Tunbridge Wells Borough · Bidborough 276 BrenchleyandMatfield 279 Frittenden 291 Goudhurst 296...

Draft Local Plan Regulation 18 Consultation Draft

20 September to 1 November 2019

Tunbridge Wells Borough

4Index of Policies

12Foreword

13Section 1: Introduction13Purpose of the Plan14Public consultation: how to get involved17Producing a new Local Plan

22Section 2: Setting the Scene22Borough Profile and Context24Challenges and Opportunities

31Section 3: Vision and Objectives31Vision32Strategic Objectives

33Section 4: The Development Strategy and StrategicPolicies33The Development Strategy41Key Diagram42The Strategic Policies

63Section 5: Place Shaping Policies64Royal Tunbridge Wells139Southborough154Capel (including Tudeley Village)169Paddock Wood196Cranbrook and Sissinghurst235Hawkhurst263Benenden

Tunbridge Wells Borough Local PlanConsultation period: 20 September to 1 November 2019

Consultation DraftDraft Local Plan (Regulation 18)

276Bidborough279Brenchley and Matfield291Frittenden296Goudhurst305Horsmonden314Lamberhurst322Pembury340Rusthall345Sandhurst352Speldhurst

363Section 6: Development Management Policies364Environment432Housing461Employment477Town, Rural Service, Neighbourhood, and Village Centres486Transport and Parking501Open Space, Sport, and Recreation

506Section 7: Delivery and Monitoring

509Appendix 1: Biodiversity/geodiversity sites withinTunbridge Wells borough

512Appendix 2: Schedule of designated Local Green Spacesites within Tunbridge Wells borough

518Appendix 3: The Monitoring Framework

527Appendix 4: Glossary

Consultation period: 20 September to 1 November 2019Tunbridge Wells Borough Local Plan

Draft Local Plan (Regulation 18)Consultation Draft

532Appendix 5: Topic papers and other supportingdocuments

533Appendix 6: Submitted sites not included in this DraftLocal Plan

Tunbridge Wells Borough Local PlanConsultation period: 20 September to 1 November 2019


Index of PoliciesCLICK ONLINK TO GOTO POLICY

TITLEPOLICY AND SITENUMBERS

Section 4: The Development Strategy and Strategic Policies

Page 42The Development StrategySTR 1Page 47Presumption in favour of sustainable developmentSTR 2Page 48Masterplanning and use of Compulsory Purchase powersSTR 3Page 49Green BeltSTR 4Page 50Essential Infrastructure and ConnectivitySTR 5Page 53Transport and ParkingSTR 6Page 55Place Shaping and DesignSTR 7Page 57Conserving and enhancing the natural, built, and historic environmentSTR 8Page 59Neighbourhood PlansSTR 9Page 60Limits to Built Development BoundariesSTR10

Section 5: Place Shaping Policies (includes SHELAA reference numbers where relevant)

Royal Tunbridge Wells

Page 68The Strategy for Royal Tunbridge WellsSTR/RTW 1Page 71Mount Pleasant car park, surgery in The Lodge, public toilets, Mount

Pleasant Road, Calverley Grounds, Great Hall car park and Hoopers'car park/service yard

AL/RTW 1Site Numbers 262 & 263

Page 74Land at Royal Victoria Place Shopping Centre, Calverley RoadAL/RTW 2Site Numbers 250 & 251)

Page 76Former Cinema Site, Mount Pleasant RoadAL/RTW 3SALP AL/RTW 2B

Page 78Torrington and Vale AvenueAL/RTW 4SALP AL/RTW 3 and SiteNumbers 200 & 268

Page 81Cultural and Learning Hub (The Amelia Scott)AL/RTW 5Part of SALP AL/RTW 2Aand Site Number 264(part)

Page 83The Civic Complex:The Town Hall, Assembly Hall, and Police StationAL/RTW 6Part of SALP AL/RTW 2Aand Site Number 264(part)

Page 85Land at Goods Station RoadAL/RTW 7Part of SALP AL/RTW 11and Site Number 85

Page 87Land at Lifestyle Ford, Mount Ephraim/Culverden Street/Rock VillaRoad

AL/RTW 8SALP AL/RTW 22

Page 89Land at 1 Meadow Road and 8 Upper Grosvenor RoadAL/RTW 9Page 91Land at the Auction House, Linden Park RoadAL/RTW 10

SALPAL/RTW24 and SiteNumber 260 (part)

Page 93Former Plant & Tool Hire, Eridge RoadAL/RTW 11SALP AL/RTW 6, SiteNumber 176 (andadditional land)

Page 95Land adjacent to Longfield RoadAL/RTW 12Site Number 57 & late site43 (part)

Page 98Land at Colebrook House, Pembury RoadAL/RTW 13Site Number 101

Consultation period: 20 September to 1 November 2019Tunbridge Wells Borough Local Plan4


CLICK ONLINK TO GOTO POLICY


Page 100Land at the former North Farm landfill site, North Farm Lane and landat North Farm Lane, North Farm Industrial Estate

AL/RTW 14Site Numbers 72 & 261

Page 102Land at Knights ParkAL/RTW 15Site Numbers 138, 139 &140

Page 104Land at Wyevale Garden Centre, Eridge RoadAL/RTW 16Site Number 24

Page 106Land at 36-46 St John's RoadAL/RTW 17Part of SALP AL/RTW 5

Page 108Land to the west of Eridge Road at Spratsbrook FarmAL/RTW 18Site Number 137

Page 110Land at 77 Mount Ephraim (Sturge House, Brockbourne House)AL/RTW 19SALP AL/RTW 20

Page 112Land at Tunbridge Wells Telephone Engineering Centre, BroadwaterDown

AL/RTW 20SALPAL/RTW13 and SiteNumber 198

Page 114Land at Culverden Stadium, Culverden DownAL/RTW 21Site Number 235

Page 116Land at Bayham Sports Field WestAL/RTW 22Site Number 236

Page 118Land to the north of Hawkenbury Recreation GroundAL/RTW 23Site Number 53 (part)

Page 120Land at Cadogan Sports Field, St John's RoadAL/RTW 24Site Number 237

Page 122Land at Colebrook Sports Field, Liptraps LaneAL/RTW 25Site Number 238

Page 124Land at Cemetery Depot, Benhall Mill RoadAL/RTW 26Site Number 249

Page 126Land at Hawkenbury, off Hawkenbury Road/Maryland RoadAL/RTW 27SALP AL/GB 3 and SiteNumber 255

Page 128Land at Rowan Tree Road, Showfields RoadAL/RTW 28Site Number 267

Page 130Land at former Gas Works, Sandhurst RoadAL/RTW 29SALP AL/RTW 10

Page 132Land at Medway RoadAL/RTW 30SALP AL/RTW 14

Page 134Land at 123-129 Silverdale RoadAL/RTW 31SALP AL/RTW 15

Page 136Land at Beechwood Sacred Heart SchoolAL/RTW 32SALP AL/RTW 16Southborough

Page 142The Strategy for SouthboroughSTR/SO 1Page 143Southborough Hub, London RoadAL/SO 1

SALP AL/SO 2 and SiteNumber 234

Page 146Speldhurst Road former allotments (land between Bright Ridge andSpeldhurst Road)

AL/SO 2SALP AL/GB 1 and SiteNumber 232

Page 148Land at Mabledon and NightingaleAL/SO 3Site Number 445

Page 151Land at Mabledon HouseAL/SO 4Site Number 90 &additional land)

5Tunbridge Wells Borough Local PlanConsultation period: 20 September to 1 November 2019




Capel (including Tudeley Village)

Page 156The Strategy for Capel ParishSTR/CA 1Page 159Tudeley VillageAL/CA 1

Site Number 438Page 163Land to east of Tonbridge/west of site for Tudeley VillageAL/CA 2

Site Numbers 447 & 454Page 165Land at Capel and Paddock WoodAL/CA 3

Site Numbers 142, 309,310, 311, 312, 313, 314,316, 317, 318, 319, 51,315, 402, 340, 347, 218,20, 374, 79, 47, late site26, 371, 344, 376, 212,342Paddock Wood

Page 170The Strategy for Paddock WoodSTR/PW 1Page 174Land at Capel and Paddock WoodAL/PW 1

Site Numbers 142, 309,310, 311, 312, 313, 314,316, 317, 318, 319, 51,315, 402, 340, 347, 218,20, 374, 79, 47, late site26, 371, 344, 376, 212,342

Page 190Paddock Wood Town CentreAL/PW 2

Page 191Land at Mascalls FarmAL/PW 3

SALP AL/PW 4 andincludes late site 52

Page 194Land at the Memorial Field, west of Maidstone RoadAL/PW 4Cranbrook and Sissinghurst

Page 199The Strategy for Cranbrook and Sissinghurst ParishSTR/CRS 1Page 201Land adjoiningWilsley Farm, adjacent to Angley Road andWhitewell

LaneAL/CRS 1Site Number 125

Page 203Big Side Playing Field, adjacent to Quaker Lane and Waterloo RoadAL/CRS 2Site Number 129

Page 205Jaegers Field, Angley RoadAL/CRS 3Site Number 131

Page 207Turnden Farm, Hartley RoadAL/CRS 4Site Number 430

Page 209Land adjoining Cranbrook Primary School, Quaker LaneAL/CRS 5Site Numbers 71 & 133

Page 211Gate Farm, adjacent to Hartley Road and Glassenbury Road, Hartley(plus Bull Farm)

AL/CRS 6Site Numbers 59, 70, 323,345, late site 53

Page 213Land off Golford RoadAL/CRS 7Site Number late site 32

Page 215Former Cranbrook Engineering Site and Wilkes FieldAL/CRS 8Site Number 271

Page 217Land adjacent to the Crane ValleyAL/CRS 9SALP AL/CR 4 and wholeof Site Number 292 & 396(part)

Page 219Cranbrook SchoolAL/CRS 10Site Numbers 128 & 130





Page 221Sissinghurst Castle GardenAL/CRS 11Page 223Land on the east side of Mill LaneAL/CRS 12

Site Number 54Page 225Land east of Camden Lodge, adjacent to Mill Lane and Sissinghurst

RoadAL/CRS 13Site Number 120

Page 227Land south of The StreetAL/CRS 14Site Numbers 159 and latesite 51

Page 229Oak Tree Farm, The Common, Wilsley PoundAL/CRS 15Site Number 296

Page 231Land at Boycourt Orchards, Angley Road, Wilsley PoundAL/CRS 16Site Number 29 (part)

Page 233Land adjacent to Orchard Cottage, Frittenden Road, and land atjunction of Common Road and Frittenden Road

AL/CRS 17Site Numbers 442 & 68Hawkhurst (including Gill's Green)

Page 239The Strategy for Hawkhurst ParishSTR/HA 1Page 242Land forming part of the Hawkhurst Golf Course to the north of the

High StreetAL/HA 1Site Number 115

Page 245Land at The White House, Highgate HillAL/HA 2Site Number 361

Page 247Land to the east of HeartenoakAL/HA 3Site Number 432 (part)

Page 249Land at Fowlers ParkAL/HA 4Site Number 413 (part)

Page 251Brook House, Cranbrook RoadAL/HA 5Part of SALP AL/HA 1 andSite Number 457

Page 253Land off Copthall Avenue and Highgate HillAL/HA 6Site Numbers 78 & 419

Page 255Sports Pavilion, King George V Playing Fields, The MoorAL/HA 7Page 257Hawkhurst Station Business ParkAL/HA 8

Site Number 102Page 259Land at Santers Yard, Gill's Green FarmAL/HA 9

Site Number 422Page 261Site at Limes Grove (March's Field)AL/HA 10

Site Number 55Benenden

Page 265The Strategy for Benenden ParishSTR/BE 1Page 267Land at Walkhurst RoadAL/BE 1

Site Number 35Page 269Land adjacent to New Pond Road (known as Uphill)AL/BE 2

Site Number late site 16Page 271Feoffee Cottages and land, Walkhurst RoadAL/BE 3

Site Number 277Page 273Land at Benenden HospitalAL/BE 4

Site Numbers 424 & latesite 41Bidborough

Page 277The Strategy for Bidborough ParishSTR/BI 1Brenchley and Matfield

Page 281The Strategy for Brenchley and Matfield ParishSTR/BM 1Page 283Land between Brenchley Road, Coppers Lane, and Maidstone RoadAL/BM 1





Site Number late site 27Page 285Matfield House orchards and land, The GreenAL/BM 2

Site Number 18Page 287Ashes Plantation, Maidstone RoadAL/BM 3

Site Number 353Page 289Land at Maidstone RoadAL/BM 4

Site Number 401Frittenden

Page 292The Strategy for Frittenden ParishSTR/FR 1Page 294Land at Cranbrook RoadAL/FR 1

Site Number late site 28Goudhurst

Page 299The Strategy for Goudhurst ParishSTR/GO 1Page 301Land east of Balcombes Hill and adjacent to Tiddymotts LaneAL/GO 1

Site Number 124Page 303Land at Triggs Farm, Cranbrook RoadAL/GO 2

Site Number 174Horsmonden

Page 307The Strategy for Horsmonden ParishSTR/HO 1Page 308Land adjacent to Furnace Lane and Gibbet LaneAL/HO 1

Site Number 31Page 310Land south of Brenchley Road and west of Fromandez DriveAL/HO 2

Site Number 162Page 312Land to the east of HorsmondenAL/HO 3

Site Numbers 82, 108,297, 324Lamberhurst

Page 316The Strategy for Lamberhurst ParishSTR/LA 1Page 317Land to the west of Spray HillAL/LA 1

Site Number 279Page 319Misty Meadow, Furnace LaneAL/LA 2

Site Number 285Pembury

Page 324The Strategy for Pembury ParishSTR/PE 1Page 326Land rear of High Street and west of Chalket LaneAL/PE 1

Site Numbers 44, 67, 368,369 & late site 5

Page 328Land at Hubbles Farm and south of Hastings RoadAL/PE 2Site Numbers 50 & 390

Page 330Land north of the A21, south and west of Hastings RoadAL/PE 3Site Number 189

Page 332Land at Downingbury Farm, Maidstone RoadAL/PE 4Site Numbers 373 (part) &375

Page 334Land at Sturgeons fronting Henwood Green RoadAL/PE 5Page 336Land at TunbridgeWells Hospital, Pembury and adjacent to Tonbridge

RoadAL/PE 6Site Numbers 444, 136 &late site 13

Page 338Woodsgate CornerAL/PE 7Site Number 395





Rusthall

Page 341The Strategy for Rusthall ParishSTR/RU 1Page 343Lifestyle Motor Europe, Langton RoadAL/RU 1

Sandhurst

Page 346The Strategy for Sandhurst ParishSTR/SA 1Page 348Land on the south side of Sayville, Rye Road and west of Marsh

Quarter LaneAL/SA 1Site Number 149 & 227

Page 350Land adjacent to Old Orchard and Stream Pit LaneAL/SA 2Site Number 147Speldhurst (including Langton Green)

Page 355The Strategy for Speldhurst ParishSTR/SP 1Page 357Land to the west of Speldhurst Road and south of FerbiesAL/SP 1

Site Number 231Page 359Land north of Langton HouseAL/SP 2

Site Number 416Page 361Land adjacent to Rusthall recreation ground, Southwood RoadAL/SP 3

Site Number 239Section 6: Development Management Policies

Environment

Environment and Design

Page 365Design and other development management criteriaEN 1Page 370Sustainable design and constructionEN 2Page 372Sustainable design standardsEN 3Page 374Energy reduction in new buildingsEN 4Page 376Climate change adaptationEN 5Page 379Historic environmentEN 6Page 384Heritage AssetsEN 7Page 388Shop FrontsEN 8Page 390AdvertisementsEN 9Page 391Outdoor Lighting and Dark SkiesEN 10

Natural Environment

Page 394Net Gains for Nature: biodiversityEN 11Page 397Protection of designated sites and habitatsEN 12Page 399Ashdown Forest Special Protection Area and Special Area of

ConservationEN 13

Page 401Trees, Woodlands, Hedges, and DevelopmentEN 14Page 402Ancient Woodland and Veteran TreesEN 15Page 403Green, Grey, and Blue InfrastructureEN 16Page 405Local Green SpaceEN 17Page 409Landscape within the built environmentEN 18Page 410Arcadian AreasEN 19Page 413Rural LandscapeEN 20Page 414High Weald Area of Outstanding Natural Beauty (AONB)EN 21Page 415Agricultural LandEN 22

Air, Water, Noise, and Land

Page 416Air QualityEN 23Page 418Air Quality Management Areas (AQMA)EN 24





Page 419Biomass TechnologyEN 25Page 421Water Quality, Supply, and TreatmentEN 26Page 422Conservation of water resourcesEN 27Page 423Flood RiskEN 28Page 426Sustainable DrainageEN 29Page 429NoiseEN 30Page 430Land ContaminationEN 31Page 431Minerals and WasteEN 32

Housing

Delivery of Housing

Page 432Implementation of planning permission for new residential dwellingsH 1Page 433Multi-developer delivery and piecemeal development of larger sitesH 2Page 434Housing MixH 3Page 434Housing DensityH 4Page 437Affordable HousingH 5Page 439Estate RegenerationH 6Page 440Rural Exception SitesH 7Page 441Vacant Building CreditH 8

Types of housing delivery

Page 444Housing for Older PeopleH 9Page 446Rural Workers' DwellingsH 10Page 448Self Build and Custom HousebuildingH 11Page 450Build to RentH 12Page 451Gypsies and TravellersH 13Page 453Replacement dwellings outside the Limits to Built DevelopmentH 14Page 457Residential extensions, alterations, outbuildings, and annexes inside

the Limits to Built Development?H 15

Page 458Residential extensions, alterations, outbuildings, and annexes in theGreen Belt and outside the Limits to Built Development

H 16

Page 460Extensions to residential curtilages (domestic gardens) outside theLimits to Built Development

H 17

Economic Development

Employment Provision

Page 461The Key Employment AreasED 1Page 463Retention of existing employment sites and buildingsED 2Page 465Digital communications and fibre to the premises (FTTP)ED 3Page 467Rural DiversificationED 4Page 471Conversion of Rural Buildings outside the Limits to Built DevelopmentED 5Page 473Commercial and private recreational (including equestrian) uses in

the countrysideED 6

Page 475Retention of, and promotion of new, tourist accommodation andattractions

ED 7

Town, Rural Service, Neighbourhood, and Village Centres

Page 478Town, Rural Service, Neighbourhood, and Village Centres HierarchyED 8Page 481Town and Rural Service CentresED 9Page 481Sequential Test and Local Impact TestED 10Page 483Primary Shopping Areas and retail frontagesED 11Page 485Retention of local services and facilities within defined Neighbourhood

and Village CentresED 12





Transport and Parking

Page 488Transport Assessments, Travel Plans, and MitigationTP 1Page 489Transport Design and AccessibilityTP 2Page 492Parking StandardsTP 3Page 496Public Car ParksTP 4Page 498Safeguarding Railway LandTP 5Page 499Safeguarding RoadsTP 6

Open Space, Sport, and Recreation

Page 501Retention of Open SpaceOSSR 1Page 503The provision of publicly accessible open space and recreationOSSR 2



ForewordLocal Plan 2016-2036

Our borough is a great place to live, work, and visit, and Tunbridge Wells Borough Council (the Council)is committed to enabling Tunbridge Wells borough to have a more prosperous, green, and confidentfuture. To help meet this objective, the Council recognises the importance of having an up to date LocalPlan in place that can enable local decision making and guide development.

Preparing a new Local Plan provides an opportunity to look afresh at what sort of place we want theborough to be in the future, recognising that it will be difficult to achieve a balance between seekinggrowth to meet the needs of current and future generations, and safeguarding the natural and historicenvironments that are so special.

Much has changed since 2010 when the current strategic Plan, known as the Tunbridge Wells BoroughCore Strategy, was finalised. The new Local Plan must provide a clear vision of what is to be achievedover the period to 2036, having regard to the changed circumstances of recent years and, in particular,increased levels of housing and economic development need.

We want to plan positively for the future of our borough, providing for needed development and ensuringthe delivery of associated infrastructure, while retaining the quality of our local environment.

Work on preparing a new Local Plan has progressed well, informed by the various studies that makeup an evidence base for the Local Plan, and the consideration of responses made to our Issues andOptions consultation carried out in 2017.

Reconciling differing opinions, particularly about where housing and other development should takeplace, is never easy; however, we are keen to hear everyone’s views on this draft Local Plan documentand would like to thank you for taking an interest in the future of the borough.

Consultation on this Draft Local Plan runs for six weeks from Friday 20 September to 5pm on Friday 1November 2019. We encourage as many people as possible to respond. Following the close ofconsultation, the Council will consider all comments received, and in light of these, will prepare a revisedversion for further consultation before formal submission to the Secretary of State, and considerationby a Planning Inspector.

Councillor Alan McDermottLeader and Portfolio Holder for Planning and Transportation



Section 1: IntroductionPurpose of the Plan1.1 A Local Plan is a long-term strategic planning document, which sets out the spatial vision,

strategic objectives, and the overarching development strategy for an area and establishes theplanning policy framework necessary to deliver them. The Local Plan details overarching placeshaping policies for each parish and settlement within the borough, as well as specific siteallocations to deliver the strategy, and detailed development management policies to be appliedto all new developments across the borough.

1.2 Once adopted, the new Local Plan for Tunbridge Wells borough will set the agenda fordevelopment across the borough to 2036 and will replace the existing planning framework whichis set out in a number of documents, including: the Tunbridge Wells Borough Local Plan 2006(saved policies), the Core Strategy 2010, and the Site Allocations Local Plan 2016.

Plan preparation process

1.3 This Draft Local Plan is the second of three stages in preparing a new Local Plan for the borough.The first stage was the publication of the Local Plan Issues and Options document in summer2017, for public consultation. The Issues and Options consultation document(1) set out the mainissues facing the borough, with reference to the following seven themes:

1. Natural and Built Environment;2. Infrastructure;3. Housing;4. Economy;5. Transport and Parking;6. Leisure and Recreation;7. Sustainability.

1.4 The Issues and Options document and consultation sought early views about the best way toapproach the specific challenges presented by each theme. Most importantly, it proposed fivepossible spatial options for the physical location of new development across the borough tomeet identified needs that would meet the challenges to different degrees, and in different ways.The strategic options that were subject to the Issues and Options consultation are set out indetail at paragraphs 4.28-4.31 (Formulating the Preferred Option) and Table 2.

1.5 The level and breadth of response to the consultation is summarised below:

551 individual responses to the consultation;A total of 6,686 comments received;465 responses received from residents and individuals;39 responses from organisations and companies (developers and agents);15 responses from parish and town councils;14 responses from statutory bodies and utilities;11 responses from resident, amenity, and other groups;7 responses from adjoining authorities.

1.6 Some of the key issues/concerns highlighted through the consultation were as follows:

Concern over meeting development needs within a constrained borough;

1 https://beta.tunbridgewells.gov.uk/Local-Plan-Issues-And-Options-consultation-document



https://beta.tunbridgewells.gov.uk/__data/assets/pdf_file/0003/291459/Local-Plan-Issues-And-Options-consultation-document.pdf

Importance of the protection of the landscape (including the Area of Outstanding NaturalBeauty) and the historic environment of the borough, as well as non-designated assetsthat are still valued by residents and visitors;Protection of the Green Belt when considering new development;Importance of the provision of additional infrastructure alongside development;Should be aiming to provide the right types of housing throughout the borough and concernwith the overall amount of housing to be provided for in the new Local Plan;Importance of economic growth to meet the needs of local businesses;The balance of growth across the borough, including the rural areas;Need to tackle pollution and congestion in certain areas of the borough;Should be recognition of technological changes that will take place over the course of theplan period, and the Plan should be flexible to adapt to changes.

1.7 The above list is not exhaustive, but provides a flavour of the responses received. All theresponses and representations received to the Issues and Options consultation have beencarefully considered and taken into account in the development of the Draft Local Plan.Additionally, a Consultation Statement (2) has been prepared that provides an overview of theIssues andOptions consultation, describing who and how the Council consulted, what consultationmaterial was presented, how comments received have been considered, and an evaluation ofthe consultation. The Statement also provides a summary of the comments received and theCouncil’s response to those comments.

1.8 The second stage, the preparation of this Draft Local Plan (Regulation 18), builds on the Issuesand Options document and the feedback received during consultation. It sets out the Council’sproposed strategy for the future development of the borough, the proposed site allocations thatrelate to this, and the relevant policies against which future development proposals and planningapplications will be assessed.

1.9 This Draft Local Plan contains:

The Vision and Objectives for the borough;The proposed Development Strategy: how much, and where, development needs will bemet;Place shaping policies, including proposed site allocations for each parish/settlement withinthe borough;Detailed development management policies to guide development over the plan period.

Public consultation: how to get involved1.10 This is an opportunity for you to have further input into the Council’s preparation of a new Local

Plan for the borough, and for you to comment on the overall strategy and/or individual sites andpolicies contained within the Draft Local Plan.

1.11 The consultation on this document runs for six weeks from 20 September to 1 November 2019.For comments to be considered, they must be submitted to the Council by 5pm on Friday 1November 2019.

1.12 Comments can be made in a number of ways, as set out below.

2 The Issues and Options Consultation Statement can be viewed on the Local Plan webpage: https://beta.tunbridgewells.gov.uk/Local Plan-Issues-and-Options-Consultation-Statement



https://beta.tunbridgewells.gov.uk/__data/assets/pdf_file/0005/291461/Tunbridge-Wells-Borough-Issues-and-Options-Consultation-Statement.pdf

Via the consultation portal

1.13 The consultation document and supporting studies/information can be viewed, and commentsmade directly online, using the Council's consultation portalat https://tunbridgewells-consult.objective.co.uk. If using the portal for the first time you will needto register first and then log in to make comments on the document(3). If you experience anyproblems or have any queries, please email [email protected]. We will contactyou as soon as possible and provide assistance.

Using a response form

1.14 Alternatively, a response form (for filling in electronically or printing out) can be downloadedfrom the Council's website at https://beta.tunbridgewells.gov.uk/local-plan, or you can requesta paper copy by phoning 01892 554056. Completed forms can be returned in the followingways:

By email to [email protected];By post to Planning Policy, Planning Services, Tunbridge Wells Borough Council, TownHall, Royal Tunbridge Wells, Kent TN1 1RS.

1.15 All responses received electronically (directly in the consultation portal or by email) will receivean electronic acknowledgement. Response forms or letters received by post will not beacknowledged. Please note that if you respond electronically (directly in the consultation portalor by email) we do not require you to send in a paper copy of your response as well.

Consultation documents

1.16 This consultation includes the following documents:

Tunbridge Wells Borough Draft Local Plan (Regulation 18)Response form for Draft Local Plan documentSustainability AppraisalResponse form for Sustainability Appraisal

1.17 The consultation documents can be viewed on the Council's websiteat https://beta.tunbridgewells.gov.uk/local-plan

1.18 The documents can also be viewed at the following locations for those without access to acomputer:

Tunbridge Wells Gateway, 8 Grosvenor Road, Royal Tunbridge Wells, TN1 2AB. TheGateway is open from 9am-5pm Monday to Friday;All libraries in the Tunbridge Wells borough (please check individual opening times).

Exhibitions

1.19 A number of exhibitions are planned as part of the consultation, and details of these are set outbelow. Borough Council staff will be available at these events to provide further details andanswer questions. Please check for the latest details of these events on the Local Plan webpage at https://beta.tunbridgewells.gov.uk/local-plan.

3 To view the Planning Policy Privacy Notice, which sets out how we use your personal information in accordancewith relevant data protection legislation, pleasesee http://www.tunbridgewells.gov.uk/cookies-and-privacy/privacy-notices2/planning/planning-policy-privacy-notice



https://tunbridgewells-consult.objective.co.ukmailto:[email protected]://beta.tunbridgewells.gov.uk/local-planmailto:[email protected]://beta.tunbridgewells.gov.uk/local-planhttps://beta.tunbridgewells.gov.uk/local-planhttp://www.tunbridgewells.gov.uk/cookies-and-privacy/privacy-notices2/planning/planning-policy-privacy-notice

Opening TimesDateVenueThis table will be updated as venues are confirmed

10am-2pmSaturday 21 SeptemberCapel Community Centre,Falmouth Place, Five Oak GreenTN12 6RD

4.30pm-8pmTuesday 24 SeptemberMascalls School Hall, MaidstoneRoad, Paddock Wood TN12 6LT

12pm-7pmThursday 26 SeptemberRoyal Victoria Place, RoyalTunbridge Wells (unit number tbc)

4pm-7pmFriday 27 SeptemberVestry Hall, The Old Fire Station,Stone Street, Cranbrook TN17 3HF

10am-3pmSaturday 28 SeptemberRoyal Victoria Place, RoyalTunbridge Wells (unit number tbc)

4pm-7pmMonday 30 SeptemberBritish Legion Unity Hall, HighStreet, Hawkhurst TN18 4AG

4pm-7pmTuesday 1 OctoberHorsmonden Village Hall, 7 BackLane, Horsmonden TN12 8LQ

4pm-7pmWednesday 2 OctoberPembury Village Hall, 49 HighStreet, Pembury TN2 4PH

4.30pm-8pmThursday 3 OctoberMascalls School Hall, MaidstoneRoad, Paddock Wood TN12 6LT

4pm-7pmFriday 4 OctoberLamberhurst Village Hall, TheBroadway, Lamberhurst TN3 8DA

Next steps

1.20 The third and final stage in the Local Plan preparation (Regulation 19) will be to take into accountthe results of this current consultation on the Draft Local Plan, any updated national planningpolicy, government guidance, or local guidance, and any further evidence prepared for theCouncil in the preparation of the revised (pre-submission) version of the Local Plan. Subject tothe outcomes of this consultation, it is intended that the Council will produce a full Pre-SubmissionLocal Plan to be published for a further consultation in autumn 2020.

1.21 The Local Plan will then be submitted towards the end of 2020 for public examination by anindependent Planning Inspector appointed by the Government. If the Local Plan is found 'sound',it will then be formally adopted by the Council. Once adopted, it will, together with 'made'(approved) neighbourhood plans, form the Development Plan: planning applications will beassessed against the policies within the Development Plan. It will supersede all previousTunbridge Wells Borough Council Development Plan documents, as listed above at paragraph1.2. Some policies in the Hawkhurst Neighbourhood Development Plan will be superseded.These will be specified in the Pre-submission version of the Local Plan, once the emergingpolicies in the Local Plan have been finalised.

1.22 The current timetable for the new Local Plan is set out in the Local Development Scheme andcan be viewed on the Council’s website(4). The Local Development Scheme will be reviewedand updated if necessary as the Local Plan progresses through the various stages. A revisedLocal Development Scheme has recently been published.

1.23 Figure 1 below sets out the timescales for the various stages of producing the new Local Plan.

4 http://www.tunbridgewells.gov.uk/residents/planning/planning-policy/local-development-scheme



http://www.tunbridgewells.gov.uk/residents/planning/planning-policy/local-development-scheme

Figure 1 Local Plan timescales

1.24 Thank you for taking the time to participate in the production of the new TunbridgeWells BoroughLocal Plan. If you have any queries about this consultation, require any additional informationor assistance regarding the new Local Plan, or require copies in an alternative format and/orlanguage, please contact the Planning Policy team.

Email: [email protected]: 01892 554056

Producing a new Local Plan1.25 The Draft Local Plan is supported by a robust evidence base and takes account of a number of

relevant national and local plans and strategies. The plan period runs from 2016 and plans fordevelopment across the borough to 2036. This is in accordance with national policy, whichstates that the strategic policies in a local plan must look ahead over a minimum 15 year periodfrom the date of adoption.

National planning policy and guidance

1.26 The planning system has undergone extensive reform in recent years. Government planningpolicy and guidance is set out in the National Planning Policy Framework (NPPF) (2019) (5) andPlanning Practice Guidance (PPG)(6). The NPPF sets out the Government’s planning policiesfor achieving sustainable development and is complemented by the PPG, which providesadditional detailed guidance. This provides the framework within which locally prepared plansmust be produced.

5 NPPF (2019): https://www.gov.uk/government/publications/national-planning-policy-framework--26 PPG: https://www.gov.uk/government/collections/planning-practice-guidance



mailto:[email protected]://www.gov.uk/government/publications/national-planning-policy-framework--2https://www.gov.uk/government/collections/planning-practice-guidance

1.27 A central aim of the NPPF is to achieve a significant boost in housing delivery and to meethousing and other development needs in full, unless it is demonstrably unsustainable to do so.There is a strong emphasis on the significant social and economic benefits of providing for thefull development needs of an area, to be weighed in the balance with environmental andlandscape considerations, to contribute to the achievement of sustainable development.

1.28 The consequences of not having an up to date, national policy compliant plan for the boroughare serious and far reaching. The NPPF is clear that the planning system should be "genuinelyplan-led", and without such a plan, proposals would have to be assessed predominantly againstthe NPPF: the NPPF will not contain a Development Strategy and the policies in it do not reflectlocal context to the same extent as the new Local Plan. It is likely that development would comeforward on an ad hoc basis, through planning applications, and possibly planning appeals.

1.29 The Draft Local Plan has been prepared in compliance with national policy. In particular, theNPPF states that, for a local plan to be considered sound, it must comply with the legal andprocedural requirements of plan making and demonstrate that it is:

"Positively prepared – providing a strategy which, as a minimum, seeks to meet the area’sobjectively assessed needs; and is informed by agreements with other authorities, so thatunmet need from neighbouring areas is accommodated where it is practical to do so andis consistent with achieving sustainable development;Justified – an appropriate strategy, taking into account the reasonable alternatives, andbased on proportionate evidence;Effective - deliverable over the plan period, and based on effective joint working oncross-boundary strategic matters that have been dealt with rather than deferred, asevidenced by the statement of common ground; andConsistent with national policy – enabling the delivery of sustainable development inaccordance with the policies in this Framework."

Evidence and other strategies

1.30 As set out in the NPPF, each local planning authority should ensure that its Local Plan is basedon adequate, proportionate, up to date, and relevant evidence about the economic, social, andenvironmental characteristics and prospects of the area. The Council has therefore commissionedand completed a substantial and varied evidence base to inform the strategy and policiescontained within this Draft Local Plan. This evidence, where relevant, takes account of marketsignals.

1.31 The evidence base, comprising studies, research reports, technical papers, and other information,has informed, and will continue to inform, the preparation of the Local Plan. This includes studiesin relation to housing, employment, Green Belt, flood risk, landscape, etc. All of the evidencebase and other supporting documents can be viewed on the Council’s website (7).

1.32 The supporting documents include a series of Topic Papers, which can also be found on theSupporting Documents web page during the consultation period between September andNovember 2019. These set out the Council's considerations, justifications, and support for thepolicies in the Draft Local Plan.

1.33 The Draft Local Plan has also been informed by, and is consistent with, other Tunbridge WellsBorough Council plans and strategies, including the Council's Five Year Plan (a corporatestrategy), the Economic Strategy, and the Housing Strategy amongst others, which shape anddirect the future of the borough.

7 The evidence studies can be found on the Supporting Documents web page athttps://beta.tunbridgewells.gov.uk/local-plan/supporting-documents



https://beta.tunbridgewells.gov.uk/local-plan/supporting-documents

Neighbourhood plans

1.34 The Localism Act (2011) introduced neighbourhood planning as a way of passing decisionmaking to a more local level. This allows communities the option of producing their ownneighbourhood plans. A neighbourhood plan is a document produced by the community, for thecommunity, to shape and guide its future development. It may contain a vision, aims, policies,and proposals to provide new development or improve existing facilities, and it may also allocatesites for specific development. Such plans need to be developed through cooperative workingand extensive community engagement, and be in general conformity with the strategic policiesset out in the Tunbridge Wells Borough Local Plan, as well as national policy. The Draft LocalPlan provides the framework for those local communities preparing a neighbourhood plan.

1.35 There is a formal procedure for producing neighbourhood plans, and if 'made' after successfulexamination and local referendum, the plan will form part of the statutory Development Plan forthe borough. There are a number of neighbourhood plans in various stages of preparation acrossthe borough, and therefore the position on progress will change both during the preparation andlifetime of the Local Plan. Details of the latest position of all neighbourhood plans within theborough can be found on the Council's website(8).

1.36 As part of the development of this Draft Local Plan, officers have met with representatives fromthe various Neighbourhood Plan Development Groups, Parish and Town Councils, the RoyalTunbridge Wells Town Forum, and local Councillors to discuss the overall strategy and potentialdraft site allocations arising from the Call for Sites assessment work, as well as considerationof other sites identified by the local groups. This is to ensure that local development issues,needs, and aspirations are understood by officers and reflected in the Local Plan policies, andare considered by the Neighbourhood Plan Development Groups when preparing theirneighbourhood plans.

1.37 Further information on the relationship between the Local Plan and neighbourhood plans is setout in Section 4 at Policy STR 9 and paragraphs 4.72-4.79. It is intended that joint statementswill be prepared and agreed with relevant parish and town councils (through their neighbourhoodplan development groups) regarding respective plan-making processes.

Duty to cooperate

1.38 The 'duty to cooperate' was created in the Localism Act 2011 and places a legal duty on localplanning authorities to engage constructively, actively, and on an ongoing basis, to ensure theeffectiveness of Local Plan preparation relating to strategic matters, namely those that havesignificant impacts affecting two or more local authority areas.

1.39 The Council has been actively engaging with all of its neighbours within Kent: Sevenoaks DistrictCouncil, Tonbridge &Malling Borough Council, Ashford Borough Council, andMaidstone BoroughCouncil, and with neighbouring authorities that share a border in East Sussex: Rother DistrictCouncil andWealden District Council. In particular, theWest Kent (TunbridgeWells, Sevenoaks,and Tonbridge & Malling) authorities have been working collaboratively on a number of crossborder issues, such as housing and employment studies, and have taken part in a PlanningAdvisory Service (PAS) pilot project on the Duty to Cooperate and the production of a Statementof Common Ground.

1.40 Additionally, the Council has been actively involved on wider duty to cooperate matters affectingthe Ashdown Forest, a European site protected under the Habitat Regulations. Cross boundaryissues of visitor pressure and vehicle emissions have the potential to adversely affect theprotected habitats and species found on the Ashdown Forest. The Council has been working

8 http://www.tunbridgewells.gov.uk/residents/planning/planning-policy/neighbourhood-planning



http://www.tunbridgewells.gov.uk/residents/planning/planning-policy/neighbourhood-planning

in partnership with other affected authorities to commission studies, undertake detailed analysis,and to develop policy to ensure planned development can go ahead without causing harm tothe designated site.

1.41 Two formal partnerships covering these issues are in operation: one to address visitor pressure,the Strategic Access Management and Monitoring (SAMMS) partnership; and one to addressvehicle emissions, the Ashdown ForestWorking Group (AFWG). Statements of CommonGroundhave been signed in respect of both issues, with TunbridgeWells Borough Council being a partyto both. The Statement of Common Ground in relation to managing visitor pressure wascompleted in December 2018, while that in relation to vehicle emissions was signed in April2018. Both Statements will be available to view as part of the forthcoming draft Duty to CooperateStatement.

1.42 Furthermore, the Council has also been involved in, and continues to undertake, extensive dutyto cooperate discussions with Kent County Council in terms of its role as the upper tier localauthority, minerals and waste local planning authority, and infrastructure provider. Duty tocooperate discussions have also been held with other organisations, agencies, and infrastructureproviders, including the Highways Agency, Environment Agency, Natural England, and theWestKent Clinical Commissioning Group.

1.43 The above discussions will continue as the Plan progresses, and the Council intends to agreeStatements of CommonGround where relevant. Completed Statements will be available to viewas part of the forthcoming draft Duty to Cooperate Statement.

1.44 In addition to the Statements of Common Ground, details on how the Council has met the dutyto cooperate requirements will be set out in the Statement of Compliance, to be submitted asevidence to the examination of the Local Plan.

Sustainability Appraisal and Strategic Environmental Assessment

1.45 A Sustainability Appraisal evaluates the social, economic, and environmental impacts of policiesand strategies to determine to what extent they are in agreement with sustainable developmentobjectives. In accordance with European and national legislation, the Council is required to carryout a Sustainability Appraisal (which also incorporates Strategic Environmental Assessment)for the new Local Plan. It plays a key part in its preparation, not only in terms of the finalLocal Plan and its policies, but also throughout its preparation, including informing the assessmentof alternative options.

1.46 Sustainability Appraisal recommendations at each stage in the plan preparation have informedthe production of this Local Plan. The first stage of the Sustainability Appraisal process is knownas 'scoping', and a Scoping Report and an Interim Sustainability Appraisal were producedalongside the preparation of the Issues and Options document: the Scoping Report was producedand consulted on with stakeholders first, and the Interim Sustainability Appraisal was subjectto public consultation alongside the Issues and Options Local Plan. A full SustainabilityAppraisal(9) has been prepared alongside this Draft Local Plan and has been published forconsultation at the same time.

Habitats Regulation Assessment

1.47 The Conservation of Habitats and Species Regulations 2017(10) require the Council to determinewhether the Local Plan, alone or in combination with other plans and projects, is likely to havea significant effect on a European site. If such an impact cannot be screened out (without taking

9 The Sustainability Appraisal consultation docuemnt is available on the Local Plan web page, alongside theDraft Local Plan at https://beta.tunbridgewells.gov.uk/local-plan/draft-local-plan

10 http://www.legislation.gov.uk/uksi/2017/1012/pdfs/uksi_20171012_en.pdf



https://beta.tunbridgewells.gov.uk/local-plan/draft-local-planhttp://www.legislation.gov.uk/uksi/2017/1012/pdfs/uksi_20171012_en.pdf

into account proposed mitigation) an 'appropriate assessment' is required. For this Draft LocalPlan, an Appropriate Assessment is required for Ashdown Forest Special Protection Area (SPA)and Special Area of Conservation (SAC), which is a European protected site in Wealden districtclose to the border with Tunbridge Wells borough.

1.48 The Habitats Regulation Assessment, including the necessary appropriate assessments, ispublished alongside the Local Plan, and has informed its development, as well as theSustainability Appraisal of the Plan.

Equality Impact Assessment

1.49 This assessment process aims to ensure that the Draft Local Plan has promoted equality, andthat any aspects that would have resulted in possible discrimination of any form are addressed.Additionally, it is recognised that development proposals for any site included within this DraftLocal Plan must also comply with the United Nations Convention on the Rights of Persons withDisabilities, particularly Article 9 (the right to independent access), Article 19 (the right toindependent living), and Article 28 (the right to disability accessible housing). Detailed policiesset out within this Draft Local Plan address these issues and the promotion of developments tobe inclusive and accessible to all.



Section 2: Setting the SceneBorough Profile and Context2.1 The borough of Tunbridge Wells lies in the south west of Kent, bordering East Sussex. It covers

an area of 326 square kilometres. The borough borders the authorities of Sevenoaks, Tonbridge& Malling, Maidstone, and Ashford in Kent; and Rother and Wealden in East Sussex.

Figure 2 Borough Location

The settlements of the borough

2.2 Royal TunbridgeWells forms the majority of the 'Main Urban Area' (comprising Royal TunbridgeWells and Southborough) and provides a large proportion of the social, cultural, and economicopportunities available in the borough. In addition to being the principal retail, leisure, and culturalcentre of the borough, the town provides a wide variety of services, including primary andsecondary schools, sports and community facilities, and mainline train stations. Historical andarchitectural features of the town, such as the Pantiles, also provide a high quality environmentthat attracts a significant amount of tourism to the borough. There are also a number of parksand commons that are integral to the character of the town. Proposals for the redevelopmentof the museum and library, and for a new larger theatre, supported by a positive attitude to publicart, underline the aspiration for the town to become the cultural centre of the High Weald.



2.3 Southborough also lies within the Main Urban Area with Royal Tunbridge Wells, but has aseparate, smaller town centre. As well as providing its own independent shopping facilities,Southborough also has a number of local and community services, such as primary schoolsand specialist education facilities, and a good range of recreational facilities, including a newcommunity hub, which is currently being developed.

2.4 Both Royal Tunbridge Wells and Southborough lie within the western part of the borough, whichis designated as Metropolitan Green Belt and/or the High Weald Area of Outstanding NaturalBeauty (AONB).

2.5 PaddockWood benefits from good transport links and higher-order facilities, such as a secondaryschool and sports centre. There is a large employment area to the north of the railway line,which supports the town, the rural hinterland, and beyond. In addition to a supermarket, existingretail is mainly devoted to the provision of local services. The western edge of the town abutsthe Green Belt, and additionally areas of the town and its surrounds fall within areas of floodrisk.

2.6 Cranbrook is an attractive, vibrant rural town located within the High Weald AONB. The localarchitecture and features give it a distinctive character. Cranbrook also benefits from a rangeof comparison shopping facilities, a supermarket, secondary schools, a sports centre, and localservices and facilities.

2.7 Hawkhurst is located within the High Weald AONB and features local architecture that isdistinctive to the area. It supports a wide rural hinterland and benefits from a primary school,small independent cinema, and two supermarkets, as well as a range of local services andfacilities.

2.8 The borough is also home to a variety of villages and hamlets, each with its own distinctivecharacter. Most villages are in the High Weald AONB, and some in the western part of theborough are also in the Green Belt. All provide some level of local services and facilities, suchas a primary school, shop, public house, place of worship, and leisure and recreational facilities.In addition, there are a number of hamlets and other, more remote, clusters of buildings andfarmsteads dispersed across the borough, many of which are located within the High WealdAONB and/or Green Belt, and provide important features of the landscape.



Figure 3 Borough Overview Map

Challenges and Opportunities2.9 Based on the Council’s work to date, including the national context, the evidence base studies,

and the known development requirements, the following section sets out the key challengesand opportunities for the borough. As the challenges highlighted in the section below show, thepotential of some areas of the borough to accommodate new growth is constrained by factorssuch as highway capacity, landscape sensitivity, flooding, and the nature of the natural and builtenvironment. These factors have all been taken into account when considering the growthstrategy and distribution of development set out within this Draft Local Plan.

2.10 In preparing the new Local Plan evidence base, the Council has reviewed all of the mainconstraints likely to impact on the suitability and deliverability of new development across theborough. A Development Constraints Study(11) has been prepared, which comments on themain constraints and identifies those areas of the borough where development might be moredifficult to achieve, as well as helping to identify possible areas of opportunity. It is also recognisedthat, while some of the natural and built assets of the borough are considered a constraint tonew built development, they do perform valuable roles in providing for tourism and contributingto the rural economy, and are an important source of leisure and recreation.

11 The Development Constraints Study can be found in the Evidence Base documents list on the SupportingDocuments page of the Local Plan website Development Constraints Study



https://beta.tunbridgewells.gov.uk/__data/assets/pdf_file/0004/291820/Development-Constraints-Study_October-2016.compressed.pdf

2.11 Infrastructure is also a key issue, including the capacity of the borough’s community infrastructure,such as schools, healthcare facilities, etc, to accommodate future growth. As explained in theprevious section, the Council has been in early contact with service providers to inform them ofthe preparation of the new Local Plan and the likely levels of growth, to ensure that the capacityof existing infrastructure, together with the need for new infrastructure, has been fully assessed.

2.12 The identified planning constraints, as well as the development needs of the borough,demonstrate the challenges facing the Council in preparing a new Local Plan to accommodatethese needs in a sustainable way. This is considered in more detail by theme below.

Sustainable development

2.13 The achievement of sustainable development is a key theme that underpins national planningpolicy: the NPPF sets out that the pursuit of overarching economic, social, and environmentalobjectives, and taking opportunities to secure net gains against these objectives, are key to theplanning system. This Plan has applied a presumption in favour of sustainable development, inaccordance with the NPPF. National planning policy also indicates that plans should take localcircumstances and opportunities into account.

2.14 To ensure that sustainability principles are followed by the new Local Plan, each stage in itspreparation has, and will be, assessed by a Sustainability Appraisal, as referred to at paragraphs1.45-1.46. This process will determine the direct and cumulative impact of individual policies onsustainability objectives. Where potential adverse impacts are identified, mitigation measuresmay be set out by the Sustainability Appraisal to remove or reduce the adverse effect andenhance beneficial effects. The sustainability issues of relevance to the borough were determinedduring the scoping stage of the sustainability appraisal process, as explained in the previoussection, and cover a wide range of economic, social, and environmental topics, including, butnot limited to, economic and housing growth, education, services, employment, landscape,biodiversity, and heritage.

2.15 Furthermore, climate change is a major issue at both the national and local level, and the policiescontained within this Draft Local Plan will seek to support carbon reduction and the transitionto a low carbon future to help to counteract the impacts of climate change, through the deliveryof renewable energy generation, and biomass and community heating systems, as well asadaptation of existing buildings. As a result of climate change, there will also be a need for theborough to adapt to hotter, drier summers and warmer, wetter winters, which will need to bereflected within the design of buildings and flooding considerations. The borough is also withinan area of water stress, and ways of reducing water consumption will need to be considered.

2.16 Additionally, the Draft Local Plan will seek to achieve sustainable construction objectives andthe use of responsibly sourced and low environmental impact building materials to reduce wasteand resources.

Infrastructure

2.17 Infrastructure planning is the process of planning to meet all requirements for infrastructure inaccordance with proposed development. This process involves planning for many forms ofinfrastructure, which can be defined as physical, green, grey and blue, and community: theseterms are defined in the glossary at Appendix 4. It is fundamental that the preparation of a newLocal Plan addresses the infrastructure requirements created by new development, and plansfor the infrastructure to support increased housing provision and economic growth, mitigatingand adapting to climate change and the creation of sustainable communities.

2.18 A new Infrastructure Delivery Plan will identify all infrastructure requirements as a result of thenew development proposed, and should enable the service providers (for example, energy andwater companies, and health and education providers) to target areas of need and support the



level of growth set out within the new Local Plan. It is also recognised that a series of smallpiecemeal developments within an area can create similar pressures on the infrastructure of alocal area to that of one larger development.

2.19 The Council, together with landowners and developers, will need to continue to work closelywith infrastructure providers, Kent County Council, and neighbouring authorities to identify anddeliver adequate infrastructure and services in the most efficient ways. As explained above, thiswork has already commenced through ongoing engagement with the relevant infrastructureproviders to ascertain any areas of significant concern or capacity issues. This early engagementhas influenced the overall development strategy and distribution of development set out withinthis Draft Local Plan.

2.20 The Council will need to ensure that any existing capacity issues are documented and thatadequatemanagement andmitigationmeasures are delivered where needed as part of facilitatingnew development. This will require ongoing cooperation between a number of levels of localgovernment, national agencies, and infrastructure providers.

2.21 The delivery of infrastructure is key. The Council has commissioned specialist consultant adviceon whether it is most appropriate to secure this through a Community Infrastructure Levy (CIL),through contributions secured through Section 106 agreements, or a combination of the two.The Council will make a decision on this in due course.

2.22 The general presumption in the Draft Local Plan is that infrastructure to mitigate the impact ofnew development should be funded by development. Early consideration of such infrastructurecosts should be factored into agreements between developers and land owners to acquire land,or such agreements revisited if necessary. The first phase (of two) of evidence base work onthe viability of this Plan(12) indicates that the policies in the Draft Local Plan are viable.

Transport

2.23 TunbridgeWells borough faces significant transport challenges, particularly in terms of managingexisting congestion and future growth, as well as needing to respond to the impacts of air qualityand climate change. The borough has an extensive highway network, with several A roadsconverging in the urban area of Royal TunbridgeWells, including the A21, A26, A264 and A228,and A267. There have been recent improvements to the strategic road network at North Farmand duelling of the A21, but congestion on the A21 at Kippings Cross and the A228/A264Pembury Road remain unresolved. There are also further congestion, capacity, and air qualityissues on the A26, A264, and A228 Colts Hill.

2.24 The Council has an adopted Borough Transport Strategy(13), which sets out the vision fortransport infrastructure for the period from 2015 to 2026. The objective of this document is notonly to address existing transport problems, but also to support the level of growth set out withinthe previous adopted Core Strategy and Site Allocations Local Plan. Updated transportassessment and modelling work has been undertaken, which will allow, in parallel with the newLocal Plan, preparation of a refreshed version of the Borough Transport Strategy to cover theperiod to 2036. The transport evidence, including assessment and modelling work, is availableon the Supporting Documents page of the Local Plan website (14)

12 The Local Plan and CIL Stage 1 Viability Assessment is available to view on the Supporting Documentspage of the Local Plan website at https://beta.tunbridgewells.gov.uk/local-plan/supporting-documents:

13 The Borough Transport Strategy can be viewed under the Evidence Base list on the Supporting Documentsweb page Borough Transport Strategy

14 https://beta.tunbridgewells.gov.uk/local-plan/supporting-documents



https://beta.tunbridgewells.gov.uk/local-plan/supporting-documentshttps://beta.tunbridgewells.gov.uk/__data/assets/pdf_file/0004/291973/New_Transport_Strategy_2015-16_TW633_low-res.pdfhttps://beta.tunbridgewells.gov.uk/local-plan/supporting-documents

2.25 There is also a need to meet nitrogen dioxide reduction targets along the A26 in Royal TunbridgeWells, which is identified as an Air Quality Management Area. The new Local Plan should besupportive of opportunities for improving air quality within these areas, as well as borough-wide;for example, by promoting non-motorised forms of travel, including walking and cycling.

2.26 New development proposals will need to include parking solutions to ensure that additionalparking pressures upon the surrounding area are not created. While it is recognised that it maybe appropriate to provide a lower amount of parking within new developments in the urban areasserved by public transport and with nearby local services accessible than in relatively moreisolated locations, due to the nature of the borough it is recognised that there is substantialprivate car ownership and use. The Local Plan will adopt new parking standards based onevidence of car ownership and use across the borough. It is also important to recognise thatthe provision of insufficient public parking spaces to serve commercial developments could deterpeople from visiting an area, with a resulting detrimental impact upon the local economy.

2.27 It is also important to consider transport issues in the wider rural area, as they are very differentfrom those in the urban area. Public transport coverage is poorer in the rural towns and villages.With a much smaller range of services and fewer local employment opportunities, local residentsmust travel further, and often these journeys are undertaken by car. While it is recognised thatthe car will remain the dominant mode of transport for residents of much of the borough, theLocal Plan must encourage and promote the uptake of active and sustainable transport wherepossible.

Demographics and housing

2.28 The average house price in Tunbridge Wells borough in 2018 was £472,500. The mapping ofhouse prices shows that prices are similar to other areas close to London. While house priceincreases over the period since 2008 have beenmodest, particularly in real terms (taking accountof inflation), growth in rents has been above inflation.

2.29 Evidence from the Strategic Housing Market Assessment(15) and the Office for National Statisticsindicates notable affordability pressures for market house purchases, with entry level houseprices approximately 13 times earnings of households in the borough. This compares to a ratioof 6.5 nationally, and an average of 10 within Kent as a whole. The analysis also suggests somereal impacts arising from high housing costs. Over the 2001-11 period, home ownership fell(with increasing numbers of households renting privately). Levels of over-occupied householdsand those in shared housing increased, albeit that levels of both remain below the Kent andnational averages.

2.30 The rising household numbers, coupled with an ageing population, mean that the Council willcontinue to need to provide a mix of housing types and sizes, including specialist forms ofhousing. This presents a challenge for the new Local Plan, as it will need to facilitate the deliveryof affordable housing and a range of housing types to meet identified needs, including those ofolder people, within both the market and affordable sectors.

2.31 As above, it is expected that the Local Plan will be submitted in late 2020: the Plan is requiredto meet the full assessed need within the borough for market and affordable housing of 678 perannum (further detail is set out in Section 4 of this Plan), unless there are good planning reasonswhy this is not possible, and to identify specific deliverable sites or locations for growth to meetthis need. Housing developments will need to deliver a mix of housing types and tenures toreflect the needs of the community, including for both specialist (for example, housing for olderpeople) and affordable housing. The Council needs to maintain a five-year housing land supply

15 The Strategic Housing Market Assessment 2015 and 2017 Update can both be found under the EvidenceStudies list on the Supporting Documents web pageat https://beta.tunbridgewells.gov.uk/local-plan/supporting-documents



https://beta.tunbridgewells.gov.uk/local-plan/supporting-documents

to meet national planning policy requirements and to ensure a plan-led delivery of housing inthe most suitable and sustainable locations. Additionally, all councils are now subject to 'theHousing Delivery Test' (a standard approach to measuring the number of actual homes builtagainst the number of homes required within a local planning authority area). Local planningauthorities failing to deliver their plan-led targets will face a series of consequences.Simultaneously, the Local Plan is also required to consider the demands from other land usesas well as housing, and take account of any constraints to development.

2.32 Given the environmental constraints within the borough, it is important that new developmentmakes the most efficient use of land, while also ensuring that development is of a high quality,in sustainable locations, and does not have an unacceptable adverse impact on the characterand setting of the natural and built environment of the borough.

Economy

2.33 Tunbridge Wells borough is an attractive business location for a range of business sectors andservices. The availability of a highly skilled workforce, and the high quality of the area as a placeto live, are key influences on the borough as a business location. There are opportunities forgrowth across a range of sectors, including professional and business services, and also thecreative industries, information, and communication technologies.

2.34 The Council carried out an Economic Needs Study (2016)(16), which refers to the key businesssectors in Tunbridge Wells, including: distribution, hotels and restaurants; banking, finance andinsurance; public administration, education and health sectors, accounting for 81.9% ofemployees. Tunbridge Wells has a particular specialism in the financial and insurance industry,with this representing a larger proportion of all employment than seen in other areas in the SouthEast. It also has a higher than average proportion of micro businesses employing nine or fewerpeople.

2.35 A key issue is the lack of available land and premises, as well as an ageing stock of employmentfloorspace and improvements required to transport and infrastructure. There has also been asignificant loss of office floorspace to residential and other uses in recent years, with littlesignificant new development. Although Article 4 Directions have been placed on 20 officebuildings in, and in close proximity to, the Royal Tunbridge Wells town centre, further lossesare expected to continue, which represents a significant threat to the supply of office floorspaceacross Tunbridge Wells. The Economic Needs Study assessed the need for new employmentland (Business Use Classes B1 - Business (Office), B2 - General Industrial, and B8 - Storageand Distribution) within the borough over the next 20 years of at least 14 hectares, and this isset out in further detail in Section 4 of this Draft Local Plan. While the area remains an attractivebusiness location with good prospects for growth, it is considered that opportunities need to beprovided to actively facilitate future business growth and expansion.

Town centres and retail

2.36 In terms of town centres and retailing, Royal Tunbridge Wells itself is a vibrant and viable towncentre, which draws considerable trade from a wide surrounding area and has very high levelsof containment of retail spending, reducing the need for residents to travel elsewhere to meettheir shopping needs. It is recognised that there are current significant structural changes inretailing and town centres at the national level, which is evident in Royal Tunbridge Wells towncentre at the present time: nonetheless, it remains a vibrant and viable town centre. As well asthe diverse retail offer, it is also a significant leisure and cultural centre, with a number of theatres,a museum and art gallery, and a lively local music scene. The encouragement of a strong cultural

16 The Economic Needs Study 2016 can be viewed under Supporting Documents on the Local Plan web pageat https://beta.tunbridgewells.gov.uk/local-plan



https://beta.tunbridgewells.gov.uk/local-plan

element to development to add to the cultural and creative offer of the borough is a key aspirationof the Council to help support the town and its profile and attractiveness to residents andbusinesses.

2.37 The Council has carried out a Retail and Leisure Study (2017)(17), which considers the vitalityand viability of existing defined centres within the borough, including Royal Tunbridge Wellsand a number of other smaller town and rural service centres, which also provide for residentsacross the wider borough. The study assesses the borough's requirement for new retaildevelopment and leisure facilities over the plan period, and the findings of the study are set outin detail in Section 4 of this Plan.

2.38 The new Local Plan will need to provide retail, cultural, and leisure growth opportunities toenhance the existing centres (Royal Tunbridge Wells in the main, Paddock Wood in associationwith the strategic levels of growth planned there, and also limited improvements to the smallercentres) in order to maintain their vitality and viability for investors and their attractiveness toresidents and visitors over the longer term. The Draft Local Plan provides for a flexibility of useswithin the town centres in order to ensure their long term adaptability to changes in the economicclimate, and retail and town centre trends over the plan period.

Tourism

2.39 Provision for tourism in the borough includes visitor accommodation and visitor attractions,offering opportunities for leisure, shopping, and access to cultural facilities. Combined with thelocation between London and the south coast, and transport connections, this has made theborough a valued destination for visitors, and the associated economic benefits are significant.The tourist industry is a key contributor to local investment and employment, and the high qualityopen space and historical areas, including the Pantiles within Royal Tunbridge Wells and thehistoric buildings and gardens, as well as the landscapes of the rural areas, attract a significantamount of investment in the form of tourism to the wider area. Public art and culturaldevelopments add to the attraction of the area for tourism and have a positive impact on economicactivity, and the local creative industries in particular.

Natural, built and historic environment

2.40 Both the natural and built environment of the borough are of high quality, with 70% of the boroughdesignated as HighWeald AONB, of national significance, and all areas have distinct landscapeand environmental characteristics much valued by residents, with commons, village greens,and parks providing important spaces and links to the countryside. The rural landscape is richin designated historic parks and gardens, extensive areas of ancient woodland, ancient fieldpatterns and hedgerows, rural lanes, and scattered medieval farmsteads. Around 22% of thewestern part of the borough surrounding Royal Tunbridge Wells, Southborough, and Pemburyis Metropolitan Green Belt, which is a significant constraint to development.

2.41 The borough supports a wide network of biodiversity sites, including 10 Sites of Special ScientificInterest, 60 Local Wildlife Sites, 16 Sites of Local Nature Conservation Value, 13 RoadsideNature Reserves, and four Local Nature Reserves. There are also a number of key species andhabitats that require protecting. Protected and scarce species and habitats should not beadversely affected by development, and there should be net gains for nature.

2.42 The borough is also rich in historic features, and has a significant breadth of designated andnon-designated heritage assets. The historic environment is intertwined with the evolution ofthe landscape, in terms of the rural setting of both assets and settlements, and as a determinantof the historic pattern of economic and agricultural activities and uses. The features of the historic

17 The Retail and Leisure Study 2017 can be viewed under the Supporting Documents on the Local Plan websiteathttps://beta.tunbridgewells.gov.uk/local-plan/evidence/resources/employment,-leisure-and-retail/tunbridge-wells-retail-and-leisure-study



https://beta.tunbridgewells.gov.uk/local-plan/evidence/resources/employment,-leisure-and-retail/tunbridge-wells-retail-and-leisure-study

environment fall under themes that are particular to the borough, and are identified in theborough's Historic Environment Review as geographical themes influenced by social, economic,and cultural activities. Heritage assets in the borough include listed buildings, conservationareas, scheduled ancient monuments, historic parks and gardens, agricultural buildings andfarmsteads, historic routeways, medieval field patterns, and ancient woodland. An extensivenetwork of public rights of way provides public access to many parts of the borough, supportingthe natural and built environment as an important public recreation and amenity resource, andwith potential to enhance health and wellbeing. The Historic Environment Review (Part One)(January 2018))(18) provides an evidence base for the Local Plan with regard to the historicenvironment and designated and non-designated heritage assets, and should be referred to inconjunction with the relevant policies, guidance, and other related documents in this Plan.

2.43 Pressure for new built development across the borough, including on greenfield land, couldhave direct impacts on landscape and environmental assets and their settings. The Draft LocalPlan needs to ensure that, in facilitating development, proposals take full account of, and reflect,each site's landscape and environmental sensitivities. This includes development proposalsoutside the High Weald AONB and on other non-designated land.

2.44 The cumulative impact of minor piecemeal development and small changes in land use canhave a significant overall adverse impact on the natural, built, and historic environment, and onthe character and settlement pattern within, and adjacent to, the High Weald AONB. Theseissues need to be recognised, and the Local Plan will need to ensure that, where opportunitiesexist, development proposals respect the local distinctiveness of the environment and providefor enhancements. The existence of these features across the borough can act not onlyas constraints on development, but also as opportunities. A challenge for the new Local Planwill therefore be to provide for, and balance, the competing pressures of housing, employment,and other development with the preservation and enhancement of local character anddistinctiveness.

Leisure and recreation

2.45 Leisure and recreation refers to a wide range of land uses, including social, community, andcultural facilities, as well as sports and recreation provision. These facilities can be deliveredeither commercially by voluntary/community organisations, or by a local authority. The DraftLocal Plan ensures that sports and leisure facilities, including parks and green spaces, cultural,and community facilities are accessible and that provision is either increased and/or existingprovision is enhanced where necessary, depending on the localised requirement. It is importantto ensure that playing pitches and outdoor facilities are appropriate and, as far as possible,functional all year round in order to meet demand.

2.46 At the local community level, the provision of leisure, recreation, and cultural facilities will enhancethe sustainability of communities and, at a wider borough level, will create amore vibrant economythat will attract businesses, visitors, and tourists to the area. It is important that contributionsfrom development are secured to facilitate the delivery of new and/or improved leisure andrecreation provision where these are required.

18 The Historic Environment Review (Part One)



http://www.tunbridgewells.gov.uk/__data/assets/pdf_file/0011/178652/66E2C6FCB2F543BFE0531401A8C0153B_Tunbridge_Wells_Borough_Historic_Environment_Review-min-1.pdf

Section 3: Vision and ObjectivesVision3.1 Preparing a new Local Plan provides an opportunity to look afresh at what sort of place we want

the borough to be in the future. The Council has the following vision for the borough for theperiod up to 2036, and beyond.

3.2 Although this Draft Local Plan makes provision for the plan period to 2036, there is one allocationwhere the development will run into the period beyond 2036: Tudeley Village. As explained inSection 1, in accordance with the NPPF, the Plan will be reviewed in five years following itsadoption, and any evidence base will be extended/refreshed to cover the plan period beyond2036.

Vision and Objectives 1

Vision

In 2036, the borough of TunbridgeWells will be vibrant and prosperous. It will have grown throughoutthe plan period on the basis of being infrastructure-led, with this infrastructure largely funded bydevelopment:

The hearts of Royal Tunbridge Wells and Southborough will be culturally rich and full of vitality,and will have the flexibility, robustness, and adaptability to cope with changes in the economyand other circumstances. The Main Urban Area of Royal Tunbridge Wells and Southboroughwill offer a diverse range of attractions, and will have benefited from further investment andemployment-generating development, while protecting its special qualities and those of itssurrounds;Paddock Wood as a settlement will have developed considerably (including on land ineastern Capel parish) on the basis of garden settlement principles, using a comprehensive,masterplanned approach. This will have provided a vibrant and regenerated town centre, togetherwith enhanced employment, leisure, and other facilities, the delivery of significant and strategicallyplanned infrastructure, to include active travel connections to the new garden settlement atTudeley Village, Royal Tunbridge Wells and Southborough, and Tonbridge, and reducing(existing) flood risk to areas of Paddock Wood, Capel parish, and Five Oak Green; i.e. resultingin 'betterment' for these areas;A new garden settlement will have been established at Tudeley Village, including homes,employment, and community facilities: this will continue to develop into the following years. Itwill be well connected to other settlements, be an exemplar development in design, sustainability,and active travel, and will contribute to strategically planned infrastructure, including reducing(existing) flood risk to areas of Five Oak Green; i.e. resulting in 'betterment' for these areas;High quality development at other settlements across the borough will have been realised, withthe timely provision of relevant infrastructure. The growth of these settlements will have reflectedlocal input and circumstance, including through assessment against neighbourhood plans;Rural enterprise will have been supported, and the exceptional quality of the built and naturalenvironments will have been protected and enhanced.

All developments will be of high quality design, having responded to the distinctive and particularcharacter of their locations: in some instances the development will have taken place within valuedand protected landscapes, and this will be recognised in the quality of the design of the development,the protection and enhancement of the exceptional quality of the built, natural, and historicenvironment, and the provision and protection of landscape features and green spaces. Green, grey,



and blue infrastructure will be an integral and defining element in the design and layout of newdevelopments, with opportunities for inclusion of public art and improved cultural provision to havebeen realised.

At the heart of all development in the borough will be connectivity, active travel, an appropriate mixof uses and accommodation and, above all, the timely delivery of relevant infrastructure, which willhave been funded by development: this infrastructure will have mitigated the impact of development,and, wherever possible, resulted in 'betterment' for existing residents, users, businesses, visitors,etc.

The Local Plan, and the appropriate application of the policies, will be one of the key vehicles todeliver this vision.

Strategic Objectives3.3 To realise the Vision, it is considered that the new Local Plan should make clear that future

development in the borough will need to focus on addressing the key issues that have beenidentified for the borough and meeting a number of specific challenges. In addition, theSustainability Appraisal that accompanies this document sets out a number of SustainableDevelopment Objectives that support the development proposed through the Draft Local Plan.

3.4 The following strategic objectives set out how the Council intends to achieve the Vision set outabove. They express the purpose of the Local Plan and what the Development Strategy aimsto achieve.

Vision and Objectives 2

Strategic Objectives

1. To deliver the housing, economic, and other needs identified for the borough by the end of theplan period through well designed, sustainable, plan led, and high quality development.

2. To achieve the delivery of all forms of infrastructure to mitigate the impact of development andwhere possible to result in 'betterment'.

3. To prioritise active travel, but where necessary to plan appropriately for use by private motorvehicle, in particular embracing new technology.

4. To boost significantly the supply of affordable housing, and to seek to redress the disparitybetween house prices and income in the borough.

5. To ensure that the borough is vibrant, culturally rich, and economically buoyant.6. To protect the valued heritage, and built and natural environments of the borough, including the

AONB and to achieve net gains for nature.7. To release appropriate land from the Green Belt through a plan-led approach, and to increase

public accessibility, and to protect the openness of remaining Green Belt land.8. To tackle climate change andminimise the impact of development on communities, the economy,

and the environment with carefully considered design and by embracing technology, such asrenewable energy generation.

9. To establish garden settlements as a model for the future delivery of development in the borough.10. To work with neighbourhood plan groups to ensure the formation of locally-led policies, with

this reflected in decisions on planning applications.



Section 4: The Development Strategy and Strategic PoliciesThe Development StrategyIntroduction

4.1 One of the principal aims of the Draft Local Plan is to set out clearly the Council’s proposals forthe spatial distribution of development throughout the borough based on the Vision andObjectivesof the Plan. This section determines the housing and economic development targets for theplan period to 2036 and describes the Council’s approach to the spatial distribution ofdevelopment. It comprises a Development Strategy, at Policy STR 1, and other 'strategic policies'that fulfil the expectations of the NPPF(19).

4.2 The Development Strategy for this Draft Local Plan identifies how much development will beprovided to meet the needs of the borough over the plan period, and where that developmentwill be located.

4.3 In preparing this Draft Local Plan, the Council has to be mindful that national planning policy,as set out in the NPPF (2019), expects local plans to meet the identified level of developmentneeds for their area in full, unless there are good planning reasons why this is not possible.Accordingly, the proposed Development Strategy

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