As such, the Government is also providing
funding to help identify and implement mitigation measures. The Stodmarsh catchment
received part of this Government funding which is allowing work to progress swiftly.

8.109. There are no known ownership constraints. There are no known viability concerns, and the
developer has confirmed that they will provide 30% affordable housing on-site (140
affordable homes).

8.110. It is not anticipated that there will be any infrastructure provision which will significantly
delay the provision of housing once planning permission is granted.

8.111. Due to the ongoing work by the developer to address nutrient neutrality, it is anticipated
that a decision will be issued by the end of March 2024. This would then allow construction
on the 261 dwellings as part of the detailed planning permission to start. As per the Phasing
Methodology, first completions are therefore phased in Year 4. Further reserved matters will
be submitted at appropriate stages, however, as only 110 are phased within the 5YHLS there
is no conflict.

Deliverability checklist

8.112. The table below sets out what steps Canterbury City Council have taken to gain robust
information about the site in coming to the agreed phasing and delivery

Deliverability Checklist Yes No

Is the developer part of the Housing Delivery Group and engaged in Y

discussions on delivery with the Council

Was direct information from the developer/ house builder obtained (i.e N
via the survey circulated in the summer or by general correspondence)

Was phasing discussed with case officer for known site issues/ progress Y

Was the phasing reviewed in light of the planning status, and any Y
available evidence on the site, its ownership, viability or infrastructure

85
 requirements

Was phasing ‘sense checked’ against Phasing Methodology Y

8.113. The phasing for the carried forward 2017 Local Plan allocations is set out in Appendix F.

New draft Local Plan allocations

8.114. As set out in Chapter 4, the draft Local Plan allocates several sites for housing development
to meet our identified housing needs.

8.115. These sites, like the other housing land supply components, are either deliverable within the
next 5 years or developable within 5+ years, in line with the NPPF definitions:

Deliverable: To be considered deliverable, sites for housing should be available

now, offer a suitable location for development now, and be achievable with a
realistic prospect that housing will be delivered on the site within five years. In
particular:
a) sites which do not involve major development and have planning permission,
and all sites with detailed planning permission, should be considered deliverable
until permission expires, unless there is clear evidence that homes will not be
delivered within five years (for example because they are no longer viable, there
is no longer a demand for the type of units or sites have long term phasing plans).
b) where a site has outline planning permission for major development, has been
allocated in a development plan, has a grant of permission in principle, or is
identified on a brownfield register, it should only be considered deliverable where
there is clear evidence that housing completions will begin on site within five
years.

Developable: To be considered developable, sites should be in a suitable location

for housing development with a reasonable prospect that they will be available
and could be viably developed at the point envisaged.

8.116. Table 8.7 summaries the status, constraints and anticipated first completions for the new
allocations. The phasing of these sites is included within Appendix G.

8.117. Information on the draft new allocations has been gathered through a robust monitoring
process including engagement with the developer / landowner/ agent and sense checking
against the Council’s Phasing Methodology (2023) as set out above.

86
8.118. The phasing information will be reviewed, and where appropriate supplemented through a
Statement of Common Ground with the developer/landowner/agent for the Regulation 19
stage.

87
Table 8.7: Deliverability / developability for the new draft allocations
Site name Draft Net number Status Constraints to delivery Deliverable / Anticipated
Policy of dwellings developable first year of
completions

● Nutrient Neutrality mitigation, including waste water

treatment works to be delivered at the earliest
possible stage in the development
Dwellings:
● New access from A2 should be delivered prior to
2,025
occupation of any dwellings
Land at Merton Limited ● Connectivity to site C7, a Local Centre and Sports
Older
C6 planning Hub should be provided prior to occupation of 25% Developable 2029/30
Park persons
activity dwellings
housing: 225
● Park and Ride including fast bus link, business space
(ratioed to
and hospital extension should be provided prior to
125)
occupation to 50% dwellings
● Primary school to be provided prior to occupation of
100 dwellings

● Nutrient Neutrality mitigation, including waste water

Dwellings: treatment works to be delivered at the earliest
720 possible stage in the development
Land to the ● Connectivity to site C6 and new access to the A2
Limited
Older contained within site C6 to be provided prior to
North of C7 planning Developable 2029/30
persons occupation of any dwellings
Hollow Lane activity
housing: 80 ● Local Centre to be provided prior to 25% dwellings
(ratioed to ● Business space to be provided prior to 50% dwellings
44) ● Primary school to be provided prior to occupation of
100 dwellings

88
 Site name Draft Net number Status Constraints to delivery Deliverable / Anticipated
Policy of dwellings developable first year of
completions

Planning ● Nutrient Neutrality mitigation

94 (allocated
Milton Manor applicati
for 95 and
C9 on Developable 2028/29
House loss of one
pending
dwelling)
decision

Planning ● Nutrient Neutrality mitigation

Land to North applicati
of Cockering C10 36 on Deliverable 2027/28
Road pending
decision

Limited ● Nutrient Neutrality mitigation

Becket House C13 67 planning Deliverable 2027/28
activity
Land at the ● Nutrient Neutrality mitigation
Former Limited
Chaucer C15 70 planning Deliverable 2027/28
Technology activity
School

43-45 St Limited ● Nutrient Neutrality mitigation

C2 50 planning Deliverable 2027/28
George's Place
activity

Land at Folly C16 17 Limited ● Nutrient Neutrality mitigation Deliverable 2027/28

89
 Site name Draft Net number Status Constraints to delivery Deliverable / Anticipated
Policy of dwellings developable first year of
completions
Farm planning
activity

Land at Station Limited ● Nutrient Neutrality mitigation

C14 37 planning Deliverable 2027/28
Road East
activity

Dwellings: ● Provision of Wincheap one-way gyratory scheme

900 ● Multiple landowners and leaseholders
Wincheap ● Nutrient Neutrality mitigation
Limited
Older
Commercial C19 planning Developable 2029/30
persons
Area activity
housing: 100
(ratioed to
56)

Planning None
Land South of applicati
W5 220 on Deliverable 2027/28
Thanet Way
pending
decision

St Vincent's Limited ● Community services and facilities to be delivered

W7 10 planning prior to occupation of 25% dwellings Deliverable 2027/28
Centre
activity

Land HB5 14 Limited None Deliverable 2027/28

90
 Site name Draft Net number Status Constraints to delivery Deliverable / Anticipated
Policy of dwellings developable first year of
completions
comprising planning
Nursery activity
Industrial Units
and former
Kent
Ambulance
Station
Land to the ● Secondary school to be delivered on commencement
West of Limited of development
HB4 150 planning ● Local shopping and community facilities to be Developable 2028/29
Thornden
activity delivered prior to occupation of 50% dwellings
Wood Road

Detailed None
Former Metric planning
HB9 9 applicati Deliverable 2025/26
Site
on
granted

Detailed None
planning
Altira HB8 67 applicati Deliverable 2024/25
on
granted

Great Pett R2 13 Planning None Deliverable 2026/27

91
 Site name Draft Net number Status Constraints to delivery Deliverable / Anticipated
Policy of dwellings developable first year of
completions
Farmyard applicati
on
pending
decision

Land North of Limited ● Sturry Relief Road must be fully operational prior to
R9 110 planning occupation of any dwellings on the site Developable 2028/29
Popes Lane
activity ● Nutrient Neutrality mitigation
The Paddocks, Limited ● Dependant upon delivery of Site 2 in Policy CF1 for
Shalloak Road, R10 50 planning vehicle access Deliverable 2027/28
Sturry activity ● Nutrient Neutrality mitigation

Bread and Limited ● Nutrient Neutrality mitigation

R5 150 planning Developable 2028/29
Cheese Field
activity

Land at Limited ● Dependant upon delivery of Site 8 in Policy CF1 for

R6 18 planning vehicle access Deliverable 2027/28
Hersden
activity ● Nutrient Neutrality mitigation

Dwellings: ● Nutrient Neutrality mitigation, including waste water

Planning
Land off The 270 treatment works to be delivered at the earliest
applicati
possible stage in the development
Hill, R7 on Deliverable 2026/27
Older ● Local shopping and community facilities to be
Littlebourne pending
persons delivered prior to occupation of 50% dwellings
decision
housing: 30

92
 Site name Draft Net number Status Constraints to delivery Deliverable / Anticipated
Policy of dwellings developable first year of
completions

(ratioed to
17)

● Nutrient Neutrality mitigation

Land North of Limited ● Business/commercial space to be provided prior to
Court Hill, R8 50 planning occupation of 50% dwellings Deliverable 2027/28
Littlebourne activity

Land west of ● Nutrient Neutrality mitigation

Cooting Lane, Limited
R12 10 planning Deliverable 2027/28
south of Station
activity
Road
Land adjacent Limited ● Nutrient Neutrality mitigation
to Valley Road, R13 20 planning Deliverable 2027/28
Barham activity
Land at Goose Limited ● Nutrient Neutrality mitigation
Farm, Shalloak R14 26 planning ● The business space to be delivered prior to the Deliverable 2027/28
Road activity occupation of 50% dwellings
Land fronting Limited ● Nutrient Neutrality mitigation
Mayton Lane, R16 8 planning Deliverable 2026/27
Broad Oak activity

Land at Church R18 17 Limited ● Local shopping and community facilities plus Deliverable 2027/28

93
 Site name Draft Net number Status Constraints to delivery Deliverable / Anticipated
Policy of dwellings developable first year of
completions
Farm, Hoath planning associated car parking should be provided prior to
activity the occupation of 50% dwellings

Nackington Limited ● Nutrient Neutrality mitigation

C8 20 Planning Deliverable 2027/28
Police Station
activity

10 (allocated ● Nutrient Neutrality mitigation

Land at Limited
for 12 and
R15 planning Deliverable 2027/28
Shalloak Road loss of 2
activity
dwellings)

● Secondary school to be delivered on commencement

Limited
of development
Bodkin Farm W6 250 planning Developable 2028/29
● Local shopping and community facilities to be
activity
delivered prior to occupation of 50% dwellings

● New access from the A299 to be delivered prior to

Dwellings: occupation of 50% dwellings
1,260 ● The western Local Centre to be delivered prior to
Land at occupation of 25% dwellings. The eastern Local
Limited
Older Centre to be delivered prior to occupation of 80%
Brooklands W4 planning Developable 2029/30
persons dwellings
Farm activity
housing: 140 ● Business space to be delivered prior to occupation of
(ratioed to 50% dwellings
78) ● Primary school to be delivered prior to occupation of
100 dwellings

94
 Site name Draft Net number Status Constraints to delivery Deliverable / Anticipated
Policy of dwellings developable first year of
completions

● Nutrient Neutrality mitigation

● Secondary access to be delivered prior to occupation
of 300 dwellings
Dwellings: ● Harbledown slip roads and Rough Common Road
1,800 improvements, and provision of business space to be
delivered prior to occupation of 50% dwellings
University of Limited
Older ● Local Centre to be delivered prior to occupation of
C12 planning Developable 2030/31
Kent persons 25% dwellings
activity
housing: 200 ● New facility for Blean Primary School to be provided
(ratioed to prior to occupation of 25% dwellings. New facility
111) must be operational prior to redevelopment of the
existing school facilities
● Primary school to be provided prior to occupation of
100 dwellings

Housing land supply calculation

8.119. As set out in Table 8.8, based on the housing land supply components described above, the draft Local Plan includes 26,466 dwellings against
the need for 24,129 dwellings which means there is a 9.7% buffer across the draft Local Plan.

95
Table 8.8: Summary table of housing land supply
Components of
Housing Land 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 Total No.
Supply /24 /25 /26 /27 /28 /29 /30 /31 /32 /33 /34 /35 /36 /37 /38 /39 /40 /41 of units
2017 carried
forward
Allocations 714 724 879 969 982 1016 962 875 959 672 568 391 370 370 360 300 300 50 11,461
Draft New
Allocations 0 10 39 68 228 471 682 730 750 730 690 690 690 670 555 410 340 320 8,07328
Planning
Permissions 110 249 197 65 140 140 140 120 0 0 0 0 0 0 0 0 0 0 1,161
Windfall 49 170 170 170 170 170 170 170 170 170 170 170 170 170 170 2,429
Student
permissions 196 -5 74 103 226 0 0 0 0 0 0 0 0 0 0 0 0 0 594
Older persons
permissions 138 -9 103 90 0 44 0 0 0 0 0 0 0 0 0 0 0 0 366
Draft New
Allocations for
older persons
homes 0 0 0 0 0 17 0 0 88 56 236 34 0 0 0 0 0 0 431
Total 1,158 968 1,292 1,344 1,746 1,858 1,954 1,895 1,967 1,628 1,664 1,285 1,230 1,210 1,085 880 810 540 24,514

28
There are a further 495 dwellings currently phased outside of the plan period

96
8.120. Applying the housing land supply calculation methodology, as set out in this statement, the
current forecast for the next five year period 2023 - 2028 indicates a housing land supply of
4.40 years which equates to an undersupply of 884 units over this 5-year period.

8.121. Table 8.9 sets out the 5-year housing land supply calculation. Further information on the
breakdown of these figures is provided in the paragraphs above.

Table 8.9: 5-year Housing Land Supply Calculation (2023 - 2028)

Local Plan requirement 2020/21 - 40/41 24,129

Total completions from 01/04/20 to 31/03/23 1,952

Residual requirement 22,177

Number of units required 2023-2041 (remaining 18 years) pa 1,232

5 year residual requirement (5x PA requirement) 6,160

20% buffer (equals 5 year residual x 20%) 1,232

Residual requirement + 20% buffer 7,392

Annual requirement including any shortfall + 20% buffer 1,478

Components of 5-year supply from 01/04/23 to 31/03/28

Strategic and other new allocations 4,268

New allocations in draft Local Plan 345

Planning permissions 761

Windfall allowance 219

Students 594

Care homes 322

New care home allocations in draft Local Plan 0

Total 5 year supply 6,508

District-wide 5 year supply 4.40

Surplus -884

8.122. Figure 8.2 shows the housing land supply trajectory. The trajectory shows:
● housing requirement in blue

97
 ● completions for each monitoring year since the base date of the draft Local Plan
(2020/21 - 2022/23) in red29
● the 5 year land supply in yellow
● projected completions for each monitoring year to the end date of the draft Local
Plan (2040/41) in green

Figure 8.2: Draft Local Plan housing land supply trajectory

8.123. As shown in the figure above the number of homes per annum is anticipated to increase as
the Local Plan progresses. As set out in the text above in relation to the use of the Liverpool
method, both the adopted 2017 Local Plan and the new draft Local Plan have several large
strategic sites, and the applied phasing therefore cautiously reflects their size, complexity
and the amount of infrastructure that is required.

8.124. In addition, the phasing used in these projections is based on the NPPF definitions of
deliverable and developable meaning sites have to be phased a certain distance in the
future.

8.125. However, it is expected that prior to Regulation 19 many of these larger sites will be capable
of earlier phasing , for instance due to applications being submitted as the plan will be closer
to adoption, or permissions being granted (such as Land south of Thanet Way which has
been granted at Planning Committee subject to a S106 agreement).

29
Further breakdown of completion data is available in Appendix B.

98
8.126. Also, as discussed above, Statements of Common Ground will be entered into with the
relevant parties providing clear evidence which will allow sites to be phased earlier and
more accurately. Therefore, it is expected that the council will be able to demonstrate a
comfortable 5 year housing land supply at Regulation 19 stage, on top of the already
evidenced significant buffer over the housing need for the entire plan period.

Breakdown of new draft allocations

8.127. Through the Regulation 18 draft Local Plan consultation (2022), we received multiple
comments requesting the breakdown of new allocations in terms of brownfield / greenfield
and wards. As such, this information for only the new allocations, and not the carried
forward 2017 Local Plan allocations or windfall sites, has been provided below.

8.128. Of the 43 new allocations for housing and employment, 18 (42%) draft allocations are on
brownfield sites and 18 (42%) draft allocations are on greenfield sites. The remaining 7 draft
allocations are on mixed greenfield and brownfield sites.

8.129. For new draft housing allocations, 1,395 dwellings (15%) are being allocated on brownfield
land and 4,395 (47%) dwellings are allocated on mixed greenfield and brownfield sites. The
remaining 38% of dwellings are allocated on greenfield sites.

8.130. In terms of which Wards new draft housing allocations are located in, this is not always
straightforward. Several of the sites are split across multiple Wards. For this analysis the
dwellings have been split across Wards based on the land ratio of an allocated site within a
Ward. However, this is not necessarily an accurate reflection of what will happen when the
site is finished, as each site will be designed in accordance with its policy and having regard
for the local character. Table 8.10 below, shows this split.

Table 8.10: Split of dwellings on new draft allocations per Ward.

Ward Net number of dwellings

Barton 433

Beltinge 67

Blean Forest 2,000

Chartham & Stone Street 26

Chestfield 1,496

Gorrell 212

Greenhill 312

99
 Ward Net number of dwellings

Herne and Broomfield 0

Heron 0

Little Stour & Adisham 360

Nailbourne 33

Northgate 0

Reculver 26

Seasalter 0

St Stephen’s 17

Sturry 374

Swalecliffe 0

Tankerton 10

West Bay 14

Westgate 0

Wincheap 3,966

Small Sites
8.131. The NPPF requires that 10% of the housing requirement to be built on sites no larger than
one hectare (paragraph 70).

8.132. Having reviewed the land supply components, the draft Local Plan is making provision for
around 12.5% of the total housing requirement to be on small and medium sites, as set out
at Table 8.11.

Table 8.11: Net number of dwellings on small sites

Net number of dwellings

Completions - 2020/21 to 2022/23 642

Existing Planning permissions 407

Saved allocations from 2017 Local Plan 356

100
 Draft proposed allocations 200

Windfall allowance30 1,409

Total supply on sites of 1ha or smaller 3,014

Percentage of overall housing need 12.49%

Different groups in our community

8.133. The NPPF sets out that the need for housing from different groups within the community
should be assessed and defined in the Local Plan policies.

8.134. In accordance with the NPPF, the HNA (2021, 2024) assessed the housing need for different
groups in the community including:

● those who require affordable housing

● families with children
● older people
● students
● children in care
● people with disabilities
● service families
● gypsy and travellers
● people who rent their homes
● people wishing to commission or build their own homes

Affordable Housing
8.135. The affordability of housing in the district continues to present a significant challenge to
those seeking to buy or rent housing. This particularly applies to households that are unable
to access housing at market levels.

8.136. The HNA (2021) sets out a requirement of 464 affordable homes per year. This is broken
down into 308 affordable / social rent (66%) and 156 affordable home ownership (34%).

8.137. Between 2020 and 2041, there is a need for 9,744 affordable homes: 6,468 affordable /
social rent and 3,276 affordable home ownership.

30
This is based on the percentage of the windfall allowance from development for 1-9 dwellings (non-major),
which was 58% of the total windfall allowance.

101
8.138. The HNA (2021) did not take account of any affordable housing units completed from
2020/21 to 2022/23, or those secured to be delivered in the future.

8.139. Table 8.12 sets out the 358 completions and 3,065 secured units. The affordable housing
units considered are those which have existing planning permissions, S106 agreements or
other agreements in place. Sites pending a decision or allocated without a granted planning
permission are not counted at this stage.

Table 8.12: Affordable housing requirements for 2020-2045

Affordable / Affordable home ownership Total units
social rent (including first homes)

2020-2041 requirement 6,468 3,276 9,744

Completions 243 115 358

2020/21 to 2022/23

Secured units31 2,057 1,008 3,065

Remaining requirement 4,168 2,153 6,321

8.140. Table 8.12 establishes that when the completions and secured units are deducted from the
Local Plan period requirement, there is a need for a further 6,321 units. 66% of this is for
affordable and social rent, while 34% is affordable home ownership.

8.141. The government introduced a mandatory 25% first homes requirement32 which their
associated implementation guidance states that the introduction of first homes should not
result in a decrease in social rent provision.

8.142. Both the adopted 2017 Local Plan and the emerging draft Local Plan combine the rented
tenures for social and affordable rent. This is to ensure the viable and practicable delivery of
rental accommodation through the planning system and reflects the known constraints with
delivering social rent products within the district. Following government guidance on first
homes therefore, the 25% first homes requirement does not impact the delivery of social
rent accommodation in the district.

8.143. As set out above, based on the affordable housing needs and known supply there is a need
for 66% affordable and social rent, and so this approach is aligned with the evidence of
needs.

31
Includes units secured through S106 agreement, granted planning permission and other agreements.
32
Paragraph 6 of the NPPF and the 24 May 2021 Written Ministerial Statement on Affordable Homes

102
8.144. Therefore, the tenure split for affordable housing being presented in this draft Local Plan is
the same as that in the previous Regulation 18 draft Local Plan (2022):

● 66% affordable or social rent;

● 25% first homes; and
● 9% affordable home ownership.

8.145. The draft Local Plan will seek 30% affordable housing on proposals for 10 or more dwellings,
or on sites of 0.5 hectares or greater, which aligns with the NPPF definition of major
development.

8.146. Table 8.13 shows 3,057 affordable homes will be provided from the remaining carried
forward 2017 Local Plan allocations and draft proposed allocations for 10 or more dwellings.

Table 8.13: Future supply of affordable housing

Total affordable housing

Remaining 2020-2041 requirements 6,321

Carried Forward 2017 Local Plan allocations33 491

Draft 2020-2041 Local Plan allocations 2,566

Outstanding requirement 3,264

8.147. 67% of the district’s affordable housing need has been identified on sites in the draft Local
Plan.

8.148. The Canterbury District Local Plan Viability Study (May 2022, May 2023) confirms that the
30% affordable housing and tenure split is achievable across the district. It also provides
evidence that proposals for student accommodation and sheltered housing can viably make
contributions to affordable housing provision in the district.

8.149. Based on this evidence; in addition to commuted sums on schemes between six to nine
dwellings within the Kent Downs Area of Outstanding Natural Beauty, the draft Local Plan
makes provision for affordable housing contributions from other development types:

● student accommodation (excluding shared living housing): 30%

● sheltered housing: 30%
● extra-care housing (excluding brownfield sites): 20%

33
This excludes those with planning permission which have already been counted in Table 6.6, but includes
those pending a planning decision.

103
8.150. However, it is important to support the growth plans of the universities, having
consideration for their masterplans, which in turn will support the local economy and
educational needs. Therefore, proposals for student accommodation by either University of
Kent or Canterbury Christchurch University, necessary for either university to maintain its
student numbers will be exempted from this requirement.

8.151. Additionally, there will be other affordable housing units coming forward through the Local
Plan period. Either from windfall development which meet the criteria or bespoke affordable
housing schemes.

8.152. Homes England and housing associations are actively exploring opportunities for further
affordable housing (like at Site 7: Land North of the Thanet Way, 2017 Local Plan), such as
ongoing discussion about increasing the amount of affordable housing above 30% on certain
large sites.

8.153. The council is also actively providing affordable housing, including going above the 30%
policy requirement like at Kingsmead Field.

8.154. Policy DS1 - Affordable housing in the draft Local Plan sets out the requirements and aims
to support the provision of affordable housing in the district.

Housing Mix
8.155. The HNA (2024) identified an updated housing mix broken down by tenure, dwelling type,
dwelling size and sub-geography areas, based on the 2021 census.

8.156. The key changes to market housing is a reduction in the need for 3 beds across Canterbury,
Coastal Towns and Rural South. The Canterbury and Coastal Town areas also saw a decrease
in need for 4+ bed properties, but a significant increase in need for 2 bed properties (from
10% to 24% for Canterbury, and 19% to 34% for Coastal Towns). Whereas Rural South was
the opposite with a decrease in need for 2 bed properties and an increased need for 4+ bed
properties. Rural North’s changes were more minor with a slight increase in 1 and 4+ bed
properties (1% and 5% increase respectively).

8.157. The key changes for both social or affordable rent and affordable home ownership was an
increase in need for 1 bed properties (this was significant for social or affordable rent) and 2
bed properties (this was significant for affordable home ownership). The need for both 3 and
4+ bed properties reduced for both.

104
8.158. The revised housing mix will be reflected in the next iteration of the Canterbury District Local
Plan Viability work so that the Regulation 19 draft Local Plan can be appropriately informed.

8.159. Policy DS2 - Housing mix sets out the proposed market and affordable housing mix by
Canterbury, coastal towns (Whitstable and Herne Bay), rural north and rural south in line
with the HNA (2024).

Students
8.160. Canterbury district has one of the highest ratios of students to permanent residents in
England, at 16.4%, compared to a national average of 6%.

8.161. However, since the 2011 Census, the number of full-time students per Purpose Built Student
Accommodation (PBSA) bedspace has reduced from 3.6 to 1.9. The increase in PBSA has
coincided with a decrease in the number of HMOs in the Canterbury district.

8.162. The HNA (2021) determined that in the short term there is unlikely to be a substantial
increase in demand for student accommodation and the long-term impacts are uncertain
due to multiple factors including Covid-19 pandemic and Brexit.

8.163. The HNA (2021) recommended that the need for PBSA be kept under review alongside
university growth plans. It also advised that conversions to and the proportion of HMOs
continue to be controlled through Local Plan policies and the Article 4 direction.

8.164. The evidence gathered for both this and the previous Local Plan indicates that the level of
student accommodation in the open market distorts the general housing market to some
degree and also results in the loss of small family accommodation. The HNA (2021), through
the identified housing mix, indicated that small family accommodation is still an area of
need.

8.165. There is an Article 4 direction covering the urban area of the city of Canterbury and the
parishes of Blean, Fordwich, Hackington, Harbledown and Rough Common, Sturry and
Thanington, to require planning applications to be sought for small HMOs, which primarily
serve the student population.

8.166. The Article 4 direction and proposed Policy DM3 - Housing in multiple occupation (HMOs)
in the draft Local Plan seeks to continue control the proliferation of further HMOs which, as
the HNA indicates, has had positive effects since being introduced. Therefore no revision is
currently proposed to the Article 4 direction.

105
8.167. The draft Local Plan also encourages the Higher Education Institutions (HEIs) to build PBSA
on campus where it is achievable or at least within a 10 minute walking distance of campus
(Policy DS5 - Specialist housing provision of the draft Local Plan).

Older people
8.168. Substantial growth in the district's older age (65+) population is expected, with between
14,000 and 16,850 more people projected to 2040.

8.169. The HNA (2021) identified two growth scenarios34. The higher growth scenario identifies the
need for 220 older person bedspaces per year, almost 18% of the LHN per year, and the
lower growth scenario is 173 older person bedspaces per year (14% of the LHN per year).

8.170. Both scenarios account for a substantial amount of the LHN. The HNA (2021) recommended
that to accommodate the population increase, the draft Local Plan should support the lower
growth scenario. This will allow a balance of other housing needs such as affordable
housing, and aligns greatest with KCC’s aspirations for people to be able to live in their
homes longer.

8.171. There have been several years of completions since the HNA was produced (2020/21,
2021/22 and 2022/23) and a number of units currently secured through planning permission
which reduces the overall need over the period of the Local Plan.

8.172. Based on the HNA (2021) and these land supply components, the older persons housing
needs for 2020/21 - 2040/41 are identified in Table 8.14.

Table 8.14: Older persons housing needs between 2020/21 - 2040/41

Housing Type Amount Completions Secured Residual
required 2020/21 to supply need
2022/23

Age Exclusive Housing 605 - - 605

Specialist (units) 1,818 24 181 1,613

Retirement/Sheltered Housing 1,625 - - 1,625

Enhanced Sheltered Housing 49 - - 49

Extra Care Housing 144 24 181 -61

Care Homes (beds) 1,208 52 331 825

Care Home without nursing (beds) 895 5 142 748

34
Canterbury City Council Housing Needs Assessment, p.46

106
 Care Home with nursing (beds) 313 47 189 77

8.173. Through all of the Call for Sites six sites were submitted specifically for older persons
housing. One of these sites did not meet the minimum site requirements so it was not
assessed, and the other 5 sites were not suitable, as set out in table 8.15 below.

Table 8.15: Summary of older persons housing SLAA submissions.

SLAA Ref Site Name SLAA Conclusion
SLAA037 Land adjacent to The Site was not assessed as it was smaller than the minimum
Sidings, Whitstable threshold

SLAA060 Land North of Not suitable: uncertainty about the potential to provide
Bobbin Lodge Hill adequate access to the site and concerns regarding
landscape impact

SLAA112 Former Highways Not suitable: the site is situated wholly with a Green Gap
Depot, Staines Hill,
Sturry

SLAA125 Roman Road Not suitable: there is concern regarding landscape, ecology
and heritage impact; there is uncertainty about the
potential to provide adequate access to the site; the site is
located in an area with limited access to day to day services
and public transport; and there are concerns regarding the
capacity on the local highway network

SLAA130 Windleaves Not suitable: site is greenfield and within a conservation

area, there are concerns regarding landscape and ecology
impact

SLAA148 Hall Place, Not suitable: site is fully in a conservation area; there are
Harbledown concerns regarding landscape impact and the site is located
in an area with limited access to day to day services and
public transport

8.174. As set out in the table above, no suitable sites were submitted specifically for older persons
housing so no sites for just older persons housing have been identified through the draft
Local Plan.

8.175. However, to address this need directly, schemes of 300 homes or more must provide a
minimum of 10% older persons housing. This seeks to encourage community cohesion and
discourage isolated care facilities with limited access to sustainable transport links and poor
access to shops and local community services and facilities.

107
8.176. The type of older persons housing has not been specified at this stage. Proposals are
expected to consider the local needs of the area, KCC’s advice, Canterbury Housing Strategy
and the HNA at the point of application.

8.177. The draft proposed allocations are anticipated to provide around 775 older persons
bedspaces (25% of the residual need). Policy DS5 - Specialist housing provision seeks to
encourage further older persons’ accommodation and protect against the loss of any
existing supply.

8.178. KCC has aspirations for people to remain in their homes for as long as possible which would
reduce the need for bespoke older persons housing. Therefore, to support these aspirations
it is proposed that more adaptable homes are provided rather than allocating land to meet
the entire quantitative need figure (see section Chapter 8: People with disabilities). This will
be kept under review to determine whether suitable accommodation for older people is
being adequately provided.

8.179. The HNA also identified a need for 2,440 – 2,950 bungalows by 2040 which would equate to
2,489 - 3098 bungalows between 2020/21 - 2040/4135.

8.180. Representations to the Regulation 18 draft Local Plan consultation (2022) identified
concerns surrounding the draft policy requirement for proposals for 100 or more dwellings
to include 10% as bungalows, as bungalows require significant land and that other forms of
housing can be used to meet the need.

8.181. Having considered the consultation representations, the HNA, what the previous draft policy
was trying to achieve and the needs of different groups within our community, the draft
policy has been amended to allow a balance of the limited land available with other housing
needs, such as affordable housing.

8.182. Policy DS2 - Housing mix requires a site by site assessment as to whether bungalows are an
appropriate form of housing when considering how proposals for 10 or more dwellings will
provide accessible housing (15% of new dwellings built to M4 (2) standards, and 5% to be
built to M4 (3) standards).

People with disabilities

8.183. Across the Local Plan period, the HNA (2021) identifies a need for an additional 2,200 homes
to have some form of adaptation with most of this linked to the growth in the size of the
elderly population36.

35
Canterbury City Council Housing Needs Assessment, p.41
36
Canterbury City Council Housing Needs Assessment, p.v

108
8.184. The HNA also identifies between 700-1,000 more people will require a wheelchair, equating
to an additional 400 households having a wheelchair user, thus requiring appropriate
adaptations by 204037. By projecting that forward, an additional 420 households are forecast
to have a wheelchair user by 2040/41.

8.185. In the adaptation, design and development of homes, Building Regulations include three key
standards for the access and use of buildings and their facilities38:

● M4(1) Category 1: Visitable dwellings

● M4(2) Category 2: Accessible and adaptable dwellings
● M4(3) Category 3: Wheelchair user dwellings

8.186. The 2017 Local Plan requires 20% of homes on major developments and strategic sites to
meet the accessibility and adaptable dwellings Regulation M4(2) of the Building Regulations
(as amended).

8.187. To future proof development, 20% of homes on major developments should continue to be
built to at least M4(2). When considering the increasing need for wheelchair accessible
homes, as identified in the HNA, it was determined that at least 5% of the 20% should be
M4(3) standard39. This also supports the council’s and KCC’s aspirations for more people to
be able to remain in their homes for as long as possible.

8.188. The Canterbury District Local Plan Viability Study (2022) confirms that 15% M4(2) and 5%
M4(3) standards are viable on proposals for 10 or more dwellings, or on sites of 0.5 hectares
or greater. This has been reflected in the draft Policy DS2 - Housing mix.

People who rent

8.189. As set out in the HNA (2021), around 27% of the district’s dwelling stock is privately rented.
This is an increase from 19.7% in 2012. This is predominantly due to the large student
population.

8.190. Between 2020-2040, it is estimated that the number of households that rent privately will
increase by between 7% and 16%. This equates to approximately 12% of the total household
growth 2020-2040.

8.191. No sites were submitted through the call for sites specifically for rental developments.

37
Canterbury City Council Housing Needs Assessment, p.v
38
Access to and Use of Buildings: Approved Document M, MHCLG, 2015
39
Canterbury City Council Housing Needs Assessment, p.53

109
8.192. To support the provision of rental properties Policy DS2 - Housing mix seeks to require
proposals for more than 300 homes to consider the need for build-to-rent housing in the
local area and address it proportionately on site.

8.193. The affordable housing tenure split in Policy DS1 - Affordable housing seeks 66% of
affordable housing to be affordable or social rent which will help meet the overall rental
needs.

8.194. In addition, Policy DS5 - Specialist housing provision aims to support windfall build-to-rent
development.

8.195. The HNA (2021) identifies that the future need for private rental accommodation will be
more skewed towards 3-4 bedroom properties, and smaller sized units in the older age
groups40. The market housing mix reflects the need for three bedroom properties allowing
the opportunity for the properties to become rental accommodation in the future, if
required.

Families with children

8.196. The HNA (2021) identified that an additional 477 households will have dependent children
over the plan period41. This will mainly be in the households with one child, while
households with three or more children are projected to decrease.

8.197. This means there is a need for 2-3 bedroom properties which is reflected in the housing mix
for both market and affordable homes as set out in Policy DS2 - Housing mix.

Key workers
8.198. Around 19% of the working-age population living in Canterbury are key workers, compared
to the South East average of 25%.

8.199. Across the South East, the majority of key workers work in the health and social care, and
education and childcare sectors.

8.200. The HNA did not specify a quantity need figure for key workers. The council considers all
workers are important and aims to meet the housing needs of the district as a whole,
including key workers.

40
Canterbury City Council Housing Needs Assessment, p.61
41
Canterbury City Council Housing Needs Assessment, p.vii

110
 Gypsy and travellers
8.201. The Canterbury district Gypsy and Traveller and Travelling Showperson Accommodation
Assessment (GTAA) 2024 identified a need of 54 gypsy and traveller pitches and 0 Travelling
Showpersons between 2023/24 and 2040/41.

8.202. The Gypsy and Traveller need, supply and completions between 2020/21 and 2022/23 (the
start of the Local Plan period), has been taken into account when identifying the Gypsy and
Traveller pitch need requirements. Therefore, by planning for 54 pitches, the draft Local Plan
takes into account the Gypsy and Traveller needs across the entire Local Plan period.

8.203. At the end of the 2022/23 monitoring period, there were no extant planning applications for
gypsy and traveller pitches.

8.204. No sites were submitted through any of the previous Call for Sites for gypsy and traveller
pitches, and therefore no sites are currently allocated within the draft Local Plan.

8.205. The council has looked at the windfall figures for gypsy and traveller pitches to determine
whether there is evidence of a natural supply of non-allocated pitches being completed
within the district.

8.206. Table 8.16 demonstrates that on average 4.6 pitches are completed annually through
windfall applications. This would equate to 69 pitches42 across the Local Plan period should
that trend continue. These sites would continue to be supported subject to them being in
accordance with the criteria in draft Policy DS5 - Specialist housing provision.

Table 8.16: Windfall gypsy and traveller completions

Year Net completions

2018/19 4

2019/20 2

2020/21 5

2021/22 2

2022/23 10

Total 23

5 year average 4.6

42
Based on inclusion from year 4 of the housing land supply until the end of the Local Plan period.

111
8.207. Due to the outstanding pitch requirements, the council will undertake a specific Gypsy and
Traveller Call for Sites alongside consultation on the draft Local Plan (2024) through a
bespoke process adapted to target the Gypsy and Traveller community specifically.

8.208. The GTAA (2024) identifies 22 sites which are not permanently authorised and 8 sites which
may have room for intensification or expansion. The council is therefore commissioning
further work to assess these sites’ suitability to determine whether any can contribute to
meeting the identified need.

8.209. Once this assessment has been completed, and any submissions to the Gypsy and Traveller
Call for Sites have been assessed, it will be considered whether any sites should be allocated
in the next iteration of the Local Plan.

8.210. A five year supply of gypsy and traveller sites will be presented at Regulation 19 stage of the
Local Plan production.

Self- and custom- build housing

8.211. The HNA (2021) considered the council’s self-build housing register and determined that the
need for self- and custom-build housing is negligible when considered against the overall
housing need figure. Therefore, no sites have been specifically allocated for self-build
development.

8.212. However, should this situation change in the future, draft Policy DS2 - Housing mix requires
development over 300 homes to consider whether there is an identified need for self-build
housing that could be addressed proportionately on site.

8.213. Windfall self-build proposals may come forward and draft Policy DS5 - Specialist housing
provision seeks to support these proposals where they accord with a set criteria and the rest
of the draft Local Plan.

Service Families
8.214. The HNA identified no active barracks or evidence of the Ministry of Defence plans for future
expansion, so no issues regarding service families have been identified43.

Children in care
8.215. The HNA (2024) provided a focused up date which included assessing the housing needs of
children in care within the District. This was in response to the June 2023 DLUHC Chief
Planner’s Newsletter which reiterated the importance of including accommodation for

43
Canterbury City Council Housing Needs Assessment, p.vii

112
 children in need of social services care as part of the assessment required under paragraph
63 of the NPPF.

8.216. The HNA (2024) concluded that there are no specific policy recommendations or need figure
for children in care, as the council does not have corporate parenting responsibility44.

8.217. However, accommodation for children in care is important and as such draft Policy DS10 -
Town centres and community facilities supports suitable medical, health and social care
facilities, which would include accommodation specifically for children in care.

44
This is the responsibility of KCC

113
9. Meeting the district’s employment needs
9.1. As set out in Policy SS3 - Development Strategy for the district, and Chapter 2 above, the
employment needs are:

● Office E(g)(i)/(ii) - 30,780sqm

● Light Industrial E(g)(iii) - 45,160sqm
● General Industrial (B2) - 11,200sqm
● Storage and Distribution (B8) - 53,960sqm

9.2. The employment land supply components are:

● Completions: employment land that was been built out in 2020/21, 2021/22 and
2022/23;

● Extant planning permissions: sites with granted planning permission which are
either under construction or not started, but have not lapsed;

● Carried forward allocations from the 2017 Local Plan: as identified in Chapter 4 and
Appendix C; and

● Proposed draft Canterbury District Local Plan to 2040/41 allocations: as identified in

Chapter 4 and Appendix C.

9.3. There are a number of sites which were allocated in the 2017 Local Plan for employment
floorspace which have not been built out. As such, these have been carried forward into
draft Policy CF1 - Strategic Site Allocations and set out in Table 9.1.

Table 9.1: Carried forward 2017 Local Plan allocations

Site name Policy Mixed General Storage and Total
E(g) Industrial Distribution
(B2) (B8)

South Canterbury Carried forward 2017 40,000 40,000

(Site 1) Local Plan
(draft Policy CF1)

Sturry / Broad Oak (Site Carried forward 2017 593 593

2) Local Plan
(draft Policy CF1)

Hillborough Carried forward 2017 13,500 5,400 8,100 27,000

114
 (Site 3) Local Plan
(draft Policy CF1)

Strode Farm Carried forward 2017 1,000 1,000

(Site 5) Local Plan
(draft Policy CF1)

North of Hersden (Site Carried forward 2017 1,260 630 1,260 3,150
8) Local Plan
(draft Policy CF1)

Cockering Farm (Site 11) Carried forward 2017 7,716 7,716

Local Plan
(draft Policy CF1)

Land south of Ridgeway Carried forward 2017 3,500 3,500

(Site 12) Local Plan
(draft Policy CF1)

Total 67,569 6,030 9,360 82,959

9.4. As set out in Table 9.2, this resulted in unmet need across all of the employment types,
except B2.

Table 9.2: Employment land supply (sqm) excluding draft allocations

Policy SS3 Net Net Net 2017 Shortfall (-) or
completions45 committed46 allocations surplus

Office E(g)(i)/(ii) 30,780

Light Industrial E(g)(iii) 45,160

Mixed E(g) 75,940 -3,483 8,232 67,569 -3,622

General Industrial (B2) 11,200 337 6,914 6,030 2,081

Storage and
Distribution (B8) 53,960 654 4,110 9,360 -39,836

Total 141,100 -2,492 19,256 82,959 -41,377

9.5. To meet this unmet need and to allow for market factors, unexpected delays and unforeseen
external factors, as well as providing some market choice on location, several additional sites
have been allocated in the draft Local Plan. Further information on these allocations is
available in Chapter 4.

45
This is the completions from 2020/21 to 2022/23. Note due to what was already included within the data in
the Economic Development and Tourism Study, to prevent double counting these figures will not exactly align
with those within the AMR.
46
Sites with extant planning permission

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 9.6. The Canterbury Economic Development and Tourism Study Focused Update (2023)
identified a need for 53,960sqm B8 floorspace for the Regulation 18 draft Local Plan to 2040
(2024).

9.7. B8 supply from completions, committed supply and saved 2017 Local Plan sites totalled
14,124sqm. Table 9.2 demonstrates that following this, there remains an unmet need of
39,836sqm. Therefore, additional sites had to be allocated in the draft Local Plan to meet
this need.

9.8. Two sites were assessed in the SLAA (2022) as suitable, available and achievable for
provision of B8 use. Altira and Hawthorn Corner were allocated for 1,600sqm and 3,267sqm
respectively. However, this still left an unmet need of 34,969sqm.

9.9. In the absence of a sufficient number of suitable, available and achievable sites to meet the
B8 needs of the district to 2040/41, unsuitable sites were reviewed in further detail to
determine if, with suitable mitigation, there were opportunities for the delivery of B8. Only
one site was identified as a potential option - SLAA155 Canterbury Business Park.

9.10. Following the Regulation 18 draft Local Plan consultation (2022) new Call for Sites
submissions were also assessed, as outlined in the Addendum to the SLAA document (2023).
However, none of the sites were proposed for B8 use by the applicant.

9.11. Although SLAA155 was assessed as unsuitable in the SLAA, largely due to its location within
the AONB, the site is a well established business park and has a strong track record for the
delivery of B8 uses, with key attributes such as its close proximity to the Strategic Road
Network, being located adjacent to the A2.

9.12. Chapter 4 paragraphs 4.45 to 4.80 provide the justification for the allocation of Canterbury
Business Park, including information on the NPPF test for development in the AONB. Overall,
it is considered that there are exceptional circumstances which justify the proposed
allocation and the expansion of the existing Canterbury Business Park for B8 uses is within
the public interest and in line with NPPF paragraphs 20, 35 and 183. Therefore, the site has
been allocated for 35,500sqm of B8 floorspace in the draft Regulation 18 Local Plan (2024)
to meet the identified shortfall.

9.13. As set out above the remaining needs for General Industrial (B2) floorspace is required to
allow for market factors, unexpected delays, unforeseen external factors and to provide
some market choice on location. As such only two allocations have been identified, both as
mixed employment sites: Altira (which was an allocated and protected employment site in
the adopted 2017 Local Plan), and Hawthorn Corner.

116
9.14. The remainder of the allocations are for mixed E(g) floorspace. This includes Eddington
Business Park which was an allocated and protected employment site in the adopted 2017
Local Plan. As well as four other sites which were identified as suitable, available and
achievable in the SLAA: Former Gas Holder Site, Herne Bay; Land at Ashford Road (east);
Land at Ashford Road (west); and Land north of Court Hill, Littlebourne.

9.15. While there is a significant supply of mixed E(g) floorspace, this is in accordance with
recommendations in the Economic Development and Tourism Study (2022). When proposing
large strategic allocations, consideration should be, and was, given to the extent to which
employment opportunities are provided to create sustainable mixed use new communities.

9.16. In line with Policy SS2: Sustainable Design Strategy for the District, the four proposed site
allocations for new communities of more than 300 homes all contain a requirement for a
local centre including minimum of 4,000sqm of business space in their draft allocation
policy, supported by a Delivery Strategy. This is to allow future housing delivery to be
brought forward in conjunction with new local employment opportunities.

9.17. Table 9.3 sets out all employment allocations in the draft Local Plan, excluding those carried
forward 2017 Local Plan allocations which are set out in Table 9.1 above.

Table 9.3: Draft Local Plan (2024) employment allocations

Site name Policy Mixed General Storage and Total
E(g) Industrial Distribution
(B2) (B8)

Eddington Business Park Draft Policy HB10 25,280 25,280

Altira Draft Policy HB8 6,800 2,845 1,600 11,245

Hawthorn Corner Draft Policy HB6 3,267 3,267 3,267 9,800

Former Gas Holder Site Draft Policy HB7 1,560 1,560

Land at Ashford Road Draft Policy R3 1,480 1,480

(east)

Land at Ashford Road Draft Policy R4 2,600 2,600

(west)

Land north of Court Hill Draft Policy R8 400 400

Canterbury Business Draft Policy C17 35,500 35,500

Park

4 large proposed Draft Policy C6, C7, 16,000 16,000

allocations C12 and W4

117
 Total 57,387 6,112 40,367 103,866

9.18. When added to the existing supply, completions and allocations this results in provision of
enough sites to provide an employment land supply to meet all identified needs.

9.19. As set out in Table 9.4, the draft Local Plan contains 62,489sqm more mixed employment
floorspace than the needs identified, the majority of this is in mixed E(g). This allows for
market factors, unexpected delays and unforeseen external factors, as well as providing
some market choice on location.

Table 9.4: Employment land supply (sqm) including draft allocations

Employment Policy Net Net Net 2017 Net draft Total Shortfall
use class SS3 completions committed allocations proposed supply (-) or
47 48
allocations surplus
Office
E(g)(i)/(ii) 30,780
Light
Industrial
E(g)(iii) 45,160

Mixed E(g) 75,940 -3,483 8,232 67,569 57,387 129,705 53,765

General
Industrial
(B2) 11,200 337 6,914 6,030 6,112 19,393 8,193
Storage and
Distribution
(B8) 53,960 654 4,110 9,360 40,367 54,491 531

Total 141,100 -2,492 19,256 82,959 103,866 203,589 62,489

9.20. It is considered that the draft Local Plan provides for all of its employment needs, including a
buffer, through completions, existing supply, proposed allocations and carried forward 2017
Local Plan allocations.

9.21. In addition, new business and employment development at the designated Business and
Employment Areas49 will be supported, and this will provide additional windfall development
within the district.

47
This is the completions from 2020/21 to 2022/23. Note due to what was already included within the data in
the Economic Development and Tourism Study, to prevent double counting these figures will not exactly align
with those within the AMR.
48
Sites with extant planning permission
49
As set out in draft Policy DS8 - Business and Employment Areas

118
10. Meeting the district’s retail needs
10.1. As set out in Policy SS3 - Development Strategy for the district, and Chapter 2 above, the
retail needs are:

● Convenience goods - 414sqm

● Comparison goods - 5,290sqm

10.2. Policies in the draft Local Plan support more retail and commercial development in the
designated Commercial Areas, city and town centres, local centres and village centres50.

10.3. In addition, Altira (draft Local Plan Policy HB8) is a mixed used allocation which includes
approximately 9,000sqm commercial and / or leisure floorspace, and approximately
4,800sqm of mixed business, commercial or compatible uses (such as car showrooms or
building merchants) as well as additional employment and business uses and residential
units.

10.4. Altira is being promoted as a scheme including both convenience and comparison retail
floorspace. It would therefore meet the entire need of the draft Local Plan.

10.5. Further retail and commercial floorspace has been allocated at the large strategic sites so
that sustainable communities can be created with the local community services and facilities
necessary.

10.6. In line with Policy SS2: Sustainable Design Strategy for the District, the four proposed site
allocations for new communities of more than 300 homes all contain a requirement for a
local centre including commercial, and local shopping and community uses. This equates to
4,130sqm of commercial floorspace and 1,650sqm of local shopping and community uses
floorspace.

10.7. These figures were calculated using a methodology applied consistently across all site
allocations. The methodology was taken from Site 1: South Canterbury (planning application
CA/16//00600) as a best case example of the level of community use that should be
provided in new developments. The floorspace proposed within the South Canterbury
application was divided by the total number of houses. This resulted in figures of 0.625sqm
per dwelling for commercial uses and 0.25sqm per dwelling for the local shopping and
community uses. These figures were then multiplied by the number of dwellings within the

50
As set out in draft Policy DS10 - Town centres and community facilities

119
 draft site allocation policies to identify the minimum amount of commercial, and local
shopping and community floorspace required by that development.

10.8. The draft Local Plan contains sufficient allocations to meet its retail needs as well as a buffer
from the large allocations.

10.9. As mentioned in the Retail and Leisure Study Update (May 2022), retail forecasts are
unreliable in the long term. As such, the retail needs are also irregular until 2035. Retail
forecasts will be kept under review, and as the Local Plan is required to be reviewed every
five years, any changes will be addressed at the next Local Plan review.

120
11. European Goals
Sustainable Development Goals
11.1. The Sustainable Development Goals (SDGs) are 17 objectives that help people and the
planet.

11.2. All members of the United Nations, including the United Kingdom, committed to the SDGs in
2015.

11.3. They are based on the belief we can create a future we want, if the world's nations are
united, ambitious and clear-sighted in how to achieve it. Although the SDGs were originally
developed in an international context, they are universally relevant and meaningful to local
development too. They encourage organisations to work together and examine how they
can better protect and strengthen nature, society and the economy.

11.4. As we have developed our policies, we have carefully considered how they might help reach
each of the SDGs. The SDGs are listed in the first column of Table 11.1 below and, in the
second column, we have described the way our policies are designed to contribute to them.

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 Table 11.1: How the draft Local Plan Policies contributes to the Sustainable Development Goals
Sustainable Development Goals Supporting Policies

Many people are forced into poverty by the increasing cost of essential expenses and inability to secure enough
reliable income. There are multiple reasons for this, but two important aspects are access to affordable housing
and decent work.

Housing is one of the largest expenses people pay for. It is therefore essential we manage the type and quantity of
housing available, so that this expense is reduced where possible, ensuring that people have places where they can
afford to live. Our Development Strategy (SS3) shows the significant number of new dwellings per year (1,149)
planned in the district. Our Affordable Housing (DS1) and Rural Housing (DS4) policies help to ensure a portion of
new developments are dedicated to affordable housing. This can help people live in high quality homes, both in
rural and urban areas, that might have otherwise been too expensive.
Goal 1: No poverty.
End poverty in all its forms Whilst access to affordable housing is important, people also must not be pushed out of their homes due to
everywhere. essential expenses like energy costs, which have increased significantly in recent years. This has increased the need
for well-designed homes that are inexpensive to heat to a comfortable level. By promoting energy-efficient,
sustainable building practices with our Sustainable Design Strategy for the District (SS2) and our Sustainable Design
(DS6) policy, we can reduce costs for inhabitants. This in turn can lessen the likelihood of people being forced into
poverty and debt from large energy bills.

We also need to encourage businesses and a strong economy that provides stable, decent employment so people
can support themselves with dignity. Our Development Strategy (SS3) shows the substantial provision for different
types of commercial and industrial floorspace, which allow businesses to grow and create local jobs. Our Business
and Employment Areas (DS8) policy also supports businesses by designating specific areas for business and
employment, encouraging the coherent development of new premises and the improvement of existing ones.

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The Movement and Transportation Strategy (SS4) promotes transport infrastructure development alongside our
Active and Sustainable Travel (DS14) and Highways and Parking (DS15) policies to improve how well public
transport is connected and lessen the cost of transport. By improving journey times, we can help people reach jobs
that may otherwise have taken them too long to travel to.

In this country, hunger is often due to people’s inability to afford food, rather than poor or unreliable food supplies.
We support Sustainable Development Goal 2 (Zero Hunger) by trying to reduce the financial pressure on
households where possible, as described in Sustainable Development Goal 1 (No Poverty), so people have enough
money to buy food.

In addition to this, we also support farms and the ecosystems essential to crop production, in order to maintain a
stable food supply in future years. In our Rural Economy (DS12) policy, and through the Strategic Land Availability
Assessments, we consider the quality of agricultural land that is lost by proposed sites, so we do not reduce the
Goal 2: Zero hunger. supply of productive land without good reason. This ensures that food production is maintained where possible.
End hunger, achieve food security We also take a positive approach to supporting farms, including horticultural (fruit and vegetables) production,
and improved nutrition and supporting them to expand their businesses where needed.
promote sustainable agriculture.
Flooding can take large areas of agricultural land out of production and damage crops that would have otherwise
been harvested, reducing the stability and amount of food available, as well as threatening the viability of farm
businesses. Our Flood Risk and Sustainable Drainage (DS20) policy aims to increase the amount of water that is
absorbed slowly by developments, and increase the time that water takes to reach rivers, lessening the risk of
flooding downstream.

Our Sustainable Design Strategy (SS2) references our Supporting Biodiversity Recovery (DS21) policy which focuses
on preserving and enhancing nature to create healthy local ecosystems and support pollinators species, like bees,

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which are important to good, consistent crop yields. Food security has also come to the fore in the last few years,
between increased geopolitical uncertainty and the COVID-19 pandemic. To increase the ways people can obtain
and grow food, we also support community orchards and allotments in a number of policies such as SS1, SS2, DS19,
DS24.

We want to encourage healthy living throughout people's lives, no matter their age or background. Our policies can
seek to reduce many negative aspects of our lives that degrade physical and emotional wellbeing (like long
commute times and air pollution), and promote things that improve people’s lives (like access to outdoor spaces
and the provision of community centres).

The Environmental Strategy (SS1) lists the large size and variety of open spaces (75ha of natural and semi-natural
open space, 46ha of amenity open space, 15ha of parks and gardens, 10ha of play facilities, 16ha of accessible
outdoor sports facilities and Broad Oak Reservoir Country Park) in our Local Plan. Along with our Publicly Accessible
Goal 3: Good health and Open Space and Sports (DS24) policy, our support of the creation of these places encourages people to exercise,
well-being. relax and interact with nature, enhancing their wellbeing.
Ensure healthy lives and promote
well-being for all at all ages. Our Air Quality (DS16) policy improves air quality by focusing on reducing emissions that are harmful to human
health, which is essential for reducing rates of respiratory conditions like chronic obstructive pulmonary disease
(COPD) and asthma. Our Active and Sustainable Travel (DS14) policy emphasises the importance of infrastructure
that supports walking, cycling, and public transport. This has the double benefit of promoting physical activity and
reducing pollution.

Our Sustainable Design Strategy (SS2) encourages sustainable, complete, and compact communities that enhance
quality of life by reducing commute times and increasing the ease with which essential services can be accessed.
We also support the creation of balanced communities that are pleasant to live in through our Housing Mix (DS2)

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and Affordable Housing (DS1) policies. Sustainable communities where people enjoy living and have a sense of
belonging are an important part of mental wellbeing, and encourage people to feel connected and invested in their
neighbourhoods.

Our Education and Associated Development (DS9) policy directly supports educational buildings for teaching and
research at all levels. It emphasises the ongoing enhancement and redevelopment of educational facilities,
ensuring they are well-equipped and create a high quality environment conducive to learning. Our Sustainable
Design (DS6) policy also requires high quality internet (e.g. fibre to the premises) for some new dwellings, which
increases the reliability of access to online learning materials which has become a larger part of modern day
teaching.

Our commitment to quality education for students of different ages and needs can be seen through both the
Goal 4: Quality education. number and diversity of schools we have allocated across the sites in our Local Plan. This includes new secondary
Ensure inclusive and equitable schools at Bodkin Farm (W6) and Land to the West of Thornden Wood Road (HB4), a Special Educational Needs
quality education and promote (SEND) school at the Land at Brooklands Farm (W4) site and four new primary schools on other sites.
lifelong learning opportunities for
all. Sustainable Design Strategy (SS2) recommends the inclusion of educational facilities alongside community hubs for
new communities of over 300 homes. The close proximity and accessibility of such facilities will make it easier for
children and parents to access educational facilities in the district.

Our Movement and Transportation Strategy (SS4), along with our Active and Sustainable Travel (DS14) and
Highways and Parking (DS15) policies improves transport infrastructure and connectivity in the district, making
educational institutions more accessible. It helps ensure schools, colleges, and universities can be reached more
easily and safely supporting regular attendance, something that students from disadvantaged backgrounds can
struggle with.

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The provision of 1,149 affordable dwellings per year (including affordable housing) outlined in our Development
Strategy (SS3), also decreases unstable or precarious living conditions for residents, which can disrupt the learning
of children both at home and at school.

Our Public Open Spaces (DS24) policy encourages the creation of places such as parks and sports complexes that
can provide safe environments for leisure and exercise. New facilities and open spaces will be well maintained with
active surveillance and lighting to provide a safe area. These should provide a secure environment that can
empower women to feel safe while pursuing exercise and leisure activities, as encouraged by our Sustainable
Design (DS6) policy, and provide comfortable areas for women and girls to meet or to spend time alone. Safe
spaces for play and sports for girls from a young age can encourage them to try more sports or activities that are
often male dominated. Sports and play facilities can be beneficial for the wellbeing of mental health of all genders,
and the additional safety measures should help encourage women of all ages to feel comfortable making use of all
Goal 5: Gender equality.
of the facilities.
Achieve gender equality and
empower all women and girls.
By creating better transport infrastructure, with our Movement and Transportation Strategy (SS4) and our Active
and Sustainable Travel (DS14) policy, we can offer more up to date and safe public transport options so that women
may have choices of how to travel. This should help lessen fears of harassment on public transport and empower
women and girls to feel secure in their freedom of movement.

Our Education and Associated Development (DS9) policy, supports educational facilities and student
accommodation. This makes higher education more accessible to all, which can encourage more women to enter
STEM subjects which are often a gateway for more traditionally male dominated fields.

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The new 77ha fresh water reservoir planned as part of Broad Oak Reservoir and Country Park (R17) site policy is an
essential part of securing enough clean drinking water for the future as the district continues to grow. As well as
supporting sufficient supply of drinking water, our Sustainable design (DS6) policy promotes the efficient use of
water in new developments, which is essential in decreasing water demand. This policy also includes the provision
for water systems in homes to achieve a per capita consumption target, further increasing water conservation.

We can also improve access to clean water and sanitation through Sustainable Drainage Systems (SuDS) in our
Sustainable Design Strategy (SS2) and Flood Risk and Sustainable Drainage (DS20) policy. These encourage the
integration of SuDS in developments, which are crucial for managing water runoff, reducing the risk of water
pollution, and for ensuring that water is managed sustainably. By encouraging water to be absorbed into the
Goal 6: Clean water and sanitation. ground for instance, pollutants in water can be naturally filtered before they reach the wider river network. By
Ensure availability and sustainable lessening the amount of pollutants in our water systems more generally, we can reduce the overall risk that our
management of water and drinking water will become contaminated. Similarly, by reducing the likelihood of flooding, we can lessen the risk
sanitation for all. of floodwaters contaminating safe drinking water, rendering otherwise unusable.

As well as through SuDS, we also protect and encourage the improvement of water systems in our Water Pollution
(DM16) policy. The policy states that developments will not be permitted where they would reduce the quality or
quantity of surface or groundwater. It also states that impacts to water systems must be considered both during the
construction of the building as well as and across the lifetime of the building, after construction is complete. Lastly,
as well as discouraging damage to water quality from issues like pollution, we also clearly state our support for
proposals that improve water ecosystems.

The maintenance and enhancement of green and blue infrastructure in our Environmental Strategy (SS1), including
rivers, streams, and ponds, is also integral to managing the water cycle. By supporting the ecosystems that help

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provide us with clean water will lessen the demand on utility companies responsible for processing water to a safe
level for drinking.

Our Renewable Energy and Carbon Sequestration (DS25) policy explicitly encourages smaller scale, on-site energy
generation with solar panels which is a sustainable way to produce energy, as it reduces carbon emissions.
Decentralised energy production such as this can also reduce pressure on the energy grid, which can lessen the
need for costly upgrades to our electricity infrastructure.

The requirements for larger utility scale renewable energy generation projects are also set out in this policy to
ensure they are truly sustainable over long periods of time. Furthermore, by providing clear expectations for larger
generation projects, energy companies can have greater certainty on which to base plan new projects, increasing
Goal 7: Affordable and clean likelihood of successful sustainable applications and more sustainable energy production.
energy.
Ensure access to affordable, Another way we can ensure access to affordable sustainable energy is by reducing wasteful energy consumption.
reliable, sustainable and modern Our Sustainable Design Strategy (SS2) for the district states that new residential and commercial development in
energy for all. the district should be designed to achieve net-zero operational carbon emissions. A core part of this is ensuring
buildings should be energy efficient and, where possible, generate as much energy as they consume through
sustainable means, so that they don’t contribute to climate change.

Furthermore, our Sustainable Design (DS6) policy requires that proposals for major developments submit a
whole-life carbon assessment, which encourages the re-use of materials and construction methods that are
energy-efficient. This will reduce energy consumption and help reduce demand that might otherwise push up
energy prices and decrease the affordability of energy.

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Our Movement and Transportation Strategy (SS4) and our Active and Sustainable Travel (DS14) policy indirectly
support clean energy by promoting the infrastructure for electric vehicles, including charging stations. This
increases the demand for electricity which might potentially be supplied by renewable sources and reduces
demand for unsustainable transport energy sources like petrol and diesel.

Our Business and Employment Areas (DS8) policy identifies and protects designated areas for business and
employment, ensuring that there is space for sustainable economic development, leading to job creation and
sustainable economic growth. Furthermore, our Rural Economy (DS12) policy directly supports the growth and
diversification of the district's rural economy by encouraging development of agriculture and viticulture businesses,
leading to job creation and economic growth in rural areas. Sustainable Development Goal 8 specifies that growth
must be inclusive, and part of this is ensuring our policies support businesses in both rural and urban areas.

Goal 8: Decent work and economic Our Tourism Development (DS11) policy supports the development of tourism, which is a particularly important
growth. source of income for some businesses in our district. It takes a positive stance towards new visitor attractions and
Promote sustained, inclusive and accommodation, which policy can bolster local economies and create a greater breadth of jobs.
sustainable economic growth, full
and productive employment and Our Education and Associated Development (DS9) policy facilitates the development of our universities, which can
decent work for all. be hubs for research, innovation, and job creation and can contribute to economic growth. The students who
attend these universities bring additional revenue into the district that supports the growth of local businesses.

Precarious and unstable living conditions make it harder for people to stay in regular employment, which makes it
harder to run businesses and reduces economic growth. Our Affordable Housing (DS1), Housing Mix (DS2), and
Rural Housing (DS4) policies help ensure a stable supply of affordable and diverse housing which can attract a
broader range of workers to the area, supporting steady employment and economic development.

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Our Movement and Transportation Strategy (SS4) states our commitment to transport measures that will reduce
congestion. This gives many valuable direct and indirect effects on people's ability to access decent work and
benefit from economic growth. If we can help people to get to work more easily and with less expense, we can
potentially improve their employment prospects by enabling them to reach jobs that may otherwise have taken
them too long to travel to. By improving public transport options, with additional bus services, bus priority
measures, as well as with better, safer routes to walk and cycle, we can also particularly help those with lower
incomes travel to work. Public and active travel options are especially important for people with low incomes as
they may come from households where the cost for purchasing and operating a car for each person who can drive
may be prohibitive.

By improving transport in our town and city centres with better park and ride infrastructure and upgraded railway
stations, we can enable customers and tourists to more easily reach and spend money at our local businesses,
promoting durable, long-term economic growth. We can also directly improve productivity, a key economic
measure, improving congestion and therefore reducing unproductive time for those commuting and for those who
travel as part of their jobs, like tradespeople and carers. Furthermore, we can improve productivity less directly by
reducing air pollution, as better air quality may improve people's health and reduce the number of days lost to
sickness where people could otherwise be working.

Our Sustainable Design (DS6) policy promotes high-quality reliable communication, by requiring Fibre to the
Premises (FTTP) broadband in certain developments. This enables more people to work efficiently from home,
giving them access to much wider national and, in some cases, international job markets.

If people can access work more easily and inexpensively they can potentially improve their employment prospects,
especially for those who would otherwise struggle to afford more expensive means of travel. Our Movement and

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Transportation Strategy (SS4) states our commitment to transport measures that will reduce congestion. Reducing
congestion improves access to businesses both for workers and also customers who wish to spend their money in
our district.

We continue to need to invest in and adapt our infrastructure, be it road, housing, energy and communications, in
order to foster innovation and resiliency. Our Transport Strategy (SS4), Infrastructure Strategy for the District (SS5)
and Infrastructure Delivery Plan (2024) identifies the infrastructure required to support the Local Plan. This includes
improvements to active and sustainable transport, new secondary and primary schools, a new SEND school, and a
new or improved Kent and Canterbury hospital.

Our Business and Employment Areas (DS8) policy designates certain areas where the development of new and
Goal 9: Industry, innovation and existing businesses is particularly supported and encouraged. Alongside this, our Education and Associated
infrastructure. Development (DS9) policy supports educational facilities and research infrastructure essential for development.
Build resilient infrastructure, Together these policies help increase the support for hubs for innovation and sustainable development.
promote inclusive and sustainable
industrialisation and foster The shift in the way in which we produce energy will require a change to the pattern of industrialisation that has
innovation. occurred in the past. By supporting opportunities for carbon sequestration and the development of renewable and
low-carbon energy sources, our Renewable Energy (DS25) policy fosters innovation within the energy sector and
ensures the creation of infrastructure that is sustainable.

The support for high quality digital infrastructure in our Sustainable Design Strategy (SS2) and Sustainable Design
(DS6) policy promotes high-quality reliable communication, including Fibre to the Premises (FTTP) broadband,
essential to the growth of modern industries and services. Without such infrastructure, the ability for people to
share knowledge and innovative practices can be significantly hindered.

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Whilst our ability to influence inequality between countries is limited, we are well-placed to make a positive impact
on local inequalities within and between our communities.

Our Specialist Housing Provision (DS5) policy supports the development of housing tailored for potentially
vulnerable groups such as the elderly and those with special needs or disabilities. Gypsy and travellers can face
discrimination and marginalisation so this policy also sets out the criteria for the development of gypsy and
traveller sites, so there is an unambiguous approach for assessing these developments.

We have a number of housing policies that can lessen inequality. Our Affordable Housing (DS1) policy, for instance,
mandates a certain percentage of affordable housing in new developments. This better enables people to live
Goal 10: Reduced inequalities. securely in houses that they might not have otherwise been able to afford. Similarly, our Housing Mix (DS2) policy’s
Reduce inequality within and requirement for a variation in housing types and sizes helps different inhabitants such as single occupants, large
among countries. families and the elderly access housing. Our Estate regeneration (DS3) policy seeks to improve poor quality
dwellings in existing urban social housing estates. Together they promote the social inclusivity of communities and
may reduce socio-economic segregation.

Our Rural Housing (DS4) policy supports the development of housing specifically for rural communities, ensuring
that rural inhabitants have access to decent housing. Likewise, the Rural Economy (DS12) policy supports the
diversification and growth of the rural economy which, together with our Rural Housing (DS4) policy, reduces
inequality between rural and urban areas.

Our Movement and Transportation Strategy (SS4) and our Active and Sustainable Travel (DS14) policy commits to
the enhancement of potentially more affordable ways of travelling, like public transport and active travel, which

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can help people with lower incomes. This reduces inequality by ensuring all more residents can get to where they
need to be, regardless of whether they can afford a car.

This goal brings together a number of aspects covered in the earlier sections. Human settlements include all the
places where people live in the district, from the city and larger towns through to villages and hamlets. People like
to live in places with strong identities where they can live comfortably and enjoy the things that make them healthy
and happy. Sustainability underpins all of this, and encourages developments that are successful over the long
term.

In our Sustainable Design Strategy (SS2), we require proposals with over 300 homes to include community hubs.
This ensures new large developments don’t add pressure to existing facilities and instead enrich the social and
Goal 11: Sustainable cities and recreational opportunities available to local residents.
communities.
Make cities and human Our Town centres and community facilities (DS10) policy ensures everyone across the district can access different
settlements inclusive, safe, resilient amenities and facilities, regardless of whether they are from larger or smaller communities. The policy achieves this
and sustainable. by designating different settlements according to their size and nature (e.g. Town Centres and Village Centres) and
ensuring development is appropriate to the nature of each settlement or area.

For instance, we support proposals for new local shopping or community facilities within or adjacent to Local
Centres and at the Village Centres. This enables communities to remain socially vibrant and economically resilient.
Such developments should contribute positively to the street scene however so that the quality and character of
the area is maintained and improved. We also ensure that any negative consequences of certain types of
development outside of the settlement boundaries are considered by requiring impact assessments. In these
assessments, we require proposals to consider their impact on the vitality and viability of town centres 5 or 10

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years into the future. This protects the sustainability and resiliency of town centres, which is critical to many
existing the success of local businesses and the local tourism industry.

Within smaller settlements (Local Centres and at the Village Centres), we also ensure that a loss of a shop or
community facility does not threaten the vitality and viability of the centre and does not jeopardise the variety of
services available to the local community. This protects against the damaging loss of shops and facilities important
to the fundamental nature and needs of the people living in smaller settlements.

The Historic Environment and Archaeology (DS26) policy helps preserve cultural and historic assets and enhances
the character and distinctiveness of our communities. This retains and attracts people into the area to live and for
tourism, contributing to economic sustainability of our settlements.

The Public Open Spaces (DS24) policy encourages the provision of high-quality, accessible open spaces that
contribute to the health and well-being of communities, making settlements more attractive, liveable and
sustainable. The cooling effect of green spaces will help our residents of our larger settlements adapt to the
increasing frequency of hot summer days for instance.

The Highways and Parking (DS15) policy encourages the use of electric vehicles, by specifying the provision for
charging points. Our Movement and Transportation Strategy (SS4) and our Active and Sustainable Travel (DS14)
policy develop a sustainable transportation strategy that improves connectivity, reduces reliance on cars, and
makes communities more accessible and safer.

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Our Sustainable Design Strategy (SS2), along with our Sustainable Design (DS6) policy, also enhances the
sustainability of communities by promoting net zero operational carbon emissions in new developments and the
creation of complete neighbourhoods with a mix of uses, to reduce the need for travel.

Our Reducing Waste and Supporting the Circular Economy (DM4) policy encourages the use of recycled materials in
new developments, as well as responsible site waste management and disposal. The policy also requires major
developments to submit a Circular Economy Statement which specifies how materials from demolition will be
reused and recycled, as well as how the design of the development allows for easy disassembly at the end of the
development’s useful life, so that its materials can be reused or recycled in the future.
Goal 12: Responsible consumption
and production. Our Noise, Odour and Dust Pollution (DM17) policy is also an important part of ensuring disruption by new
Ensure sustainable consumption developments is minimised where possible. Developments that increase noise pollution for the existing community
and production patterns. will be required to show how they will avoid or minimise their impacts. Furthermore, we state in this policy that
proposals that will significantly increase noise pollution that cannot be adequately mitigated will be refused.

Our Contamination and Unstable Land (DM19) policy specifies that developments that involve hazardous materials
will only be approved if there is no unacceptable risk to public health or the environment. This ensures the impact
of potentially hazardous substances used in production or manufacturing is considered in the planning process.

Our Sustainable Design (DS6) policy specifies how we will reduce the degree to which new buildings in our district
Goal 13: Climate action. contribute to climate change. We have done this by requiring developments to be designed to achieve net zero
Take urgent action to combat operational carbon emissions. This means, in the day to day running of a building, they shouldn't be adding to the
climate change and its impacts. overall amount of carbon in the atmosphere. We have also laid out how developments can be designed in a
sustainable way in our Sustainable Design Guidance Supplementary Planning Document.

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In some particular cases, it may not be viable for a development to achieve net zero operational carbon emissions.
This must be robustly demonstrated in the applicant’s Sustainability Design Statement. In this case, the applicant
will be required to make a payment under a Section 106 agreement to our Carbon Reduction Fund. This fund will
support projects that reduce carbon emissions in the district, such as changes that reduce the energy used by
buildings.

An important part of climate action is ensuring designs strive to use as little energy as possible. This can be done by
employing good insulation, high-efficiency windows, and energy-efficient heating and cooling systems, which
reduce the amount of energy needed for heating, cooling and lighting. Designs can also include the production of
renewable energy on-site, from solar panels for instance. This means that any carbon emissions generated by the
building during its regular use can be balanced out by or "offset" by the building's own production of renewable
energy. Developments can also integrate smarter ways of using energy in buildings. These are usually controls that
give better ways to automatically adjust heating, cooling, and lighting based on occupancy, time of day or weather.

In the UK, climate change is predicted to increase the intensity of heavy downpours of rain and sea levels. Both
these changes are likely to magnify the risk of flooding. Our Environmental Strategy for the district (SS1) seeks to
reduce the risk posed by flooding to new developments by stating that they should aim to avoid Flood Zones 2 and
3. These zones have been identified by the Environment Agency as the areas most at risk of severe flooding. This
policy also specifies unequivocally that proposals that increase the risk of flooding will be refused.

As well as taking action on climate change, this goal also highlights the importance of planning for its impacts. Our
Sustainable Design (DS6) policy also specifies that developments should provide or contribute to new natural
features and open spaces support climate change mitigation. This, in conjunction with the Public Open Spaces
Policy (DS24) discussed in Goal 11 earlier, helps people who live in urban areas better cope with hotter summers.

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We’ve emphasised the importance of conserving our seas and marine resources in our Habitats and Landscapes of
National Importance (DS18) policy where developments that affect Marine Conservation Zones are not normally
permitted. Developments that do affect these zones must appoint a specialist to explain how, where possible, the
features and overall integrity of the protected marine area would not be compromised, and that adequate ways to
mitigate any effects have been considered.

We are working to protect the River Stour and Stodmarsh with our Habitats of International Importance (DS17)
Goal 14: Life below water.
policy. Amongst other things, this policy states that sewage from new developments treated at a Wastewater
Conserve and sustainably use the
Treatment Works that discharges into the River Stour, or its tributaries, will need to ensure that it will not damage
oceans, seas and marine resources
Stodmarsh. In line with our Nutrient Mitigation Strategy, we require applicants to demonstrate that the nutrients
for sustainable development.
produced by their developments will be fully mitigated.

Another practice essential to the health of our coastal and river systems is sustainable drainage systems (SuDs). An
important part of SuDs is to reduce rainwater from new developments mixing with and overwhelming our sewers.
This stops nutrient rich wastewater flowing into our rivers before it can be processed properly. Our SuDs
requirements are set out in our Flood Risk and Sustainable Drainage (DS20) policy and encourages designs to send
rainwater into the ground and into surface water bodies, like ponds.

Goal 15: Life on land. It is critical for us to support nature and make sure new developments enhance ecosystems intelligently where
Protect, restore and promote possible. Our Environmental Strategy (SS1) lists the large amount of the new open spaces in the district including
sustainable use of terrestrial 75ha of natural and semi natural open space and 46ha of amenity open space (including green corridors) and
ecosystems, sustainably manage brings together some of the other policies central to protecting life on land.
forests, combat desertification, and
halt and reverse land degradation Our Supporting Biodiversity Recovery (DS21) policy covers many different measures including wildlife crossings,
and halt biodiversity loss. retention of hedges, increased tree cover and the planting of species that help pollinators. Improving the

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connections between different types of habitats increases the resilience of wildlife by enabling them to access
different resources they need, which might have otherwise been inaccessible. These connections can be made with
new green corridors, bridges and tunnels specially designed for animals, and maintained through the retention of
hedges. These connections give wildlife, like badgers, otters and hedgehogs, ways to cross human made
infrastructure without risk of collision or disturbance. Furthermore, larger new developments (over 300 homes)
must have a minimum of 20% tree cover and provide for the needs of pollinators through, for example, the
selection and planting of pollinator friendly species.

Biodiversity net gain is a system that ensures that developments leave the natural environment in a measurably
better state than it was before their development occurred. The national requirement is for applicable
developments to deliver 10% biodiversity net gain. However, we understand the importance of biodiversity and as
such we also specify in Policy DS21 that all applicable developments will deliver a minimum of 20% biodiversity net
gain calculated using the latest Natural England guidance.

We follow a rigorous consultation process where we listen to residents and other stakeholders so we can advocate
for and balance everyone’s needs. We are dedicated to creating inclusive communities that are safe, accessible and
Goal 16: Peace, justice and strong
thoughtfully designed in a way that is accountable and fair.
institutions.
Promote peaceful and inclusive
In our Active and Sustainable Travel (DS14) policy for instance, we specify that routes and access should be
societies for sustainable
designed to be safe, inclusive and meet the needs of disabled people and the mobility impaired. Our Parking
development, provide access to
Standards also require parking arrangements in certain developments to include facilities for disabled people.
justice for all and build effective,
accountable and inclusive
In our Estate Regeneration (DS3) policy we have committed to working with our partners and local communities to
institutions at all levels.
improve poor quality dwellings in existing urban social housing estates. This work has a particular focus on energy
efficiency, which makes homes warmer and cheaper to heat in the winter. This work is an important part of

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reducing inequalities between the communities in our district, which helps build a sense of fairness, cohesion and
community safety.

Public safety is an important thread that runs through many of our policies. When people feel their safety is
prioritised, they can see the public institutions involved in their communities understand them. This builds a sense
of mutual respect and promotes more stable communities. Polices DS5, DS10, DS15, DS20, DS24, DM9, DM15 and
DM19 all have requirements around safety, often regarding road safety for vehicles and pedestrians, but also other
matters like the placement of boundaries around open spaces to make people using parks feel safe (DS24), and for
the safe placement of advertisements so they don’t cause an obstruction (DM9).

Also, in our Health and Crime Impact Assessments (DM7) policy, we require Crime Impact Statements for
developments of 100 or more homes. These statements typically consider the amount of crime in the area near the
proposal and ensure the development is designed in a way that maintains or improves current safety levels of the
community.

We collaborate closely with our partners to ensure we understand and can achieve our aims collectively. Through
these collaborations we can establish and move in a common strategic direction, ensuring we have access to the
Goal 17: Partnerships for the goals. best knowledge available, magnifying the good that can be done by our work and the work of others.
Strengthen the means of
implementation and revitalise the As part of the Duty to Cooperate, we work collaboratively with partners on a regional, sub-regional and local scale.
Global Partnership for Sustainable At the regional scale we participate in the Kent Chief Planners Group and Kent Planning Policy Forum, where
Development. county-wide issues are discussed and information can be shared. Sub-regional and topic based partnerships include
the East Kent Duty to Cooperate Group, the East Kent Regeneration Board and the Nutrient Neutrality Working
Group. We also participate in local scale collaboration involving neighbouring planning authorities on

139
Sustainable Development Goals Supporting Policies

cross-boundary matters. Meetings between individual districts to discuss key strategic cross-boundary matters
were key in the formation of Statements of Common Ground.

We work collaboratively with Kent County Council on many matters, including our Movement and Transportation
Strategy (SS4) and Active and Sustainable Travel (DS14) policy. We work with Historic England on the protection and
conservation of heritage assets (DS26), recommending the adherence to their park and gardens register as well as
their guidance documents on energy efficiency in traditional buildings. This encourages the use of appropriate
materials to ensure our historic buildings are not damaged.

In our Habitats and Landscapes of National Importance (DS18) policy we also require Natural England’s advice on
priority species to be followed. In our Flood Risk and Sustainable Drainage (DS20) policy, we will investigate and, if
necessary, define a Coastal Change Management Area at Reculver, working with the Environment Agency, Historic
England, Natural England and Thanet District Council. This ensures any predicted changes to the coastline in the
future are planned for and managed as best as possible. We are also working with Natural England and the
Environment Agency on ways to reduce nutrients that enter the River Stour to allow development without
damaging Stodmarsh in our Habitats of International Importance (DS17) policy.

140
 UN Conference of the Parties
11.6. The conclusions from the 2022 UN 27th Conference of the Parties (COP27) have been
considered throughout the development of Canterbury City Council’s new Local Plan to
2040.

11.7. The five main takeaways from the convention have been considered on a local scale with
policies in place to implement some of the changes required to reduce carbon emissions and
ensure that development within the district is sustainable, in line with the NPPF.

11.8. The policies within the draft Local Plan have been constructed to minimise waste, create net
zero developments, mitigate against any developmental impacts, and maximise open space
and biodiversity opportunities within the district whilst retaining viability throughout
development.

11.9. The council’s policies have also been heavily inspired by the 2022 UN Biodiversity
Conference (COP15). The plan produced from the conference aims to put 30% of the planet
and 30% of degraded ecosystems under protection by 2030. This is something considered
throughout the Local Plan, with the Strategic Land Availability Assessment having regard for
the sensitivity and protection of land proposed for development within the suitability
assessment and selection of sites.

11.10. In addition, the draft Canterbury City Council Open Space Strategy, published as evidence
alongside the draft Local Plan, reviews and outlines the protected open space within the
district. The council designates green gaps and green infrastructure within the district which
is outlined and justified within the Natural Environment and Open Space Topic Paper (2024)
which is also published alongside the draft Local Plan.

141
Appendices
Appendix A: Abbreviations

AONB Area of Outstanding Natural Beauty

EDTS Economic Development and Tourism Study

EMC Eastern Movement Corridor

FEMA Functional Economic Market Area

GEA Gross External Area

GTAA Gypsy and Traveller and Travelling Showperson Accommodation

Assessment

HDT Housing Delivery Test

HEI Higher Education Institution

HMA Housing Market Area

HMO Houses in Multiple Occupation

HNA Housing Need Assessment

KCC Kent County Council

LHN Local Housing Need

MHCLG Ministry of Housing, Communities and Local Government

Now known as DLUHC (Department for Levelling Up, Housing and

Communities)

NNR National Nature Reserve

NPPF National Planning Policy Framework

PBSA Purpose Built Student Accommodation

PPG Planning Practice Guidance

SA Sustainability Appraisal

SAC Special Area of Conservation

142
SHMA Strategic Housing Market Assessment

SLAA Strategic Land Availability Assessment

SPD Supplementary Planning Document

SRN Strategic Road Network

SSSI Site of Special Scientific Interest

UN United Nations

143
Appendix B: Glossary

Affordable Housing for sale or rent, for those whose needs are not met by the
housing market (including housing that provides a subsidised route to home
ownership and/or is for essential local workers); and which complies
with one or more of the following definitions:

a) Affordable housing for rent: meets all of the following conditions:

(a) the rent is set in accordance with the Government’s rent policy for
Social Rent or Affordable Rent, or is at least 20% below local market
rents (including service charges where applicable); (b) the landlord is
a registered provider, except where it is included as part of a Build to
Rent scheme (in which case the landlord need not be a registered
provider); and (c) it includes provisions to remain at an affordable
price for future eligible households, or for the subsidy to be recycled
for alternative affordable housing provision. For Build to Rent
schemes affordable housing for rent is expected to be the normal
form of affordable housing provision (and, in this context, is known as
Affordable Private Rent).

b) Starter homes: is as specified in Sections 2 and 3 of the Housing

and Planning Act 2016 and any secondary legislation made under
these sections. The definition of a starter home should reflect the
meaning set out in statute and any such secondary legislation at the
time of plan-preparation or decision-making. Where secondary
legislation has the effect of limiting a household’s eligibility to
purchase a starter home to those with a particular maximum level of
household income, those restrictions should be used.
c) Discounted market sales housing: is that sold at a discount of at
least 20% below local market value. Eligibility is determined with
regard to local incomes and local house prices. Provisions should be
in place to ensure housing remains at a discount for future eligible
households.

d) Other affordable routes to home ownership: is housing provided for

sale that provides a route to ownership for those who could not
achieve home ownership through the market. It includes shared
ownership, relevant equity loans, other low cost homes for sale (at a
price equivalent to at least 20% below local market value) and rent to
buy (which includes a period of intermediate rent). Where public grant
funding is provided, there should be provisions for the homes to
remain at an affordable price for future eligible households, or for any
receipts to be recycled for alternative affordable housing provision, or
refunded to Government or the relevant authority specified in the
funding agreement.

Business use Any development that is within the E(g) use class.

Commercial use Any development that is within the E(a), E(b), E(c), E(e) or E(f) use
class or a Public House or drinking establishment.

144
Community Any development that is within the F1(d or f), F2a, b or c, or E(b, or d
Facilities and or e) use class including local shopping plus commercial, leisure (F2c
Services and Ed) and Education uses, and public houses, of a scale
proportionate to the needs of the local community.

Deliverable To be considered deliverable, sites for housing should be available

now, offer a suitable location for development now, and be achievable
with a realistic prospect that housing will be delivered on the site
within five years. In particular:
a) sites which do not involve major development and have planning
permission, and all sites with detailed planning permission, should be
considered deliverable until permission expires, unless there is clear
evidence that homes will not be delivered within five years (for
example because they are no longer viable, there is no longer a
demand for the type of units or sites have long term phasing plans).
b) where a site has outline planning permission for major
development, has been allocated in a development plan, has a grant
of permission in principle, or is identified on a brownfield register, it
should only be considered deliverable where there is clear evidence
that housing completions will begin on site within five years.

Developable To be considered developable, sites should be in a suitable location

for housing development with a reasonable prospect that they will be
available and could be viably developed at the point envisaged.

Employment use Any development that is within the B2 or B8 use class.

Housing Measures net homes delivered in a local authority area against the
Delivery Test homes required, using national statistics and local authority data. The
Secretary of State will publish the Housing Delivery Test results for
each local authority in England annually.

Leisure use Any development that is within Fb,c,d or E(d) use classes, or relevant
sui generis uses.

Older people People over or approaching retirement age, including the active,
newly retired through to the very frail elderly; and whose housing
needs can encompass accessible, adaptable general needs housing
through to the full range of retirement and specialised housing for
those with support or care needs.

Windfall Site Windfall sites refer to those that have not been specifically allocated
for development in the Local Plan process. They normally comprise
sites that have unexpectedly become available, but which are
considered suitable for development in relation to Local Plan policy.

145
Appendix C: Summary of SLAA and SA Outcomes
Appendix C contains the detailed summary of the SLAA and SA outcomes for each SLAA
submission, and calculations of development yield for allocated sites. The Appendix is
viewable as an interactive spreadsheet in the draft Local Plan Evidence Library, available on
the council’s website.

146
Appendix D: Extant planning permission
Table D.1: Extant planning permissions
Permitted Phasing
Application Postal Address 2023 2024 2025 2026 2027 Beyond
Number /24 /25 /26 /27 /28 2027 /28
CA//15/00410 Land adjacent to 10 Cogans Terrace, Canterbury 1
CA//15/00683 Larkey Woods Farm, Cockering Road, Chartham 10
CA//15/01572 Builders Yard, Tile Kiln Hill, Blean. 4
CA//15/02150 3 Laxton Way, Chestfield 1
CA//16/00404 Hoplands Farm, Island Road, Hersden, Westbere
Land to the south of Island Road (A28), former
CA//16/00673 30 90 250
Chislet Colliery, Hersden, Westbere
CA//16/00823 27 Hazlemere Road, Seasalter, Whitstable 1
CA//16/01868 21 St Georges Terrace, Herne Bay 7
CA//16/02396 19 Gordon Road, Canterbury 1
CA//16/02820 The Malthouse, Malthouse Road, Canterbury 6
CA//17/00144 45 Argyle Road, Whitstable 1
CA//17/01343 Hillside Cottage, Wood Hill, Canterbury 2
CA//17/02801 Highlands, Hackington Close, Canterbury 1
CA//17/02857 2 Miller Avenue, Canterbury 1
CA//17/02913 Hoplands Farm, Island Road, Westbere 16
CA//18/00116 128-130 Sea Street, Herne Bay 3
CA//18/00151 7 Whitstable Road, Blean 1
CA//18/00436 21 Wincheap, Canterbury 1
CA//18/00459 Highstead Riding School, Highstead, Chislet 2
CA//18/00941 28 New House Close, Thanington 2
CA//18/01078 Broadway Green Farm, Broadway, Canterbury 1
CA//18/01610 Rushbourne Manor, Hoath Road, Hoath 6
Land to the rear of 173 and 175 Ashford Road,
CA//18/01858 1
Thanington
CA//18/01941 Land rear of 12 Gorse Lane, Herne 2
CA//19/00117 62 Chestfield Road, Chestfield 1
CA//19/00147 Boundary House, St Stephen's Hill, Canterbury 1
CA//19/00149 52-54 Hillman Avenue, Herne Bay 2

147
 Permitted Phasing
Application Postal Address 2023 2024 2025 2026 2027 Beyond
Number /24 /25 /26 /27 /28 2027 /28
CA//19/00160 6 Western Esplanade, Herne Bay 2
The Retreat and Beach Cottage, Seasalter
CA//19/00362 0
Beach, Whitstable
CA//19/00713 Highlands, Hackington Close, Canterbury -1 2
CA//19/00788 16 Chapel Lane, Blean 1
CA//19/01072 Augustine House, Beech Avenue, Chartham 1
CA//19/01251 Ladybarn, The Drive, Chestfield 1
CA//19/01364 80 South Street, Whitstable 1 1
CA//19/01409 Invale, Valley Road, Barham 1
CA//19/01553 33 Bournemouth Drive, Herne Bay 1
CA//19/01589 Gatesgarth, South View, Island Road, Hersden 1
CA//19/01594 Eden Lodge, 9 St Stephen's Hill, Canterbury -1 1
Land rear of 77 Rough Common Road, Rough
CA//19/01752 1
Common, Harbledown
Newingate House, 16-17 Lower Bridge Street,
CA//19/01761 10
Canterbury
CA//19/01829 Barretts, 28-30 St Peters Street, Canterbury 22
CA//19/01977 Redwalls, Stodmarsh Road, Canterbury 2
Land Opposite 1 And 2 Beech Court, Nunnery
CA//19/02073 1
Fields, Canterbury
Land Rear Of 18 And 20, Hillside Road,
CA//19/02122 4
Whitstable
CA/19/10076 Keel Barn, North Stream, Marshside, Canterbury 1
Dwelling Accommodation, 118 Mortimer Street,
CA/19/10205 2
Herne Bay
CA/19/10254 The Arcade Site, Beach Walk, Whitstable 7
CA/19/10348 Farnham House, Merton Lane, Lower Hardres 1
CA/19/10358 8 Longmead Close, Herne Bay 1
CA/20/00026 Russet Orchard, Staines Hill, Sturry, Canterbury -1 1
CA/20/00031 Land Adjacent To 2 Bifrons Road, Bekesbourne 1
CA/20/00109 The Spinney, Hackington Close, Canterbury -1 2
CA/20/00189 The Old Woodyard, Moat Lane, Fordwich 6

148
Permitted Phasing
Application Postal Address 2023 2024 2025 2026 2027 Beyond
Number /24 /25 /26 /27 /28 2027 /28
CA/20/00567 27 Nunnery Road, Canterbury 0
CA/20/00648 75 Spenser Road, Herne Bay 1
CA/20/00724 Iwade, Radfall Road, Chestfield, Whitstable 1
CA/20/00726 66 Castle Street, Canterbury 1
CA/20/00925 Montpelier, Clapham Hill, Whitstable -1 4 24
CA/20/00928 56 Northwood Road, Whitstable 1
CA/20/00966 Folly Farm, Kemsing Gardens, Canterbury 1
CA/20/01048 White Gates, Marley Lane, Kingston, Canterbury 1
CA/20/01114 53B Joy Lane, Whitstable 1
CA/20/01134 National House, 65 High Street, Herne Bay 6
CA/20/01184 4 Nargate Street, Littlebourne, Canterbury -1
CA/20/01188 Hoplands Farm, Island Road, Hersden 50 24
CA/20/01196 Westwood, Hackington Close, Canterbury 1
CA/20/01197 Westwood, Hackington Close, Canterbury 1
Land Off Orchard Grove, Gordon Road, Rear Of
CA/20/01403 1
17 Saddleton Road, Whitstable
CA/20/01679 46-47 High Street, Canterbury 33
CA/20/01684 1 Lismore Road, Whitstable -1 2
CA/20/01693 19 Busheyfields Road, Herne, Herne Bay 1
CA/20/01864 49-55 Canterbury Road, Whitstable 8
CA/20/01928 4-4A Sunbeam Avenue, Herne Bay -1 1
CA/20/02094 28 Oxford Street, Whitstable 1
CA/20/02186 68 Old Dover Road, Canterbury -1
CA/20/02298 176 High Street, Herne Bay 1
Land Adjoining 56 New House Lane, Thanington
CA/20/02494 1
Without, Canterbury
CA/20/02505 Land At Giles Lane, Giles Lane, Canterbury -6
CA/20/02640 20 St Lawrence Forstal, Canterbury -1 1
CA/20/02696 46 The Hill, Littlebourne, Canterbury -1 1
CA/20/02737 27 Queens Road, Whitstable 5
CA/20/02768 1 Aberdeen Close, Upstreet, Canterbury -1

149
Permitted Phasing
Application Postal Address 2023 2024 2025 2026 2027 Beyond
Number /24 /25 /26 /27 /28 2027 /28
CA/21/00023 28 High Street, Sturry, Canterbury -1 3
CA/21/00247 Charter House, St George's Place, Canterbury 34
CA/21/00296 63 Oxford Street, Whitstable 1
CA/21/00346 204 Canterbury Road, Herne Bay -1 4
CA/21/00391 7 High Street, Canterbury 6
Huntsman And Horn, Margate Road, South Of
CA/21/00402 2
Thanet Way, Herne, Herne Bay
Unit 7 The Old Hop House, Hoath Farm,
CA/21/00492 3
Bekesbourne Lane, Canterbury
CA/21/00523 Burgess Farm, Bogshole Lane, Whitstable -1 1
CA/21/00659 Wilmington Lodge, Trenley Drive, Canterbury 0
CA/21/00730 Billmeir Molehill Road, Chestfield, Whitstable 1
CA/21/00763 34 Kimberley Grove, Seasalter, Whitstable 1
CA/21/00835 31 Harbour Street, Whitstable 1
CA/21/00841 22-23 St George's Terrace, Herne Bay 14
CA/21/00863 27 Castle Street, Canterbury 7
CA/21/01409 140 Reculver Road, Herne Bay 1
CA/21/01696 Land Adjacent To Old Thanet Way, Whitstable 20 22
Prospect House, Markerstudy Business Park,
CA/21/01709 45
Wraik Hill, Whitstable
CA/21/01750 Mayfield, The Leas, Chestfield, Whitstable 2
CA/21/01804 40 Grasmere Road, Chestfield, Whitstable 1
CA/21/01825 51 Daytona Way, Herne Bay -1 1
CA/21/01953 51 Cossington Road, Canterbury 6
CA/21/01976 5 Sea Street, Whitstable 1
CA/21/02117 77 Northgate, Canterbury -1
CA/21/02273 50 Queens Road, Whitstable -1 1
CA/21/02311 49 Old Bridge Road, Whitstable 3
CA/21/02321 208 Reculver Road, Herne Bay 1
CA/21/02356 3-5 Tile Kiln Hill, Blean, Canterbury 1
CA/21/02362 61 Marine Parade, Whitstable 1

150
Permitted Phasing
Application Postal Address 2023 2024 2025 2026 2027 Beyond
Number /24 /25 /26 /27 /28 2027 /28
CA/21/02375 29 Joy Lane, Whitstable 1
107A Tankerton Road, East Of Tankerton Circus,
CA/21/02382 4
Whitstable
May Tree Paddocks, Hawthorn Corner, Herne
CA/21/02561 1
Bay
CA/21/02563 Land To Rear Of 25 Preston Parade, Whitstable 1
CA/21/02565 Land To Rear Of 25A Preston Parade, Whitstable 1
Land To Rear Of 25A And 25B Preston Parade,
CA/21/02566 1
Whitstable
Woodend, Bigbury Road, Chartham Hatch,
CA/21/02644 -1 1
Canterbury
CA/21/02777 Marleywood Yard, Marley Lane, Kingston -1 1
CA/21/02858 Land Adjacent To 18 Clifford Road, Whitstable 1
Seabanks, Seasalter Beach, Seasalter,
CA/21/02992 -1 1
Whitstable
The Coach House, 32A Kingsdown Park,
CA/21/03005 -1 1
Whitstable
CA/21/03031 16 Park Avenue, Whitstable 1
CA/21/03032 Little Haven, Radfall Ride, Chestfield, Whitstable -1 1
CA/21/03099 64 Chestfield Road, Chestfield, Whitstable 1
CA/22/00009 Church Court, Church Lane, Seasalter 2
CA/22/00117 64 High Street, Whitstable 2
CA/22/00126 5 Hampton Pier Avenue, Herne Bay 1
Land Adjacent To 96 Cornwallis Circle,
CA/22/00145 1
Whitstable
CA/22/00156 3 Hillview Road, Whitstable 2
CA/22/00269 6 Pound Lane, Canterbury 0
CA/22/00317 27-31 High Street, Whitstable 6
CA/22/00482 64 South Street, Whitstable 1
CA/22/00537 Badgers End, The Drive, Chestfield, Whitstable 1
CA/22/00618 Land To Rear Of 27A Oxford Street, Whitstable 1
CA/22/00631 45 Joy Lane, Whitstable 1

151
Permitted Phasing
Application Postal Address 2023 2024 2025 2026 2027 Beyond
Number /24 /25 /26 /27 /28 2027 /28
CA/22/00741 11A School Lane, Blean, Canterbury 1
CA/22/00779 Land At Ladesfield, Vulcan Close, Whitstable 7 7
CA/22/00815 1-3 St Annes Road, Whitstable -3 8
CA/22/00819 118 Joy Lane, Whitstable 1
CA/22/00874 3 Turnagain Lane, Canterbury 1
CA/22/01022 Pine Cottage, New Road, Chestfield, Herne Bay -1
Great Ruckinge Farm, Thornden Wood Road,
CA/22/01098 4
Herne Bay
The Bounty, 3 Harriets Corner, Seasalter,
CA/22/01274 1
Whitstable
The Bounty, 3 Harriets Corner, Seasalter,
CA/22/01279 1
Whitstable
CA/22/01306 97 Central Parade, Herne Bay 4
CA/22/01308 38-42 Bentley Avenue, Herne Bay -1 1
CA/22/01332 Land Adjacent To 13 Oakwood Drive, Whitstable 1
CA/22/01390 The Tower, Red Gate Shaw, Railway Hill, Barham 1
The St John Home, 1 Gloucester Road,
CA/22/01395 7
Whitstable
CA/22/01511 99-101 High Street, Whitstable 0
Land To The South Of Church Lane, Seasalter,
CA/22/01527 -1 20 50 150
Whitstable
CA/22/01543 85 Northwood Road, Whitstable 1
CA/22/01613 39 Kirbys Lane, Canterbury 0
CA/22/01614 18 St Annes Road, Whitstable 1
26 Golden Hill, South Of Thanet Way,
CA/22/01655 1
Whitstable
Little Torrens, 40 Mill Lane, Harbledown,
CA/22/01714 -1 1
Canterbury
CA/22/01723 1 Hillview Road, Whitstable 2
Kimberley Residential Home, 34-40 Mickleburgh
CA/22/01727 2
Hill, Herne Bay
CA/22/01821 17 Castle Road, Whitstable 1

152
 Permitted Phasing
Application Postal Address 2023 2024 2025 2026 2027 Beyond
Number /24 /25 /26 /27 /28 2027 /28
CA/22/01840 68 Sea Street, Herne Bay 2
CA/22/01912 Dalkeith Lodge, 41 Mickleburgh Hill, Herne Bay 1
CA/22/01919 Tralee, Vale Road, Whitstable 1 1
CA/22/01974 81 Mortimer Street, Herne Bay 3
CA/22/02056 125 Station Road, Herne Bay 1
CA/22/02131 91 Faversham Road, Seasalter, Whitstable -1 1
CA/22/02478 Midways, Railway Hill, Barham -1 1
CA/22/02527 2 Austin Avenue, Herne Bay -1 1
CA/22/02559 44 Sydney Road, Whitstable 1
CA/23/00138 Copse End, Ford Walk, Yorkletts 1
Total 110 249 239 65 140 400

Table D.2: Care home planning permissions51

Permitted Phasing
Application Postal Address 2023 2024 2025 2026 2027 Beyond
Number /24 /25 /26 /27 /28 2027 /28
CA//15/01479 Land off Cockering Road, Thanington 41
Estuary View Business Park, Boorman
CA//17/00465 57
Way, Whitstable
CA//17/01866 Site 3 (A) Land at Hillborough, Herne Bay 44
CA//18/02088 35-41 New Dover Road, Canterbury 50
Highland House Retirement Home,
CA/19/10385 21
Littlebourne Road, Canterbury
Pilgrims Hospice, Saxon Fields (Part of
CA/20/00819 9
Strategic Site 11 Parcel A)
4 Nargate Street, Littlebourne,
CA/20/01184 3
Canterbury
CA/20/02768 1 Aberdeen Close, Upstreet, Canterbury 2
Land East Of South View Road, Thanet
CA/21/01252 6
Way, Whitstable

CA/22/01395 The St John Home, 1 Gloucester Road, -9

51
Where necessary the appropriate ratio has been used

153
 Whitstable
Kimberley Residential Home, 34-40
CA/22/01727 -8
Mickleburgh Hill, Herne Bay
Herne Bay Court , 163 Canterbury Road,
CA/22/01763 105 49
Herne Bay
Dalkeith Lodge, 41 Mickleburgh Hill,
CA/22/01912 -4
Herne Bay

Total 129 -1 103 90 0 44

Table D.3: Student accommodation planning permissions52

Permitted Phasing
Application Postal Address 2023 2024 2025 2026 2027 Beyond
Number /24 /25 /26 /27 /28 2027 / 28
Theatre House, 4-6 Orange Street,
CA//17/02339 4
Canterbury
CA//19/00514 28-30 St Peters Street, Canterbury 143
Former St Mary Bredin School
CA/20/00742 Rhodaus Town 49
Canterbury
CA/20/02186 68 Old Dover Road, Canterbury 27
CA/20/02505 Land At Giles Lane, Giles Lane, Canterbury -5 47 103 226

Total 196 -5 74 103 226 0

52
Where necessary the appropriate ratio has been used

154
Appendix E: Statements of Common Ground for 2017 Local
Plan allocations
Statements of Common ground were prepared for the 2017 Local Plan allocations as part of
the comprehensive annual monitoring process and signed Autumn 2023 following
negotiation between the council and the interested parties.

155
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161
162
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166
167
168
169
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187
188
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190
 Appendix F: Carried forward 2017 Local Plan allocations
Table F.1: Strategic and housing allocations
Phasing
Total
Site 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 Beyond Units
/24 /25 /26 /27 /28 /29 /30 /31 /32 /33 /34 /35 /36 /37 /38 /39 /40 2039/40
Site 1 Land at South
Canterbury
(CA//16/00600) 50 100 200 300 300 300 300 300 300 300 300 300 300 300 300 50 4,000
Site 2 Broad Oak -
Northern Section
(CA//18/00868) 70 76 76 76 76 51 425
Site 2 Land At Sturry -
Southern Section
(CA/20/02826) 30 50 80 80 80 80 80 80 70 630
Site 3 (A) Land at
Hillborough, Herne
Bay (CA//17/01866) 21 52 63 65 70 100 130 130 130 90 48 899
Site 3 (B) Land at
Hillborough, Herne
Bay (CA/20/01628) 20 55 55 50 180
Site 3 (C) Land at
Hillborough, Herne
Bay 20 40 55 55 170

191
 Phasing
Total
Site 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 Beyond Units
/24 /25 /26 /27 /28 /29 /30 /31 /32 /33 /34 /35 /36 /37 /38 /39 /40 2039/40
Site 4 Land at Herne
Bay Golf Course,
Herne Bay (Phase 5;
CA//18/02369) 14 37 51
Site 4 Land at Herne
Bay Golf Course,
Herne Bay (Phase 6a;
CA/20/00101) 15 34 49
Site 4 Land at Herne
Bay Golf Course,
Herne Bay (Eddington
Park; CA/22/00026) 29 66 95
Site 5 Land at Strode
Farm, Herne Bay
(CA//15/01317) 61 85 85 85 85 85 85 80 21 672
Site 5 Land at Strode
Farm, Herne Bay
(Phase A;
CA/21/01800) 50 49 29 128
Site 6 Land at
Greenhill, Herne Bay
(CA//17/02907,
CA/21/01277) 62 73 72 63 60 60 60 450

192
 Phasing
Total
Site 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 Beyond Units
/24 /25 /26 /27 /28 /29 /30 /31 /32 /33 /34 /35 /36 /37 /38 /39 /40 2039/40
Site 7 Land North of
Thanet Way,
Whitstable (Phase 1;
CA//18/01664) 5 5
Site 7 Land North of
Thanet Way,
Whitstable (Phase 2 &
part of Phase 1;
CA/20/02436) 114 99 213
Site 7 Land North of
Thanet Way,
Whitstable (Phase 3;
CA/21/02426) 17 21 70 108
Site 8 Land North of
Hersden 50 60 70 70 70 70 70 70 70 70 70 60 800
Site 9 Land at Howe
Barracks, Canterbury 69 60 129
Site 9 Land at Howe
Barracks, Canterbury
(Phase 2;
CA//18/00910) 55 4 59

193
 Phasing
Total
Site 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 Beyond Units
/24 /25 /26 /27 /28 /29 /30 /31 /32 /33 /34 /35 /36 /37 /38 /39 /40 2039/40
Site 11 Parcel A Land
at Cockering Farm,
Thanington 50 100 100 90 54 394
Site 11 Parcel A Land
at Cockering Farm,
Thanington (Phase 1;
CA//17/02719 &
CA/20/01677) 40 16 38 27 121
Site 11 Parcel A Land
at Cockering Farm,
Thanington (Phase 1B;
CA/20/01680) 47 26 14 87
Site 11 Parcel B
Cockering Road
Thanington
(CA//17/00519) 60 60 60 60 60 60 60 60 20 500
Site 12 Land South of
Ridgeway (Grasmere
pasture), Chestfield
(CA//17/00469) 70 50 16 136
Site 12 Land South of
Ridgeway (Grasmere
pasture), Chestfield 20 54 70 16 160

194
 Phasing
Total
Site 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 Beyond Units
/24 /25 /26 /27 /28 /29 /30 /31 /32 /33 /34 /35 /36 /37 /38 /39 /40 2039/40
(Phase 2 and 3;
CA/21/02244)
St Martin's Hospital,
Canterbury 20 60 60 24 164
Land at Bullockstone
Road, Herne Bay
(CA/22/02012) 10 50 50 50 160
Barham Court Farm,
Barham 10 15 25
Herne Bay Golf Driving
Range, Greenhill and
Land adjacent to
Herne Bay Golf Driving
Range, Greenhill
(CA/22/00941) 47 31 78
Adj Canterbury West
Station, Canterbury 20 20
Kingsmead depot,
Canterbury
(CA//17/02092) 189 189

195
 Phasing
Total
Site 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 Beyond Units
/24 /25 /26 /27 /28 /29 /30 /31 /32 /33 /34 /35 /36 /37 /38 /39 /40 2039/40
St Johns Lane
Employment
Exchange, Canterbury 24 24
Northgate Car Park,
Canterbury 21 21
Castle Street Car Park,
Canterbury 27 27 54
Holmans Meadow Car
Park, Canterbury 20 20
Rosemary Lane Car
Park, Canterbury 20 20
Ivy Lane North,
Canterbury 10 10
Hawks Lane,
Canterbury 9 9
St Radigund's Place,
Canterbury 7 7
St John's Lane Car
Park, Canterbury 5 5
Garage Site, Kings
Road, Herne Bay 20 23 43

196
 Phasing
Total
Site 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 Beyond Units
/24 /25 /26 /27 /28 /29 /30 /31 /32 /33 /34 /35 /36 /37 /38 /39 /40 2039/40
Land at Herne Bay
Station 15 20 35
Beach Street (HB2 in
Herne Bay Area Action
Plan) (CA//19/00296) 15 18 33
Land at Ladysmith
Grove 15 16 31
Tankerton Road car
park, Whitstable 17 17
124 & adjoining
Middle Wall,
Whitstable 7 7
Land to rear of 51
Rough Common Road,
Rough Common 12 12
Rough Common Road,
Rough Common 16 16
Total 714 724 879 969 982 1,016 962 875 959 672 568 391 370 370 360 300 300 50 11,461

197
Appendix G: New allocations in draft Local Plan
Table G.1: Strategic and housing allocations
Phasing

Policy Site Beyond Total

2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040
2040/ Units
/24 /25 /26 /27 /28 /29 /30 /31 /32 /33 /34 /35 /36 /37 /38 /39 /40 /41
41

C6 Land at Merton Park 50 100 160 160 160 160 160 160 160 160 160 160 275 2,025
Land to the North of
C7 Hollow Lane 50 75 100 100 100 100 100 80 15 720
C9 Milton Manor House -1 10 30 30 25 94
Land to North of
C10 Cockering Road 10 26 36
C13 Becket House 10 30 27 67
Land at the Former
Chaucer Technology
C15 School 10 30 30 70
C2 43-45 St George's Place 10 20 20 50
C16 Land at Folly Farm 7 10 17
Land at Station Road
C14 East 10 27 37
Wincheap Commercial
C19 Area 50 80 100 120 120 120 120 120 70 900
Land South of Thanet
W5 Way 20 60 60 60 20 220

198
 Phasing

Policy Site Beyond Total

2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040
2040/ Units
/24 /25 /26 /27 /28 /29 /30 /31 /32 /33 /34 /35 /36 /37 /38 /39 /40 /41
41

W7 St Vincent's Centre 10 10
Land comprising
Nursery Industrial
Units and former Kent
HB5 Ambulance Station 7 7 14
Land to the West of
HB4 Thornden Wood Road 20 50 50 30 150
HB9 Former Metric Site 9 9
HB8 Altira 10 30 27 67
R2 Great Pett Farmyard 13 13
Land North of Popes
R9 Lane 20 50 40 110
The Paddocks, Shalloak
R10 Road, Sturry 10 20 20 50
R5 Bread and Cheese Field 20 50 50 30 150
R6 Land at Hersden 8 10 18
Land off The Hill,
R7 Littlebourne 20 50 75 75 50 270
Land North of Court
R8 Hill, Littlebourne 10 20 20 50

199
 Phasing

Policy Site Beyond Total

2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040
2040/ Units
/24 /25 /26 /27 /28 /29 /30 /31 /32 /33 /34 /35 /36 /37 /38 /39 /40 /41
41
Land west of Cooting
Lane, south of Station
R12 Road 10 10
Land adjacent to Valley
R13 Road, Barham 10 10 20
Land at Goose Farm,
R14 Shalloak Road 10 16 26
Land fronting Mayton
R16 Lane, Broad Oak 8 8
Land at Church Farm,
R18 Hoath 7 10 17
Nackington Police
C8 Station 10 10 20
R15 Land at Shalloak Road 10 10
W6 Bodkin Farm 20 50 65 65 50 250
Land at Brooklands
W4 Farm 50 80 120 150 150 150 150 150 150 90 20 1,260
C12 University of Kent 50 100 150 160 160 160 160 160 160 160 160 220 1,800
Total 10 39 68 228 471 682 730 750 730 690 690 690 670 555 410 340 320 495 8,568

200
Table G.2: Older persons housing allocations
Phasing

Policy Site Beyond Total

2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040
2040/ Units
/24 /25 /26 /27 /28 /29 /30 /31 /32 /33 /34 /35 /36 /37 /38 /39 /40 /41
41
C6 Land at Merton Park 125 125

Land to the North of

C7 Hollow Lane 44 44

Wincheap Commercial
C19 Area 56 56

Land at Brooklands
W4 Farm 44 34 78

Land off The Hill,

R7 Littlebourne 17 17

C12 University of Kent 111 111

Total 17 88 56 236 34 431

201