HOUSING 

5.1 Introduction

5.1.1 Housing provision is probably the most contentious issue which the local plan has to address. On the one hand there is the requirement to meet the future housing needs of the local population and ensure that the area makes a proper contribution to the level expected across Kent and the South East region. On the other hand, there is widespread concern over the use of “fresh” land for building, the loss of open spaces and so called “town cramming”.

5.1.2 When providing for new housing the council has to have full regard to national, regional and structure plan guidance. In particular this establishes the overall scale of provision for which the local plan must make sites available. However, in arriving at the pattern of development, the council has also had regard to many other factors including local demographic trends, the performance of the local housing market and the likely contribution from other housing providers in addition to private companies building for sale. Finally, every effort has been made, as far as possible, to match actual provision with identified needs. For example, a new emphasis is given to the provision of smaller units of accommodation for non-family use.

5.1.3 Where significant new developments are being proposed, the council is determined to do all that it can to minimise their environmental impact, ensure that the need for community and other facilities is met and that higher and innovative standards of design are employed.  

5.2 Policy Context

Central Government Guidance

5.2.1 Government policy, which is the subject of PPG3 “Housing”, and also referred to in PPG1 “General Policy and Principles”, requires the planning system to provide an adequate and continuous supply of land for housing which will provide choice and a range of housing types to meet an increasingly varied range of requirements. These include single persons, small households, the elderly, those with special needs and those seeking affordable housing.

5.2.2 At the same time it requires that established environmental policies are maintained, including the continued protection of the Green Belt and Areas of Outstanding Natural Beauty; the conservation of natural habitats, the protection of the countryside and the best and most versatile agricultural land and the conservation and enhancement of the urban environment and built heritage.

5.2.3 In order to meet the requirement for new housing and at the same time maintain conservation policies, full and effective use should be made of land within existing urban areas, including the use of neglected, unused or derelict land and the conversion, improvement and redevelopment of existing buildings. At the same time, “town cramming” should be avoided and the green spaces which all towns need for recreation and amenity must be protected.

5.2.4 Further advice on housing is contained in PPG13 “Transport”. This states that when located in urban areas, housing development can be more readily accessible to a choice of means of travel to other facilities such as local shops, schools, work places and places of entertainment. Housing development should, therefore, be located within existing larger urban areas and concentrated in higher density development near public transport centres or alongside corridors well served by public transport. In order to further reduce the need to travel to work, employment and residential uses should, where feasible, be juxtaposed. The scope for housing within mixed use developments is referred to in PPG6 “Town Centres and Retailing”.

5.2.5 Where these needs cannot be met in central locations, alternative locations for housing should be capable of being well served by rail or other forms of public transport. Sporadic housing development should not take place in the countryside and significant expansion of housing in villages should be avoided where this is likely to result in commuting by car to urban areas and travel needs are unlikely to be well served by public transport.

5.2.6 Government policy on affordable housing is contained in PPG3 and Circular 6/98. Where there is a lack of affordable housing to meet local needs, authorities may set an overall target for its provision throughout the plan area and set targets for specific sites. Authorities may negotiate with developers to include an element of affordable housing, both on allocated housing sites and on windfall sites. A uniform quota should not be imposed on all developments.

5.2.7 In rural areas, small sites in, or adjoining, villages may be released for affordable housing to meet local needs, but such sites must not be allocated for housing in the local plan and market housing should not normally be permitted. These sites are known as “rural exception sites”.

Regional Policy

5.2.8 Housing policy for the South East was set out in 1994 in RPG9. This pointed out that the number of households in the Region had grown faster than the rate of population growth since 1971 and was projected to grow from 7 million in 1991 to 8 million in 2011. The faster rate of growth was attributed to greater longevity and more people living on their own. Development plans are therefore required to ensure that additional housing is affordable and meets the needs of the growing number of small households.

5.2.9 The Region was required to plan to meet its own generated demand for housing and not add to a continued small out-flow of households to other regions. The Secretary of State had decided that a rate of provision of 57,000 dwellings per year should be made for the region over the 20 years from 1991 to 2011. The Guidance set out the geographical distribution for the first 15 years of this period and required a total of 5,800 dwellings per annum to be provided in Kent from 1991 to 2006. In making this provision, it had taken into account the expected shift in the longer term of new development pressures and employment opportunities from the west to the east of the region and areas of development potential such as the East Thames Corridor (now the Thames Gateway). This figure provides the basis for the provision of housing land in the adopted Kent Structure Plan, 1996.

5.2.10 House prices in London and the South East have been, and remain on average, higher than in other regions. Policies on affordable housing are therefore particularly relevant in the region. Assessing the need for affordable housing is best done at the local level in local plans.

5.2.11 In a section on the East Thames Corridor, the Guidance recognised that with environmental improvement, there was considerable potential to realise the natural advantages of the many riverside locations and to improve amenity through high quality housing and attractive waterside developments, whilst taking into account the risks posed by flooding and of contamination from past industrial uses.

5.2.12 The regional strategy for the South East was reviewed in March 2001.

Thames Gateway Planning Framework

5.2.13 “The Thames Gateway Planning Framework” (RPG9a) recognises the role that can be played by existing residential areas in helping to meet housing needs through conversions, refurbishment programmes and small scale housing schemes. Local authorities, where necessary, are urged to encourage an improvement in the quality and amenities of both the housing stock and the local environment.

5.2.14 The framework requires priority to be given to developments which involve the recycling and reuse of vacant and under-used urban sites, before consideration is given to the release of greenfield land. The aim is to create a sustainable relationship between homes, workplaces and other facilities. Proposals which minimise the need to travel, especially by private car, are also to be encouraged.

5.2.15 However, it is acknowledged that the main scope for new housing provision is on the major opportunity sites where the full range of housing needs, from affordable housing to the executive market, should be catered for.

5.2.16 The importance of the quality of the residential environment in influencing the perception of the Thames Gateway as a place to live is recognised. Whilst the provision of open space and housing densities which are sensitive to their environment should be encouraged, higher densities should be permitted where they can take advantage of public transport and where access to employment and other facilities can be achieved by walking or cycling.

5.2.17 The framework recognises that Medway is now well placed to make the most of its significant opportunities for high quality housing and business developments. It requires attention to be focused on the urban area for the majority of new development needs, mainly on the many waterfront sites. New development can also provide the focus for the housing regeneration necessary in the inner parts of Strood, Chatham and Gillingham.

5.2.18 On the Hoo Peninsula, the release of land from the Defence Estate at Chattenden is identified as an area of potential, in addition to a campus style development, for an expansion of the community into a new village. It considers it important for there to be a comprehensive response to the full potential at Chattenden and to avoid an incremental erosion of the opportunity and states that consideration of this area should be undertaken through a review of the development plan. The strategy chapter (in policy S14) expands on the issues.

Kent Structure Plan 1996

5.2.19 A principal function of the structure plan is to determine the future scale and distribution of housing provision in Kent. It provides a framework extending over a period from 1991 to 2011. Provision for the periods 1991 to 2001 and 2001 to 2006 are firm, whilst those for the post-2006 period are subject to future review. Kent has an important role to play in pursuing the aims of regional guidance for the eastern part of the region and in responding to the opportunities identified in the Thames Gateway Planning Framework.

5.2.20 In assessing future housing requirements for each District, Kent County Council initially prepared household projections based upon a continuation of recent demographic trends. The main factors taken into account were the Registrar General’s population estimates, projected birth and death rates, projected rates of net migration ( the surplus or shortfall of persons moving into Kent over those moving out), projected changes in household size, an allowance for vacancies and second homes and provision for a reduction in shared households. By taking into account the effect of specific policies for different parts of the county, which are aimed at altering these trends, the projections were then adjusted to produce policy-based housing provisions for each District.

5.2.21 Whilst the county gained overall from net migration over the 1981-1991 period, the distribution of this was highly variable, with net losses in much of North Kent, and overall gains concentrated in East Kent. Thus the 1991 based trend housing projections for the three periods for Medway are relatively low :

Trend based additional dwelling requirements - Medway

Period

1991-2001

2001-2006

2006-2011

1991-2011

Dwellings

6,000

2,700

2,300

11,000

Source: KCC Technical Working Paper 1/94 (Housing)

5.2.22 However, in establishing the provision to be made for housing development in Medway, the structure plan takes into account factors other than the trend based projections. It recognises that there is a need to match housing provision with the healthy supply of land identified for new economic development. The trend based projections are low due to high rates of out-migration over recent years. The Plan seeks to stem this flow. The policy, therefore, is to boost housing provision well above trend requirements, whilst respecting the physical and environmental capacity of the area.

5.2.23 Policy H1 of the structure plan therefore makes the following housing provision for Medway:

Period

1991-2001

2001-2006

2006-2011

1991-2011

Dwellings

9,000

4,000

3,000

16,000

5.2.24 The structure plan recognises that there are severe limitations on further fresh land release in addition to the development opportunities already identified in the area. The policy emphasis now focuses on recycling land within the urban area in support of regeneration objectives. The provision for 1991-2001 seeks to recognise the scale of existing land supply opportunities for the short to medium term and provides for the accommodation of locally generated household growth and a reduction in out-migration. For the longer term, 2001-2011, the reduced rate of provision recognises growing constraints on land supply. However, for the reasons given in the Introduction, the period of this local plan is limited to 2006. 

5.3 Housing Needs and Supply

5.3.1 Many different factors influence the need for, and supply of, housing and it is necessary for the local plan to have regard to all of them. A detailed analysis has been made to develop the strategy and policies for housing which follow and some of the more significant aspects of the analysis are discussed below.

Demographic Factors

5.3.2 The starting point for assessing housing needs is demographic, that is, what key changes are likely to occur in the local population. The most important of these are population growth and changes in the size of households. Figure 5a shows the actual and projected change in the population of the plan area based on past and current trends.

Figure 5a Population Growth 1971 - 2006 (Trend Projection)

Year

1971

1981

1991

1996

2001

2006

Population

228,600

240,300

243,300

245,400

247,500

248,400

% Change

 

6.4%

 

 

1.2%

 

Source: KCC Technical Working Paper 1/94

5.3.3 However, based on the scale of development envisaged in the Kent Structure Plan (see paras 5.2.20 - 5.2.23 above) a higher rate of growth is envisaged as shown in Figure 5b.

Figure 5b Population Growth 1991 - 2006 ( Kent Structure Plan)

Year

1991

1996

2001

2006

Population

243,300

249,500

255,200

258,200

% Change

 

 

6.0%

 

Source: KCC Technical Working Paper 1/94

5.3.4 Clearly this projected change in the total population is significant, but of even greater significance is the anticipated increase in the number of households. Figure 5c shows the anticipated continuing decline in the average size of households while Figure 5d sets out the changes in the total number of households in the plan area based on both the trend projection and the position adopted in the structure plan.

Figure 5c Actual and Projected Decrease in Household Size 1971 - 2006

Year

1971

1981

1991

1996

2001

2006

Average Household Size

2.96

2.83

2.61

2.55

2.48

2.42

Source: KCC Technical Working Paper 1/94

Figure 5d Actual and Projected Number of Households 1971-2006

Year

1971

1981

1991

1996

2001

2006

Households (Trend)

74,800

84,400

92,700

95,900

99,100

101,900

% Change

 

24%

 

 

6.3%

 

Households (Structure Plan)

74,800

84,400

92,700

97,500

102,200

105,900

% Change

 

24%

 

 

8.6%

 

Source: KCC Technical Working Paper 1/94

5.3.5 It is readily apparent that in both the trend and structure plan based projections, the number of households is increasing at a greater rate than the total population. This is a feature which is being experienced nationally as well as locally, and it is caused by many factors. People are living longer, leading to an increase in smaller households at the top end of the age range; people are having fewer children, resulting in fewer large households than was traditionally the case; young people are tending to leave home earlier, and so are establishing new households in their own right; and the increased incidence of divorce and separation has also had a marked effect on the average size of households.

5.3.6 In summary it can be seen that, whilst on the trend based projection, the total population of the plan area is forecast to increase by only 5,100, the number of households will increase by 9,200. In the structure plan policy based forecast the figures are 14,900 and 13,200 respectively.

5.3.7 However, whilst the number of households is one of the prime factors in determining how many dwellings will be required, various other adjustments also need to be made to arrive at the housing requirement. For example, a proportion of the new households identified will not in fact require traditional housing accommodation but instead will be “housed” in various institutional or supported environments. These include, for example, old people receiving full time care in specialist accommodation, people occupying hostels and students in halls of residence.

5.3.8 Small proportions also fall into the categories of “shared” and “hidden” households. The former includes people sharing accommodation such as a house and the latter includes persons who would have been expected to set up as a separate household but have not in fact done so, perhaps for financial reasons.

5.3.9 These and other factors explain the disparity between the forecast increase in households and the stated housing requirements in the Kent Structure Plan as set out below.

Figure 5e Comparison of Household Growth and Dwelling Requirements (Kent Structure Plan)

Period

1991-2001

2001-2006

Total

Increase in Households

9,500

3,700

13,200

Housing Requirement

9,000

4,000

13,000

Housing Stock

5.3.10 The housing stock in 1991 was 95,499 units of which 5,142 were vacant. This latter figure equates to a vacancy rate of 5.38% compared to 5% for Kent as a whole. By 1996 the stock had increased to around 98,950 units. The stock is highly varied, ranging from small flats in town centre locations to large period properties. There is a high proportion of older terraced properties in the inner urban core. Further out are large suburban neighbourhoods built since the 1950s.

5.3.11 By comparison to the national average, a high proportion of the stock is owner occupied. In the former Rochester area, Medway Housing Society acquired the City Council housing stock in 1990. In the Gillingham area, housing association property is rapidly increasing as a major source of publicly funded accommodation, whilst council housing continues to slowly reduce in number. Some increase is occurring in the privately rented sector. This sector will become more important with the decline in household size and uncertainties over future growth in the value of owner occupied properties.

5.3.12 Another important trend concerns the conversion of generally older family houses to self-contained flats and ‘houses in multiple occupation’. Again this can be seen as a response to the demand for smaller households and a means of funding the refurbishment of older properties. The trend does, of course, mean that the existing stock can be adapted to contribute to meeting future needs and the growth in the number of households. It is also to be encouraged as a means of urban regeneration.

5.3.13 The vacancy rate also deserves comment. As indicated above, it stood at 5.38% in 1991. A proportion of the stock will always be vacant due to people moving, new properties being added to the stock while awaiting their first occupants and other factors. However, the rate in the plan area is higher than in many other areas due to the number of long term empty properties, particularly in and around the established town centres. If these properties could be brought back into use, this would reduce the need for new built properties, result in significant environmental improvements and add to the vitality of the town centres. A target rate of 3.5% at the end of the Plan period would be challenging, but attainable if relevant initiatives are put in place.

The Housing Market

5.3.14 Figure 5f shows the actual build rate achieved over the 1988-1998 period and compares this with the rate expected in the structure plan.

Figure 5f Housebuilding 1988-1998 Compared To the Predicted Structure Plan Rate

Year

88/89

89/90

90/91

91/92

92/93

93/94

94/95

95/96

96/97

97/98

Total

Av.

Structure Plan Req’ment

1160

1160

1160

900

900

900

900

900

900

900

9780

978 pa

Actual Build Rate

1454

1467

391

825

769

669

546

644

598

713

8076

807 pa

Notes: (1) Structure plan requirement 1988/91 relates to the Second Review, 1990, and for 1991/98 the Third Review, 1996.

(2) Figures for 1986/91 include parts of Maidstone and Tonbridge & Malling north of the M2 which were included in the Medway Towns Policy Area at that time.

5.3.15 It will be seen that in only two of the ten years did the build rate match or exceed the policy requirement, and that in recent years it has been consistently below. This clearly shows the effect of the recession in the market and the amount of ground which now has to be made up if the structure plan requirement is to be met over the remainder of the plan period.  

5.4 Objectives

5.4.1 Arising from the analysis summarised above and the regular monitoring work carried out by the council, the objectives for the housing strategy are:

(i) to make sufficient provision for housing to meet the requirements set out in the structure plan;

(ii) to maximise the use of brownfield sites within the urban area in order to promote regeneration and to limit, as far as possible, the release of fresh land for housing development to minimise environmental damage;

(iii) to retain and improve the existing housing stock and encourage its most efficient use;

(iv) to match, as closely as possible, the needs of households with the types of dwellings provided, by encouraging a greater range and choice in the supply of accommodation including different tenures and “affordable dwellings”;

(v) to safeguard the amenity and character of existing residential neighbourhoods;

(vi) as far as possible, to maximise accessibility to local services, facilities and employment opportunities in order to achieve a balanced approach to regeneration and reduce the need to travel;

(vii) to encourage higher standards of design in new housing to add interest and variety to local areas and, through the provision of life-time homes, to more effectively meet the needs of occupiers, particularly those with special needs.

5.4.2 In selecting sites for development these objectives have been fully taken into account and an appraisal of each site made.

5.4.3 The selection of sites for inclusion in the Medway Local Plan for residential development is in conformity with Policies H3 and NK2 of the Kent Structure Plan by maximising the use of previously developed land within the urban area. Only then has “fresh” land been considered, firstly within the urban area and then on the edge of the urban area and the villages. This process is in line with the sequential approach to site selection advocated in paragraph 30 of PPG3.

5.4.4 The first category of urban sites were “brownfield” sites consisting of land or buildings which had previously been developed. Redevelopment is well underway at St Mary’s Island and other riverside sites are identified for comprehensive regeneration in accordance with RPG9a. Chatham Maritime, Rochester Riverside and Strood Riverside are all at different stages of development and in due course, Strood Waterfront, to the south of the town centre will come forward as the last major riverside regeneration project.

5.4.5 Other brownfield sites allocated for housing include: industrial or commercial land or buildings which no longer meet modern day requirements and non-conforming uses in residential areas; small vacant infill sites; redundant institutions; car parks; and sites where redevelopment would enhance a conservation area.

5.4.6 The next category of urban allocations were greenfield sites not previously developed. These comprised: vacant sites where planning permission has lapsed but the principle of residential development has been established; land previously reserved for road schemes or served by new roads; sites allocated for residential development in the Medway Towns Local Plan, 1992, and subsequently carried forward; former military land; and redundant allotments.

5.4.7 Every allocated housing site is within a reasonable walking distance of bus or rail routes which provide good accessibility to services, facilities and employment. Medway retains a wide selection of local shopping centres, parades and corner shops which are accessible to most of the allocated sites and all cater for their daily shopping and other services.

5.4.8 Despite giving priority to the allocation of housing sites within the urban area, it is also necessary to identify greenfield sites outside the urban boundary in order to meet the housing requirements in Policy H1 of the Kent Structure Plan.

5.4.9 The site-selection process specifically takes account of the key planning policy constraints that affect land in and around the Medway towns. These include Green Belt, Areas of Outstanding Natural Beauty, Strategic Gaps, Special Landscape Areas and Areas of Local Landscape and Nature Conservation Importance. In addition, the process takes account of important strategic development principles set out in RPG9a. These include: the need to limit outward expansion and development on fresh land; protection for features of local landscape importance such as green hillsides and backdrops; and to steer development away from areas of the urban fringe which provide locally valuable countryside and recreation opportunities, particularly in the area to the north and east of Gillingham.

5.4.10 Having regard to these features, only four substantial greenfield sites are identified as urban extensions, two at Wainscott, one at Grange Farm and one at Hoo St. Werburgh. The latter is the largest village in Medway and is free of the countryside conservation policies which apply elsewhere. It has a wide range of social and community facilities, a good frequency of bus services to the urban area and beyond, and is relatively well located to serve the employment areas at Kingsnorth and the Isle of Grain.

5.4.11 Overall, for the period of the Local Plan up to 2006, 80% of land and dwellings identified in outstanding planning permissions and allocations for housing will utilise previously developed sites. 

5.5 Policies and Reasoned Justification

Housing Land Allocations

5.5.1 As indicated above, the Kent Structure Plan requires provision to be made for 13,000 new dwellings over the plan period. The local plan achieves this as follows:

Figure 5g Housing Land Supply 1991-2006

A

Kent Structure Plan requirement 1991-2006

13,000

B

Dwelling completed (all sites) 1.5.91 – 31.3.00

6,181

C

Large sites (5 or more units) with planning permission as at 31.3.00 (see schedule at Appendix 2)

2,585

D

Allowance for completion on small sites (less than 5 units) 2000-2006

528

E

‘Windfall’ allowance 2000-2006

513

F

Sub Total (B+C+D+E)

9,807

G

Shortfall (A-F)

3,193

H

Proposed allocations

3,191

I

Total Supply (F+H)

12,923

J

‘Deficit’ against structure plan requirement

-2

5.5.2 Policy H1 sets out proposals for new housing development, over and above those which already have the benefit of planning permission. Each proposed site has a unique reference number and an indicative capacity that is neither a target nor a maximum figure, but merely reflects the council’s initial assessment of the site.

5.5.3 Development guidelines and principles are set out for the larger sites. These summarise the requirements for the site to which intending developers will be expected to have full regard. In certain cases it is also intended to prepare more detailed development briefs before planning applications are considered. Development proposals will need to satisfy all other relevant policies in this plan. Attention is particularly drawn to policy S6 on planning obligations. The development of most of the sites in policy H1 will impose additional pressure on local primary schools and contributions will be sought for the provision of either school extensions or new schools. 

POLICY H1: NEW RESIDENTIAL DEVELOPMENT

Residential development will be permitted on the following sites, as defined on the Proposals Map, subject to the requirements set out below.

All sites which meet the appropriate size thresholds will be subject to Local Plan policies requiring the provision of open space, affordable housing and a mix of dwelling types. New residential development on these sites should be in accordance with policy BNE3, which sets out the council’s noise standards.

ME004

West of Vixen Close, Lordswood.

15units

ME045

Land adj. 1 Wiltshire Close, Chatham.

6units

ME113

Chatham Maritime (South of Basin 1) and St. Mary's Island. To be provided in conjunction with mixed use development. Master plan to be prepared and adopted to guide development. See policy S8. The dwellings will be provided by increasing the density of development on St. Mary’s Island and identifying new sites at Chatham Maritime.

250 units

ME154

130A Beacon Road, Chatham.

10 units

ME193

Corner of Foord Street and Delce Road, Rochester.

19 units

ME250

Medway Brick and Stone Works and Wharf, Lower Upnor.
Vehicular access to be taken only from Upnor Road; Site of Nature Conservation Interest in Upchat Lane to be retained; possible site contamination to be investigated and treated; local shop to be provided (see policy R8); traffic impact assessment required.
The following measures will be required to safeguard the interest of the S.S.S.I.: Access to the S.S.S.I. will be required for research and habitat management purposes, but general access restricted to avoid damage to the site; evidence to be provided that drainage, regrading and similar measures to the quarry face will not be required; there will be no shading of the quarry faces; provision to be made for management of the nature conservation interest.

110 units

ME254

Strood Riverside, Canal Road.
An investigation of possible contamination is required and any necessary treatment carried out; noise impact assessment required and any necessary mitigation measures implemented; an archaeological assessment will be required; vehicular access to be provided from
Commissioners Road and Canal Road but no linking them (except for possible bus link); flood mitigation measures are to be investigated and if necessary implemented; river wall to be repaired. Traffic impact assessment required.

104 units

ME270

Land rear of 21 - 27 Pilgrims Way, Cuxton.

9 units

ME293

Rochester Riverside. Included in an Action Area (see policy S7); to be the subject of a development brief; traffic impact assessment required. The overall housing provision will be higher than 300 dwellings but the remaining units will come forward beyond the end of the plan period.

300 units

ME323

Land between 190 - 200 Beacon Road, Chatham.

8 units

ME342

Mercury Close adj. to 62 - 72 Shorts Way, Borstal.

5 units

ME371

All Saints Hospital, Magpie Hall Road, Chatham.
To be the subject of a development brief and a traffic and road safety impact assessment; site to be investigated for any possible contamination and any necessary treatment implemented; two points of vehicular access required to Magpie Hall Road; a community facility And open space to be provided and a contribution to primary school provision will be sought.

262 units

ME374

Former paint factory, Bush Road, Cuxton.
Investigation of contamination required and any necessary measures to be implemented; pedestrian facilities to be provided in Bush Road.

70 units

ME375

Commissioners Road, Strood.
Site to be investigated for possible contamination and any necessary treatment implemented; vehicular access to be taken from access road to the west; public access to riverbank to be provided and river wall to be provided; flood mitigation measures to be investigated and if necessary implemented; traffic impact assessment required.

100 units

ME376

B.T. depot, Fort Clarence, Borstal Road Rochester.
Vehicular access requires improvement,possibly in the form of a mini roundabout on St Margaret’s Street; improved pedestrian links required to St Margarets Street and Maidstone Road; Ancient Monument Consent required, and setting of Fort Clarence to be safeguarded; site to be investigated for possible contamination and any necessary treatment implemented; possible underground works to be investigated as part of site survey. The repair of the Gun Tower must be carried out as an integral part of the development.

33 units

ME383

Cross Street, Chatham.

26 units

ME385

32 New Road/ Five Bells Lane, Rochester
Access to be taken from Five Bells Lane.

10 units

ME386

328 - 338 and 342 - 344 High Street, Rochester.
Site capacity is 30 units of which 15 to be provided by 2006 and 15 to come forward after the end of the plan period.

15 units

ME387

Barrier House, Barrier Road, Chatham.
Conversion of building to be investigated and setting of Fort Amherst to be protected. Development will be limited to the footprint and height of the existing building. The site to be subject to an appropriate degree of archaeological survey and recording during the course of development.

68 units

ME389

Rear of Elm Avenue, Chattenden.
Vehicular access to be taken from Main Road.

105 units

ME390

East of Bell’s Lane, Hoo St. Werburgh.
Subject to: the retention and strengthening of existing screen planning; the retention of existing pond and trees; the completion and opening of a new roundabout at the junction of Bells Lane and Ratcliffe Highway, forming part of the A228 improvement scheme, prior to the first occupation of the dwellings; a traffic impact assessment being submitted; up to three points of vehicular access being provided, together with improvements to and/or traffic calming in Bells Lane; existing footpaths/public rights of way being retained; contributions towards improvements to services and facilities required as a direct result of developing the site including extension of Hoo St. Werburgh primary school; and the preparation of an ecological study. A development brief to be approved by the council will guide development. (The overall capacity of the site is 558 units, 340 to be provided up to 2006 and the remaining 218 to come forward beyond the end of the plan period).

340 units

ME391

Former junior school site, Avery Way, Allhallows.
Subject to retention of playing field for public use. Access to be provided from Avery Way, and remaining trees to be retained and protected.

36 units

ME403

Southern Water site, Capstone Road, Chatham.
Mature trees to be retained; disused wells within the site should be backfilled before construction begins; contaminated site investigation required and any necessary mitigation measures implemented.

60 units

ME404

Seeboard site, R/O High Street, Rochester.
Access to be taken from The Terrace; retail frontage to the High Street to be retained.

53 units

ME406

New Stairs, Dock Road, Chatham.
Access to be taken from New Stairs; development to respect the historic character of the World Naval Base.

41 units

ME407

Gray’s Garage, High Street, Chatham.
Site to be investigated for possible contamination and any necessary treatment implemented.

28 units

ME409

Hilda Road, Chatham (former laundry).
Site to be investigated for possible contamination and any necessary treatment implemented.

5 units

ME410

Cooks Wharf, off High Street, Rochester.
Site to be investigated for possible contamination and any necessary treatment implemented.

18 units

ME413

Strood Waterfront, Strood.
Included in an Action Area (see policy S10) mixed use regeneration scheme; housing units likely to be on former industrial land; site to be investigated for possible contamination and any necessary treatment implemented; traffic impact assessment required.

100 units

MC001

Lodge Hill, Chattenden.
Relatively isolated site; provision of shop, pub or other community facility to be sought.

47 units (net)

MC005

352 - 356 Luton Road, Luton.

22 units

MC006

18 - 24 Orchard Street, Gillingham.

7 units

MC007

36 - 52 High Street, Rainham.

21 units

GL125

St Peters Church, Trafalgar Street, Gillingham.
Unusual site configuration requires sensitive design approach, featuring flats.

13 units

GL132

Duncan Road, Gillingham.
Access from Duncan Road only; redevelopment should include frontage development to complement character of the street.

20 units

GL134

Former Seeboard depot, Windsor Road, Gillingham.

55 units

GL135

Borough Road, Gillingham.
Access to be taken from Borough Road only; requires relocation/re-siting of existing commercial business.

25 units

GL143

Station Road, Rainham.
Remainder of a larger site identified in the 1992 local plan.

7 units

GL147

Mill Road/Arden Street, Gillingham.
3 or 4 storey infill development required that fronts Mill Road, where the existing building line should be strengthened.

21 units

GL150

Amherst Hill, Brompton.
Mature trees to be retained; scale and character appropriate to its Conservation Area location required. Development will be subject to an agreement to secure a contribution towards a comprehensive restoration of the Scheduled Ancient Monument, and the provision, improvement and maintenance of public open space in the vicinity of the site. A detailed design brief to be drawn up to guide the development, with a view to minimising the visual impact on Fort Amherst and the local area. The brief should address dwelling size and height; appearance; orientation; the definition of detailed development boundaries by reference to the landform and existing trees; vehicular and pedestrian access; layout; the provision and disposition of open space; and landscaping (including the retention of trees where appropriate.)

34 units

GL152

East of Gillingham Golf Course, Gillingham.
Possible access via existing garage court; two storey medium density housing, design should take account of proximity to the Medway Towns Northern Relief Road.

8 units

GL159

89 Ingram Road, Gillingham.
Development brief approved to guide development.

5 units

GL174

Former Rainham Southern Relief Road land, Rainham.
Development brief approved to guide development; must retain existing community orchard and as many trees as possible on the remainder of site; area at rear of the parish church to be accessed from Hurst Place, with the remainder from Orchard Street; pedestrian links to Rainham town centre to be provided; cycleway to be provided through site; development off Orchard Street to be of higher density, reflecting its town centre location and its proximity to existing off-street car parks.

26 units

GL176

Lower Lines, Gillingham.
Dependent upon dedication of land for open space and safeguarding of setting of adjoining Scheduled Ancient Monument; mature trees to be retained; scale and character appropriate to its Conservation Area location required. Development will be subject to an agreement to secure a contribution towards a comprehensive restoration of the Scheduled Ancient Monument, and the provision, improvement and maintenance of public open space in the vicinity of the site.

55 units

GL178

Grange Farm, Gillingham.
Development brief to be prepared; site to be developed in sectors well related to the existing highway network; maintain setting of Grench Manor; 1.1 hectare primary school site to be reserved adjacent to Hazelmere Drive and the playing fields to the south; travel appraisal report required; no new access to be taken from Medway Towns Northern Relief Road.

250 units

GL180

Howlands Nursery, Christmas Street, Gillingham.
Access via Christmas Street; land to the north to be provided for public open space maximum two storeys set back into site to maintain distant views of St Mary Magdalene Church; site to be investigated for possible contamination and any necessary treatment implemented.

45 units

GL181

Medway House, 277 Gillingham Road.
As much as possible of original structure to be retained.

12 units

GL182

53 - 57 James Street, Gillingham
A frontage flatted development will facilitate removal or relocation of an inappropriately located use.

7 units

GL188

Little York Farm, Lower Twydall Lane, Twydall.
Must respect character of the Lower Twydall Conservation Area and that of Lower Twydall Lane.

16 units

GL189

Coach repair depot, Pump Lane, Lower Rainham.
Notional capacity only; need to respect rural character of area and that of Pump Lane will determine real capacity of the site; site to be investigated for possible contamination and any necessary treatment implemented.

9 units

The following two sites will be the subject of a development brief that will also incorporate the proposed open space south of Hoo Road. Development will be conditional upon the specific identified requirements and also contributions being made towards:

(i) the provision of educational and community facilities, a general practitioners’ surgery, off-site traffic management measures and any highway improvements required to access the sites; and

(ii) a noise impact assessment and the implementation of any required mitigation measures; and

(iii) the provision of a landscaping strip along the boundary with the Medway Towns Northern Relief Road.

ME392

East of Higham Road, Wainscott.
Main vehicular access to be from Hoo Road; a second access serving a maximum of 50 dwellings may be taken from Higham Road. Traffic impact assessment required.

184 units

ME393

East of Wainscott Road, Wainscott.
Vehicular access to be taken from Hoo Road; pedestrian and cycle route connections to be provided into Wainscott Road; an additional emergency vehicle access to be provided; an area of 0.4 hectares to be reserved for a doctor’s surgery; local shops to be provided to meet neighbourhood needs; traffic impact assessment required.

96 units

Retention of Existing Stock and Safeguarding of Committed Housing Sites

5.5.4 The council wishes to ensure that existing housing is retained in residential use as far as possible. Redevelopment or change of use of existing dwellings for non-residential uses on a large scale would increase the pressure for the release of fresh land for housing (both in the countryside and on open land within the urban area). The council, however, recognises that, in exceptional circumstances, some changes to provide specifically needed facilities, such as a community centre, may be of benefit to a local community. It is also an important objective to ensure that residential areas continue to be pleasant places in which to live. Subject to there being no material change in the circumstances relating to a particular site, there will be no objection in principle to a renewal of permission for residential use should an existing unimplemented planning permission expire. The development for other purposes of housing sites with planning permission will not be permitted. 

POLICY H2: RETENTION OF HOUSING

Development which would result in a net loss of existing residential accommodation (or the loss of sites with unimplemented planning permission for residential development) will not be permitted unless:

(i) it can be demonstrated that the existing building or site is unsuitable for continued residential use; or

(ii) the proposal would provide facilities of significant benefit to the immediate local community.

Affordable Housing

5.5.5 The council has identified that there are significant numbers of people who need homes but cannot afford to buy on the housing market. There is a need to provide these people with opportunities to obtain homes through affordable housing. This is defined as both low cost market housing and housing which is made available at a subsidised cost to people with insufficient income to gain access to full home ownership or to occupy houses generally available on the local housing market suitable for their needs. It includes social housing, consisting of rented or shared ownership dwellings provided at a subsidised cost by registered social landlords (e.g. housing associations) or local authorities. Low cost home ownership involving purchase at a discounted price is also included, provided that the long-term retention of the dwellings as affordable housing can be guaranteed. This latter form of affordable housing will only be acceptable to the council where other forms of affordable housing tenure cannot be achieved. In order to reflect local need, the preferred form of affordable housing will be rented tenure.

5.5.6 Occupancy can be controlled in the case of affordable housing managed by a registered social landlord without additional controls being applied by the council as Local Planning Authority. In the other cases, planning conditions or obligations can be used to control occupancy in the long term.

5.5.7 Housing needs surveys were carried out for the former District Council areas of Rochester and Gillingham in 1997 and 1998 respectively. They took into account housing conditions, concealed households, overcrowding and the special needs of disabled people. They also explored the types of tenure and the means by which householders expected to meet their needs, either by upgrading their existing accommodation or by moving home. Household incomes were measured against the cost of housing in Medway and a total of 3,836 households emerged who were seeking to move but could not afford to buy or rent at current market prices at the time of the survey.

5.5.8 To this figure was added those on the housing waiting list and those registered as homeless, which, when set against likely provision for the survey years, left a current unsatisfied housing need for 7,136 dwellings.

5.5.9 These findings were taken into account to produce an estimate of net housing needs likely to arise between 1998 and 2006, which amounted to a total of 10,695 dwellings. The majority of these needs are for rented accommodation. This substantially exceeds the total number of dwellings expected to come forward on allocated sites (c. 3,000) to provide for all housing requirements in Medway up to 2006.

5.5.10 The council has, therefore, set an objective of providing 1,000 affordable new dwellings by 2004. It will seek to achieve this objective, in part, by negotiating with developers for the inclusion of an element of affordable housing on sites where evidence of affordable housing need has been established.

5.5.11 In assessing sites that come forward, the size, suitability and economics of the provision of affordable housing will be taken into account, including the proximity of local services and facilities and access to public transport. It follows, therefore, that urban sites will provide the majority of affordable housing opportunities. Wherever possible, sites should incorporate a mix of affordable housing types, such as family housing, homes for smaller households and also “lifetime” homes (that are designed to be adapted easily for those with special needs). The proportion of affordable housing on each site will be dependent upon the particular site characteristics and will be subject to negotiation.

5.5.12 Circular 6/98 sets a size threshold where local authorities can negotiate for the provision of affordable housing. These size thresholds are set out in Policy H3 and negotiations will take place in relation to all applications for housing development over each threshold. A number of sites have been identified in areas of housing need on which the council has set a minimum target of 25% for the provision of affordable housing. In some cases a different figure reflects negotiations which have already taken place. These sites will provide 429 affordable houses. This figure could increase if housing associations were to acquire any of these sites in order to fully develop them themselves. 

POLICY H3: AFFORDABLE HOUSING

Where a need has been identified, affordable housing will be sought as a proportion of residential developments of a substantial scale.

A substantial scale is defined as follows:

(i) in settlements in rural areas with a population of 3,000 or fewer, developments which include 15 or more dwellings or where the site area is 0.5 hectare or more;

(ii) within the urban area, developments which include 25 or more dwellings or where the site area is 1 hectare or more.

Agreements to permanently retain the affordable housing in this tenure will be sought.
Matters to be taken into account when affordable housing is negotiated, will be:

(a) the suitability of the site for affordable housing development;

(b) the economics of provision;

(c) the proximity of local services and facilities and access to public transport;

(d) the realisation of other planning objectives as priorities on a site;

(e) the need to achieve a successful housing development taking into account the appropriate mix of affordable housing types and the proportion of affordable housing and its subsequent management.

The following targets are adopted for specific large sites as a basis for negotiation:

All Saints Hospital

30

Strood Riverside North
(Canal Road and Commissioners Road)

51

Rochester Riverside

75 (by 2006)

Lower Lines

14

Grange Farm

62

Borough Road

6

Christmas Street

11

Strood Waterfront Action Area

25 (by 2006)

East of Higham Road, Wainscott

46

East of Wainscott Road, Wainscott

24

East of Bells Lane, Hoo St. Werburgh

85 (by 2006)

5.5.13 In addition to the provision of affordable housing as part of a larger development, the council will also work in conjunction with registered social landlords to bring forward smaller sites for development. The local plan makes an allowance of over 1,100 dwellings coming forward on unidentified sites during the plan period. It is anticipated that a number of those will be acquired and developed by the housing associations.

5.5.14 Other sites could also make a contribution towards affordable housing but without the involvement of public subsidy. The council and the registered social landlords could act as enablers for such arrangements, which would bring forward cross-subsidised low cost market housing which, through ‘staircasing’, would not provide any protected long-term affordable housing but would help to provide for a mix of housing types and prices. Wainscott and Hoo are two areas in particular where the scale of development would warrant the provision of a full mix of housing.

5.5.15 The council will seek to make further provision for affordable housing through a continuation of its existing housing policies. These include an empty homes strategy (consisting of a living over the shop initiative, bringing vacant properties back into use and the conversion of buildings in other uses to residential use) whereby up to 100 affordable dwellings per year could come forward. Support will also continue to be given to those seeking to obtain private rented accommodation. Where existing dwellings are in very poor condition and refurbishment proves to be uneconomic, some redevelopment will be considered as part of wider neighbourhood improvement schemes.

5.5.16 Where an affordable housing need can be established in the rural area, Government policy allows an exception to be considered to the normal policies of restraint outside existing villages if there is no other way whereby this need could be met. In some parts of the rural area, large sites have been allocated for residential development in policy H1. Where those sites are suitable for the inclusion of an element of affordable housing to meet local needs this will be sought. Accordingly, “exceptions” to the allocations and policies in this plan are not considered necessary.

Housing in Urban Areas and Town Centres

5.5.17 A key element of national housing policy is to minimise the loss of greenfield sites for residential use by making the best use of development opportunities within the urban areas. In addition to the development of sites specifically allocated in the local plan, this can be achieved in a number of ways: the development of vacant or derelict land, the conversion of buildings formerly in a non-residential use and of good townscape quality, the redevelopment of existing residential or non-residential properties, the development of small infill sites and the sub-division of large residential properties.

5.5.18 The potential exists for residential development in, or close to, the town centres in several forms: individual housing schemes; as part of a mix of uses in a commercially orientated development; and by the utilisation of underused floor space above existing commercial premises. People living in town centres can contribute to town centre vitality and economic health through their support of local businesses. They can also benefit from accessibility to a range of services, accessibility to public transport facilities and to employment opportunities. Town centre housing can contribute to the range of housing choice, by providing for small households, those with low levels of personal mobility and those seeking low cost accommodation.

5.5.19 Whilst seeking to maximise residential development opportunities within the urban area, the council will seek to ensure that the amenity of local neighbourhoods is respected and will seek to avoid “town cramming”. This development of urban areas will be achieved by resisting the loss of open space and by taking into account the density of surrounding development when deciding upon the appropriate density for individual sites. Whilst it will resist the introduction of residential uses in those identified industrial areas where the policy is to retain employment opportunities some derelict or inappropriately located sites are likely to prove suitable for residential use.

5.5.20 The improvement of the existing housing stock can result in a worthwhile contribution to local housing provision, and can reduce the quantity of vacant premises and the demand for fresh land. Empty Homes Officers are employed by the council to assist in achieving this aim. The council will seek improvements to substandard housing by encouraging owners to take up home improvements and other grants and by using their powers where necessary under the Public Health, Planning and Housing Acts, to secure repairs and improvements, including bringing empty properties back into use. 

POLICY H4: HOUSING IN URBAN AREAS

Within the urban area, as defined on the proposals map, residential development will be permitted consisting of:

(i) the use of vacant or derelict land or the change of use or redevelopment of existing buildings no longer required for non-residential use; or

(ii) the redevelopment of existing residential areas and infilling in such areas (providing that a clear improvement in the local environment will result); or

(iii) mixed commercial and residential uses in proximity to town centres; or

(iv) the use of upper floors above commercial premises.

High Density Housing

5.5.21 Paragraph 58 of PPG3 requires Local Planning Authorities to:

• Avoid developments which make inefficient use of land (those of less than 30 dwellings per hectare net);

• Encourage housing development which makes more efficient use of land (between 30 and 50 dwellings per hectare net); and

• Seek greater intensity of development at places with good public transport accessibility such as city, town, district and local centres or around major nodes along good public transport corridors.

5.5.22 New housing development will generally be expected to be in keeping with the character of the surrounding neighbourhood. Housing in town centres can be built at a much higher density than in suburban areas. This can help diminish the need to release greenfield sites, and reduce the need to travel to jobs, shops or other facilities. High-density residential development at, or near, public transport access points similarly has the benefit of making the most efficient use of land and providing a choice of means of transport for residents. Public transport access points include bus stops, railway stations or locations where a concentration of public transport routes converge. Sites close to public transport access points are defined as those within a 5 minute walking distance. Planning permission will not be given for development in town centres or close to public transport access points that are at densities more usually found in suburban areas. High-density development must meet a high standard of both design and quality if it is to make a positive contribution to the appearance of the area. 

POLICY H5: HIGH DENSITY HOUSING

Housing proposals at low densities will not be permitted in, or close to:

(i) town centres; or

(ii) near existing or proposed public transport access points; or

(iii) along routes capable of being well served by public transport and which are close to local facilities.

Conversion of Large Houses into Flats

5.5.23 The requirement for small dwellings, particularly for the young and the elderly, will continue to give rise to considerable pressure to convert houses which are considered too large for the average household, into self-contained flats or houses for multiple occupation. Although the need for smaller dwellings is acknowledged, care must be taken to ensure that this provision is not made at the expense of the usual planning considerations, such as the amenity of other residents and highway criteria (including parking). The intention is to protect the character and amenity of residential areas where single household occupation is the norm, whilst encouraging conversion to flats and maisonettes in areas where such development is already established.

5.5.24 The council considers that dwellings of less than 120 square metres gross floor area in predominantly residential areas should be retained for families and single households, as conversion to smaller units is unlikely to be satisfactory. Conversions will need to take account of the layout of accommodation in order to ensure that, wherever possible, noise sensitive rooms are not adjacent to noisy rooms. 

POLICY H6: FLAT CONVERSIONS

The change of use or redevelopment of larger dwelling houses for self contained flats will be permitted except where:

(i) the surrounding area is predominantly in single household occupation; or

(ii) the house is of a size suitable for use for single household occupation; or

(iii) the proposals are likely to unacceptably increase on-street car parking; or

(iv) the proposals could adversely affect the amenity of the area or adjoining occupiers.

Conversion of Large Houses into Multiple Occupation

5.5.25 A house in multiple occupation (H.M.O.) differs from one converted to self-contained flats. The latter are accessed separately and contain all the facilities (bathroom, kitchen etc.) necessary for separate habitation. An H.M.O. is composed of private areas i.e. bedrooms, used only by certain occupants, plus shared facilities i.e. bathrooms, W.C.s and kitchens. H.M.O.s can provide inexpensive housing for single person households. Demographically this need will increase. However, H.M.O. properties can cause annoyance to adjoining occupiers if there are increased traffic movements and/or poor standards of conversion and sound insulation. Six people may live in a dwelling house as a single household but above this threshold, planning permission is required for houses in multiple occupation.

5.5.26 It is the aim to enable such accommodation to come forward on condition that it provides a high standard of conversion whilst minimising possible detrimental effects. This will be achieved by restricting H.M.O.s to suitable properties in areas capable of supporting them (including the extra traffic and parking they may generate).

5.5.27 In order to avoid adverse effects on nearby residences, H.M.O.s will normally be expected to be detached properties. Semi-detached or terraced properties will only be acceptable for H.M.O.s if adjoining properties already have planning permission, or are lawfully used, for non-residential uses or multiple occupation.

5.5.28 The most suitable locations for H.M.O.s are likely to be within, or on the fringes of town centres or on main roads, where retail and commercial uses predominate at ground floor level but some houses still remain, together with flats above commercial property. These locations are unlikely to be well suited to family occupation. There may be other mixed areas where properties could be suitable for conversion. However, in all cases the other criteria in the policy will need to be taken into account. 

POLICY H7: MULTIPLE OCCUPATION

Dwellings intended for multiple occupation will be permitted subject to the following criteria:

(i) the property is in an area with a predominantly mixed-use or commercial character; and

(ii) the property is located where increased traffic and activity would not be detrimental to local amenity; and

(iii) either the property is detached and the proposal would not adversely effect the amenity of the occupiers of nearby properties; or

(iv) where the property is not detached, relevant nearby or adjoining properties are in multiple occupation or a non-residential use; and

(v) for changes of use, the property is too large to reasonably expect its occupation by a single household.

Institutional Uses

5.5.29 There is continual pressure for both new build and changes of use of existing buildings to create Class C2 residential institutions (such as rest homes for the elderly, homes for the mentally ill, nursing homes and residential schools, colleges or training centres). “Care in the community” is increasingly being provided in small, self contained households, often with supervision on an afternoon, evening or weekend basis. A dwelling can house up to six people living together as a single household without planning permission for a change of use being required. “Care in the community” will often fall into that category.

5.5.30 Larger residential institutions, which generally involve full time personal care for the residents by staff, raise more difficult planning issues. Some institutional uses can result in a loss of privacy, overlooking, noise and disturbance, particularly where it is proposed to convert or extend terraced or semi-detached houses. The council will seek to accommodate such uses whilst safeguarding the amenity of nearby residents. Where occupants retain their independence and personal mobility, a location well related to shops, public transport and other facilities would help to serve their needs. A reasonable (5 minute) walking distance to such facilities would be an appropriate standard to apply. Parking and amenity space for residents of the institution are also pertinent issues. 

POLICY H8: RESIDENTIAL INSTITUTIONS

Residential institutions and hostels will be permitted subject to the following criteria:

(i) the proposal would not adversely effect nearby residential amenity; and

(ii) in appropriate cases, where the occupants have a degree of mobility and independence, the property is within reasonable walking distance of shops, public transport and other facilities; and

(iii) adequate amenity space is provided for residents; and

(iv) parking is adequate for staff, visitors and service vehicles, taking into account the accessibility of public transport; and

(v) for changes of use, the property is too large to reasonably expect its occupation by a single household.

Backland Development

5.5.31 In parts of Medway it is possible to find landlocked, vacant or neglected sites to the rear of existing residential properties. In some cases it may be acceptable to develop such “backland” for housing subject to a number of criteria. There will be a need to provide a proper means of access, suitable provision for parking and sufficient space between the existing and proposed buildings to preserve the amenity of the area and avoid overlooking. Sensitive design and landscaping will also be required, including the retention of any valuable existing natural features (such as trees). “Tandem” development, consisting of one house immediately behind another, sharing the same access, generally causes disturbance and loss of privacy to the house at the front and, therefore, proposals for such development will not be permitted. 

POLICY H9: BACKLAND AND TANDEM DEVELOPMENT

Backland development will be permitted only when it does not constitute piecemeal development that would threaten the comprehensive development of a wider area. Tandem development will not be permitted. Backland development will be permitted when:

(i) there is no loss of privacy from overlooking adjoining houses and/or their back gardens; and

(ii) there is acceptable vehicular access; and

(iii) there is no significant increase in noise or disturbance to adjacent residents from traffic using the access; and

(iv) existing natural features, such as trees, which contribute to the amenity of the area are retained or conserved; and

(v) there is adequate private amenity space for the existing and proposed dwellings; and

(vi) the character and amenity of the area as a whole is maintained.

Range of Housing

5.5.32 It is important to ensure that there is an appropriate mix of both house types and sizes to meet the needs of different types of households. This will encourage the development of mixed communities. This can be achieved by the allocation of a variety of size of housing sites, but also by ensuring that a mix of housing types are provided on all sites greater than one hectare. However, where higher density development is sought in response to policy H5, it is acknowledged that although a variety of house sizes can be provided, the variety of house types is likely to be restricted.

5.5.33 The provision of smaller dwellings, including flats, can help to meet the continuing demand from small households that will form a significant proportion of housing demand during the plan period. It will also provide cheaper accommodation and, because it will often be provided at higher densities within the urban areas, help to reduce the demand for the development of greenfield sites. 

POLICY H10: HOUSING MIX

On sites larger than one hectare, where residential development is acceptable in principal, the provision of a range and mix of house types and sizes will be sought. This will include smaller units of accommodation suited to the needs of one and two person households, the elderly or persons with disabilities and housing that can be adapted for such use in the future.

Residential Development in Rural Settlements

5.5.34 Those rural settlements that are of a size, form and structure to be considered villages can often acceptably accommodate minor development or redevelopment within their boundaries. For such larger rural settlements, village boundaries have been defined on the proposals map. These are intended to contain development within the existing built confines, to prevent sporadic development and the loss of valuable countryside. The boundaries have, therefore, generally been tightly drawn to exclude schools, playing fields, actively used allotments, working farms and larger gardens. In the few cases where areas of public or private open space have been included within the boundary, development will not be permitted in accordance with policy L3. 

POLICY H11: RESIDENTIAL DEVELOPMENT IN RURAL SETTLEMENTS

Unless the site is allocated for housing development in the local plan, or an exceptional justification can be made, housing development in the rural area will be restricted to minor development within the confines of the following villages and settlements, as defined on the proposals map:

(i) Allhallows
(ii) Lodge Hill Lane, Chattenden
(iii) Cliffe
(iv) Cliffe Woods
(v) Cooling
(vi) Cuxton
(vii) Grain
(viii) Halling
(ix) High Halstow
(x) Hoo St. Werburgh
(xi) Lower Stoke
(xii) Lower Upnor
(xiii) North Halling
(xiv) Upper Halling
(xv) Upper Stoke
(xvi) Upper Upnor
(xvii) Chattenden
(xviii)Lower Rainham.

5.3.35 Sites have been identified for new residential development (in addition to the minor development referred to in policy H11) at Lower Upnor, Hoo, Chattenden, Cuxton and Allhallows, and are included in policy H1.

Mobile Home Parks

5.5.36 Hoo Marina Park has been a mobile home park since the late 1960s and contains some 250 chalets. It is also a permanently licensed residential park. As such the Park is now a permanent home for all the residents of the chalets. The Kingsmead Mobile Home Park, situated to the south of Avery Way, Allhallows, is a permanent mobile home park with the benefit of a full planning permission. The site has provided low cost housing since 1961 and is quite different in character from the permanent housing at Allhallows itself.

5.5.37 Park homes help to provide affordable housing for a small, but significant, number of households. The council, therefore, wishes to retain mobile homes in the parks in order to maintain a continuing supply of affordable housing, although development for the benefit of the residents will normally be supported. The redevelopment of the chalets with conventional housing will not be permitted. 

POLICY H12: MOBILE HOME PARKS

Within Hoo Marina Park and the Kingsmead Mobile Home Park, as defined on the proposals map, development which would lead to the permanent loss of the mobile homes, or a reduction in the area available for their use, will not be permitted unless it is development ancillary to the use of the parks.

Gypsy Caravan Sites and Travelling Showpeople’s Quarters

5.5.38 Gypsies are defined in the Caravan Sites Act 1968 as:

“... persons of nomadic habit of life, whatever their race or origin, but (this) does not include members of an organised group of travelling showmen and persons engaged in travelling circuses, travelling together as such’’.

5.5.39 As with other groups within the community, gypsies have housing needs which the local plan needs to consider and for which provision needs to be made. These needs are usually different from other groups and frequently require three different types of sites:

• Sites for settled occupation.
• Temporary stopping places.
• Transit sites.

5.5.40 Specific advice relating to planning control and gypsy caravan sites is contained within the Department of Environment Circular 1/94 which deals with the need for a plan-led system in relation to gypsy site provision. The circular states that proposals for sites should continue to be determined solely in relation to land use factors. While gypsy sites might be acceptable in some rural locations, the granting of permission must be consistent with agricultural, archaeological, countryside, environmental and Green Belt policies. It further states that, as a rule, it will not be appropriate to make site provision in open areas where development is severely restricted such as Areas of Outstanding Natural Beauty, Sites of Special Scientific Interest and other protected areas.

5.5.41 Policy H8 of the adopted Kent Structure Plan requires that provision for gypsy sites should be made where there is an identified need in accordance with criteria established in Circular 1/94.

5.5.42 There is one gypsy site within Medway, located at Cuxton. Should there be a proven need, proposals for further sites will be assessed against a number of criteria, relating to locational, landscaping/mitigation and highways issues, together with the need for infrastructure provision. 

POLICY H13: GYPSY CARAVAN SITES AND TRAVELLING SHOWPEOPLE’S QUARTERS

Gypsy caravan sites and travelling showpeople’s quarters will be permitted when:

(i) the site is close to essential local services, including shops, public transport, schools, medical and social services; and

(ii) the site can be physically contained and adequately screened from surrounding land; and

(iii) there is compliance with agricultural, landscape, nature conservation and countryside policies; and

(iv) there is no adverse impact on nearby residential amenity or agricultural interests; and

(v) access arrangements are of a standard approved by the Highway Authority; and

(vi) there is adequate provision of power, water and sewerage.

5.5.43 There is currently a showman’s quarters at Station Road, Strood. Circular 22/91 advises that local planning authorities should bear the needs of showmen in mind in the preparation of local plans. If it can be demonstrated that such a need exists, advice on appropriate locations will be given in accordance with the general policies and the criteria within policy H13. 

5.6 Environmental Appraisal

5.6.1 In accordance with the guidance contained at paras. 4.16 to 4.22 of PPG12 “Development Plans” the policies in this chapter have been subject to environmental appraisal.

5.6.2 The non-site specific housing policies are on the whole sustainable. They encourage the reuse of brownfield sites and existing buildings, which are on the whole within the urban areas and, therefore, maintain open countryside. The policies encourage accessible housing at affordable values and serve to reduce vacancy rates. A mix of uses is promoted which is sustainable because it reduces the need to travel and assist local economies.

5.6.3 The majority of the sites within the site-specific housing policies safeguard agricultural land and maintain open countryside. Although some result in loss of open space and greenfield sites, a total of 58% of the allocated housing is on brownfield sites. This is in line with the Government’s 60% target. When existing permissions are taken into account, this figure rises to 80%. Many of the sites are urban and central which serves to reduce the need to travel, increase the convenience of walking and cycling and boost the local economy through encouraging a mix of uses. 

5.7 Monitoring Measures

5.7.1 Housing supply will be regularly monitored on an annual basis and measured against Kent Structure Plan housing requirements. The development of affordable housing will be monitored in conjunction with the housing division and the housing land supply study will be periodically updated. Key criteria in the successful achievement of the plan’s housing strategy will be:

(i) the maintenance of a continuous five year housing land supply;

(ii) the proportion of housing achieved on brownfield sites;

(iii) the implementation of the allocated sites;

(iv) the construction of 1,000 new affordable homes;

(v) the provision of a mix of housing types, sizes and ownerships.