Planning in Canterbury

Education Needs

The City Council will work with the Education Authority and other school and education providers to ensure that provision is made for educational needs, including those arising from new development. Provision may be secured through legal agreements.

Allotment Allocation

Land is allocated at Lime Kiln Road, Canterbury for a future allotments/community garden site, see Proposals Map (Inset 1)

Allotments

Permission will be granted for development proposals that involve the loss of existing allotment land and/or community garden land if both the following criteria are met: a. Demand for allotment land and/or community garden land within the locality no longer exists, or suitable alternative provision of allotment land, of comparable quality, can be made available locally; and b. The allotment land or community garden land is not suitable for, or not required to rectify any local shortages of, public outdoor playing space.

Social Infrastructure

Proposals for new buildings or uses for local communities to provide social infrastructure and community facilities will be encouraged and granted planning permission on the basis that any new building is appropriately designed and located, and highway safety and residential amenity would not be prejudiced.

Medical Health and Social Care Facilities

The City Council will support the provision of new medical, health and social care facilities subject to relevant design Policies of this Local Plan.

Village Services and Facilities

Within the villages, the City Council will permit the use or extension of existing residential properties or farm or other appropriate buildings such as village halls and churches, to provide convenience shops or other local services, unless there is an overriding conflict with other policies in the Local Plan.

Loss of Village and Community Facilities

The City Council will permit the loss of village and community facilities in the parishes, such as village halls, public houses, shops and post offices to other uses if it can be demonstrated that: a. The use is no longer viable, the business has been actively marketed for 2 years with no genuine interest or there is no longer a continuing demand for the use or facility; or, b. There is alternative provision for a similar type of use within an acceptable walking distance; and c. There would be no detrimental impact on the rural character and community.

Local Community Services

Provision shall be made to accommodate local community services within new residential development and mixed use developments. New community services should be located where they are accessible by walking or cycling and by public transport from the area they serve. Whenever practical they should be located within urban or local centre areas. The required funding for the community services and facilities shall normally be identified and agreed prior to grant of planning permission for residential and mixed use developments.

Loss of Community Buildings and Community Sites

Planning permission will be granted for development involving the loss of public or privately operated community buildings or sites, or uses for community purposes, if there is no demonstrable need for the use of the facilities within the locality, and it is demonstrated that other uses to serve the local community could not operate from the buildings or land.

Community Allocations

Land is allocated on the Proposals Map for community purposes on: Land south of Greenhill, Herne Bay Land at end of Vauxhall Avenue, Canterbury In this Policy, community purposes includes social and physical infrastructure provided to meet identifiable local need. This could include buildings for local groups and the community, playing fields, car and cycle parking, areas of open space, allotments, community gardens and affordable housing, depending on an assessment of local needs.

Health and Social Care Facilities

The City Council will seek to improve facilities and ensure that adequate provision is made for health and social care facilities arising from the impact of new development, and that appropriate mechanisms are secured through legal agreements to deliver these facilities.

Kent and Canterbury Hospital

Land is allocated adjacent to the Kent & Canterbury Hospital as shown on the Proposals Map (Inset1) for health-related development.

Cultural and Arts Facilities

Proposals for cultural or arts facilities will be encouraged, particularly where they are located within or close to town centres or public transport nodes or where new public places are created. The Council will encourage and grant planning permission for development that adds diversity to or improves the cultural development or heritage of the District. Such considerations will be subject to relevant design policies, Policy TCL4 and the environmental and traffic management implications. All large development proposals should seek to include public art as part of the overall design strategy.

Sustainable Design and Construction

All development should respond to the objectives of sustainable development and reflect the need to safeguard and improve the quality of life for residents, conserve resources such as energy, reduce/minimise waste and protect and enhance the environment. The City Council will require development schemes to incorporate sustainable design and construction measures, to show how they respond to the objectives of sustainable development. Sustainability statements will be required for all applications for major developments and for the strategic housing sites identified in Policy SP3. They should demonstrate how the proposal has responded to the objectives of sustainable development and had regard to the measures outlined in table D1. Energy statements should be submitted for all strategic development sites. Non-residential developments should meet a 'very good' BREEAM rating and provide evidence as to why an 'excellent' rating cannot be achieved. Development proposals should also show how measures outlined in any sustainable design guidance or SPD adopted by the City Council have been considered. New developments will also need to be resilient to climate change. Appropriate climate change adaptation measures, include flood resilient measures, solar shading and drought resistant planting, limiting water runoff, reducing water consumption and reducing air pollution.

Principles of Design

The distinctive character, diversity and quality of the Canterbury District will be promoted, protected and enhanced through high quality, sustainable inclusive design, which reinforces and positively contributes to its local context creating attractive, inspiring and safe places. Proposals for the development, which are of a high quality design, will be granted planning permission having regard to other plan policies and the following considerations: a. The character, setting and context of the site and the way the development is integrated into the landscape; b. The conservation, integration, extension, connection and management of existing natural and historic features including trees, hedgerows, pathways and boundaries to strengthen local distinctiveness, character, habitats and biodiversity; c. The visual impact including the impact on local townscape character and landscape and the skyline; d. High quality design solutions appropriate to the site; e. The form and density of the development including: the efficient use of land, layout, landscape, density and mix, building heights, scale, massing, materials, finishing and architectural details including proposed lighting schemes; f. The provision of visually interesting frontages at street level; g. The privacy and amenity of neighbouring buildings and future occupiers (including overshadowing, outlook and light); h. The provision of appropriate hard and soft landscaping; i. The impact of polluting elements, such as noise, dust, odour, light, vibration and air pollution from the development or neighbouring uses; j. The provision of appropriate amenity and open space; k. The safe movement of pedestrians, cyclists and cars within and around the proposed development; l. The Accessibility of buildings and places should meet the highest standards of access and inclusion; m. Parking arrangements having regard to the latest adopted vehicle parking standards; n. That the proposed development does not have a detrimental effect on the highway network in terms of congestion, road safety and air quality; and o. The compatibility of the proposed development with other adjacent uses.

Inclusive Design

The City Council will require developments to meet the highest standards of accessibility and inclusion. Developers should ensure that developments: a. Can be used and accessed safely and easily by all; b. Are convenient, welcoming and enjoyable to use independently without special treatment; c. Are flexible and responsive so that people can use them in different ways; d. Are realistic and recognise that one solution may not work for all. e. Can be adapted to the changing needs of users and environmental conditions. The City Council will expect 20% of homes on major developments and strategic sites to meet the accessibility and adaptable dwellings Regulation M4(2) of the Building Regulations (as amended).

Alterations and Extensions

The City Council will permit alterations and extensions to buildings which: a. Are compatible with the character of the original building in terms of design, layout, size, bulk, mass, height, choice of materials and position; b. Integration between different parts of the building to create coherent whole; c. Will not result in unacceptable loss of privacy to neighbouring properties; d. Will not create unacceptable overlooking or overshadowing to neighbouring properties; and e. Are not detrimental to the amenity and character of the locality and streetscape. Particular attention will be paid to ensuring that such new development or works to listed buildings and non-listed buildings in conservation areas do not damage their special architectural character.

Public Realm

In order to achieve high quality design of the public realm, development proposals will be expected to: a. Reinforce or enhance the established character of the area; b. Integrate with existing path, circulation networks and patterns of activity and permeability; c. Integrate with the existing landscape setting; d. Respond to contextual features and be locally distinctive; e. Contribute to a safe and secure environment; f. Be accessible and usable to people with varying mobility requirements; g. Create attractive, manageable, well functioning spaces within the site.

Public Open Space

In order to ensure that functional, visually successful public open space is created with a strong sense of place as part of new development, the City Council will expect developments to incorporate the following:- a. The retention and incorporation of public rights of way and the creation of a connected open space and pedestrian/cyclist circulation system related, where appropriate, to a landscape framework having regard to safety and security; b. The maximising of opportunities for all areas of the public realm to be subject to natural surveillance; c. The incorporation of landscape design to the frontage of development sites, particularly where they border principal roads; d. In order to improve the physical environment of the public realm the City Council will expect the promotion of public art, subject to appropriate consultative and planning considerations. Where new development changes or creates new public places, the City Council will encourage the provision of public art to be included as part of the proposal. e. Create opportunities for wildlife habitats and corridors where appropriate. Demonstrate how the management and maintenance of public open space will be continued long term.

Outdoor Lighting

Proposals for new outdoor lighting or new developments which include outdoor lighting will only be permitted where it can be demonstrated that: a. It has been designed to minimise light glare, light trespass, light spillage and sky glare through using the best available technology to minimise light pollution and conserve energy. b. It does not adversely impact residential amenity; c. It does not adversely affect sites of nature conservation interest and/or protected and other vulnerable species and heritage assets; d. It does not adversely impact on protected landscapes or those areas where darks skies are an important part of the nocturnal landscape; e. The lighting levels do not exceed the levels recommended by the ILE in the relevant environmental zone as set out in Appendix 5; f. It does not have an adverse impact on long distance views or from vantage points. In addition the City Council will expect proposals to demonstrate that they have had regard to the checklist set out in paragraph 8.95. For large developments involving outdoor lighting or those developments in or adjacent to sensitive locations, the City Council may require a Lighting Strategy to be submitted.

Shopfronts

Shopfronts which are of architectural and historic interest should be retained. The City Council will expect a high standard of design in new and altered shopfronts, blinds and security measures. Where new shopfronts are proposed they should: a. Create a fascia and shop window which is in character with the building itself, the upper floors and the surrounding street scene; b. Be correctly proportioned and be designed in an architectural style appropriate for the building and its context; c. Not result in a needless loss of architectural features; or d. Not introduce 'house styles' and materials which are out of character with the building and its surroundings. Where a shopfront with historic significance and value survives there will be a presumption in favour of its retention. If a new shopfront will form part of a group of original historic shopfronts its design should complement their character and quality.

Environmental Improvement Areas

The City Council will identify Environmental Improvement Areas within the Canterbury District. Within these areas the Council will seek environmental improvements that benefit physical and visual connections and enhance the environment through the use of, landscape and surface treatments, street furniture and signage. Opportunities for the integration of high quality public art should be pursued, and treatment of the public realm should be informed by the heritage values of the place, where appropriate.

Hadlow College

Land is identified at Hadlow College, Canterbury for retention for education purposes.

Whitstable Harbour

Developments within the Whitstable Harbour area as shown on the proposals map should have regard to the Whitstable Harbour Strategic Plan, to sustain a working harbour with an appropriate balance of operational and non-operational uses that are compatible with the maintenance of the operational capability of the harbour, subject to appropriate design and access considerations. Proposals that support this broad strategy will normally be permitted. Proposals will also need to be considered against Policy TCL10.

University of Kent

Within the campus of the University of Kent, identified on the proposals map, the City Council will support development of educational buildings for teaching and office space; student accommodation; business accommodation (compatible with the University's role in research and development and business innovation); sports facilities and other facilities directly related to the University's core business. The City Council will expect a masterplan to be prepared for the whole identified campus site, prior to any significant development within the site. Such a masterplan should maintain the campus character of the university; respect the setting of the site in the wider countryside; identify the key uses and their disposition within the site and any relocation of uses within the wider campus area. It should also set out a landscape and biodiversity strategy for the whole site. Significant development proposals at the University will be subject to updating of the University's Transport Impact Assessment and a review of the University Travel Plan. The City Council will grant planning permission for educational and ancillary uses within the campus boundary; subject to design, siting, transport and access considerations.

Canterbury Christ Church University

Land is identified at North Holmes Road to permit the intensification or redevelopment of the main site for higher education purposes. The Council will also support the development of new facilities for Canterbury Christ Church University in suitable locations within the urban area of the city, for managed student accommodation and for teaching and general office accommodation. Any new proposals for the main site, or other larger sites in the City should be accompanied by a development strategy to support the proposals and a Transport Plan to demonstrate how any additional activity can be catered for in transport terms.

Employment Land Allocations

The following sites are identified and protected for business purposes, under use classes B1 and B8 (except where otherwise specified): Site Area | Site | Area 3.45ha | Innovation Centre, University of Kent* | Canterbury 1.4ha | Broad Oak Road/ Vauxhall Road 2.2ha | Land at Sturry Road** 7.9ha | Eddington Lane (3 sites) | Herne Bay 7ha | Altira Park 0.2ha | Metric Site 2.5ha | Land at Joseph Wilson Business Park | Whitstable 1ha | Canterbury Business Park (Highland Court) | Rural areas On these sites, a small proportion of non-Class B business uses will be permitted, provided need is proven and the majority of the site is still utilised for Class B1 and B8 uses. Non Class B1 and B8 uses will be permitted if they are not provided for elsewhere in the Plan and will not compromise the primary business use of these sites. *Class B1 only **Allocated for Use Classes B1 (business), B8 (storage & distribution) including trade counters, D1 (non-residential institutions) and D2 (assembly and leisure) and certain "sui generis" uses, such as car showrooms, where the anticipated nature and level of traffic generation would not undermine the wider transport objectives in this area. Subject to the same caveat, a mix of these uses or an element of A3/A4 uses might also be acceptable.

Other Rural Businesses

The City Council will grant planning permission for the conversion of existing rural buildings, and well-designed new buildings and premises, that support the development and expansion of rural business in suitable locations in the rural areas, as follows: a) Preferably, in or on the edges of existing settlements; b) Conversions of existing buildings for business or tourism uses, including accommodation; c) Particular care should be exercised in the design of buildings and premises, where permitted within the Kent Downs Area of Outstanding Natural Beauty, or where it involves the conversion of an historic building; d) Access and parking provisions are acceptable and the use does not significantly increase traffic to the detriment of the area or highway safety; e) There is no detrimental impact on landscape interests, protected species, sites or features of nature conservation interest or on sites of architectural or historic importance, or their settings where appropriate; and f) There is no detrimental impact on residential amenity. The City Council will support proposals that would not result in the loss of existing business premises that provide essential services to the rural areas.

Other Business Uses

The Council will support the development of premises for non-class b uses, (including hotels and leisure uses, health & social care) and other uses where they are significant in terms of the local economy, and education uses not addressed through other policies in the Plan. Such uses will be permitted, including on allocated business sites, subject to the provisions to Policy EMP1 and the following criteria: a. Not being contrary to Local Plan policies relating to landscape and nature conservation; b. There not being significant transport impacts that cannot be mitigated; c. There not being unacceptable disturbance to residential amenity; and d. The development not resulting in the loss of sites allocated for other forms of development.

Town Centre Offices

The Council will grant planning permission for the use of upper floors of retail and commercial premises in town centres for office uses in Classes B1 and A2, subject to environmental, conservation and transport considerations being assessed as acceptable, and the premises not being considered more suitable for residential use in line with Policy HD9.

Protection of Employment Sites

To support the wider economic strategy for the District, the Council: (a) will only permit the loss of existing or allocated employment sites, as identified on the Proposals Map where: It would be in compliance with the non-Class B provisions of Policy EMP1; Part redevelopment for other uses would trigger the development of one of the district's other key employment sites identified in the Plan; It would secure the reinvestment of an existing significant employer within the district; or It would meet identified community needs where no alternative provision is made in this plan. (b) will support the in-situ expansion and extension of existing businesses onto adjoining land, unless there is a significant environmental, amenity, landscape, transport or other planning reason why the expansion should not be supported. (c) will permit the change of use of office accommodation in the district to other uses, in the following circumstances: The building is to be used for other business purposes in accordance with the Council's wider economic strategy, such as for higher education purposes needing office space. Where planning consent is granted for higher education purposes, planning conditions will be applied to control future uses; or The property is a listed building or is of significant architectural or historic merit and the proposal will ensure the long term retention of the building; or The change of use would enable an existing business to invest and expand by relocating to a more appropriate site elsewhere in the District; and The accommodation needs of the existing occupiers have been met directly through the provision of appropriate floorspace in new development elsewhere in the District.

Home-based Business

The creation of a workplace within a dwelling, or through the adaptation of suitable outbuildings within a residential curtilage, will be permitted where the character and amenity of the building, neighbouring dwellings and the area, is maintained by: a) Limiting the type and level of activity, including the hours of work, and visits and deliveries, to that consistent with the residential amenity of the area; b) Preventing any harmful future intensification; and c) Limiting any advertisement to a small discreet sign or notice.

Renewable and Low Carbon Energy Production Development (apart from wind energy development)

Proposals for the utilisation, distribution and development of renewable and low-carbon sources of energy, including freestanding installations, will be encouraged in appropriate locations. In considering such proposals, the Council will give significant weight to their environmental, community and economic benefits, alongside consideration of public health and safety and impacts on biodiversity, air quality, landscape character, the historic environment and residential amenity of the surrounding area and the protection of the best and most versatile agricultural land. Specific considerations are outlined in Policy DBE2. Permission will only be granted for large scale or commercial renewable and low carbon energy installations and associated equipment and buildings if there are commitments to ensure their removal after the use has ceased and land restored to its previous use and, where relevant, productive condition. Until suitable sites are allocated for wind energy development any applications for wind farms or wind turbines will be assessed in accordance with the Written Ministerial Statement (HCWS42) and the briefing paper Planning for Onshore Wind (House of Commons, June 2016).

Reducing Carbon Emissions From New Development

Development in the Canterbury District should include proportionate measures to reduce carbon and greenhouse gas emissions (as outlined table D1 and Policy DBE1) As well as incorporating measures to reduce carbon emissions development proposals shall show how they have taken account of landform, layout, building orientation, massing and landscaping to minimise energy consumption.

Local/District Renewable and Low Carbon Energy and Heat Production Schemes

Strategic Sites (as shown on the Proposals Map) and other sites over 200 units, health facilities, education institutions and schools or substantial commercial developments should provide site wide local renewable or low carbon energy and/or heat generation schemes such as gas fired Combined Heat and Power (CHP). If a local renewable/low carbon scheme or district heating scheme is not proposed it will need to be demonstrated that the provision would not be viable or feasible, or it can be demonstrated that an alternative carbon reduction strategy would be more appropriate.

Renewable Energy

In determining applications for the development of renewable or micro-generation equipment (apart from wind energy development), the City Council will expect applicants to: a. Avoid any significant adverse impacts (visual, noise and amenity impacts); b. Have given weight to the environmental, social and economic benefits; c. Have minimised the visual impacts by providing the optimum layout and design of the development including screening; d. Ensure that the development will not have a significant adverse effect on the amenity of local residents; e. Ensure that the installation would not have an adverse cumulative impact on the environment; f. Show there is no adverse impact on heritage assets (Policy HE1); g. Demonstrate that there is no significant impact on the landscape setting, habitats, biodiversity, wildlife or designations such as the AONB, AHLV, Ramsar, SACs or SPAs as outlined in Chapter 10; h. Ensure protection of the best and most versatile agricultural land unless it is demonstrated that it is necessary and no alternative poor quality land is available. It should be noted that wind energy development will be assessed in accordance with the Written Ministerial Statement (HCWS42) and the briefing paper Planning for Onshore Wind (House of Commons, June 2015) until sites can be allocated and relevant policies developed in either a review of the Local Plan or a specific Development Plan Document.

Agricultural Land

The City Council will seek to protect the best and most versatile farmland for the longer term. Where significant development of unallocated agricultural land is demonstrated to be necessary to meet a housing, business or community need, planning permission may be granted on best and most versatile land if a suitable site within the urban area or on poorer quality land cannot be identified.

Coastal Protection Zones

A Coastal Protection Zone is defined on the Proposals Map (Insets 3 and 5), and in this area planning permission for new development will normally be refused.

Sustainable Drainage Systems

All development applications should include drainage provision. This will ensure that surface water is appropriately controlled within the development site, manage flood risk on-site and off-site, and not exacerbate any existing flood risk in the locality. Within major development sustainable drainage systems that deliver other benefits, such as biodiversity, water quality improvements and amenity, are expected to be included, except where they are demonstrated to be inappropriate. All developments should achieve as close to possible to the City Council's stipulated greenfield runoff rates, mimic natural flows and drainage pathways and ensure that surface water run-off is managed as close to its source as possible using the following hierarchy: 1. Discharge into the ground 2. Discharge to a surface water body 3. Discharge to a surface water sewer, highway drain or other drainage system. 4. Discharge to a combined sewer where there are absolutely no other options, and only where agreed in advance with the relevant sewage undertaker. Any drainage scheme must manage all sources of surface water, including exceedance flows and surface flows from offsite, provide for emergency ingress and egress and ensure adequate drainage connectivity. It will not be acceptable for surface water runoff to enter the foul water system. SuDS or other appropriate measures should: a. Maintain public safety; b. Provide sufficient attenuation to surface water flows as appropriate; c. Ensure that there is adequate treatment of surface water flows, such that there is no diminution in quality of any receiving watercourse; d. Ensure protection of groundwater; and e. Provide or enhance wetland habitat and biodiversity where possible. On major and strategic developments it should be shown how this infrastructure will be delivered over the different building phases to ensure that schemes are delivered as envisaged and that ongoing and future flood risk is managed. Approval of the design and long term management and maintenance of SuDS will be required prior to the development commencing.

Water Quality

The City Council will require that new development incorporates well designed mitigation measures to ensure that the water environment does not deteriorate, both during construction and during the lifetime of the development. Furthermore, the City Council will seek to ensure that every opportunity is taken to enhance existing aquatic environments and ecosystems. This will include the restoration of natural river features (including riverbanks) and removal of barriers to fish passage when appropriate opportunities arise. Any new development should not compromise Water Framework Directive objectives.

Water Resources

The City Council will ensure that development is phased using appropriate time scales for the construction of any necessary water and/or wastewater infrastructure associated with development proposals. The City Council will consult in detail with water companies and the Environment Agency to ensure the need for new water services infrastructure is understood and planned for. All new housing or commercial development will need to incorporate suitable arrangements for the disposal of foul water into a sewerage system, at the nearest point of adequate capacity, in consultation with the service provider. Development should minimise water use as far as practicable by incorporating appropriate water efficiency and water recycling measures. In new homes, the City Council will seek a required level of 110 litres maximum daily allowable usage per person in accordance Regulation 36(2)(b) of the Building Regulations 2010 (as amended).

Flood Risk

Development proposals within Flood Zones 2 and 3 and sites larger than 1 ha in Flood Zone 1 shall be subject to a Flood Risk Assessment. The Flood Risk Assessment shall be in accordance with the Council's Drainage Impact Assessment Guidance Note and Strategic Flood Risk Assessment, including the requirement for a contribution towards any necessary new flood defence or mitigation measures. Where relevant, the assessment should also address the risk of flooding from surface water, groundwater and ordinary watercourses. Where there is evidence that water from these sources ponds or flows over the proposed site the assessment should state how this will be managed and what the impact on neighbouring sites will be. Measures identified to mitigate effects shall be installed and maintained at the developers' own expense or put into a management company to ensure their long term retention, maintenance and management. Other flood resilient and/or resistant measures may also be required, and their provision will be informed by the findings of a submitted Flood Risk Assessment.

Flood Zones

On sites that have not been previously developed within the Environment Agency's Zones 2 and 3, new development will only be permitted if it can be demonstrated that it satisfies the requirements of the Sequential Test and, where required, the Exception Test. Extensions to existing property and change of use must meet the requirements of flood risk assessments.

Minor Development and Development of Previously Developed Land Within Flood Zones

Minor infill development and development on previously developed land within Zones 2 & 3 as defined by the Environment Agency as shown on the Proposals Map (see also all insets), will be permitted subject to the provisions of other Local Plan policies. Each case shall be treated on its own merits on the particular circumstances that apply having regard to the risks attached.

Overtopping Hazard Zone

Within the overtopping hazard zone as shown on the Proposals Map Inset 5, no development will be permitted.

Coastal Change Seasalter

Replacement dwellings outside the urban boundary at Faversham Road, Seasalter, will not be permitted. Extension to existing dwellings will only be permitted where there is an exceptional justification.

Coastal Change Reculver

The Council will work with partners, including Thanet District Council, the Environment Agency, Natural England, Historic England and landowners to investigate and define (if necessary) a Coastal Change Management Area at Reculver, to include the likely extent of coastal retreat. Any development or management proposals in this area must be mindful of possible coastal change, flood risk, impact on future wetland habitat enhancements, and public safety.

New Agricultural Buildings

The City Council will permit proposals for new agricultural buildings, structures or development subject to the following criteria: a) It has been demonstrated to the satisfaction of the Council, by means of a supporting statement, that there is an economic need for the development; b) The proposal avoids harm to its physical setting by its siting, scale, design, materials and external colours; c) Where existing buildings are of architectural or historic importance any extensions should respect their existing design and use of materials; and d) There is no detrimental impact on landscape interests, protected species, sites or features of nature conservation interest, Area of Outstanding Natural Beauty or on sites of archaeological or historical importance. Where appropriate, new landscaping should be provided to further reduce the visual impact of the new building and this should reflect the character of the surrounding area.

Horse-related Development

Development proposals relating to the keeping and riding of horses will be granted planning permission where: a) Development is of an appropriate scale, design and intensity with its surroundings; b) There is no detrimental impact on landscape interests, protected species, sites or features of nature conservation interest or on sites of archaeological or historical importance; c) Access and parking provisions are acceptable and the use does not significantly increase traffic to the detriment of the rural area or highway safety; d) Buildings are of good quality design and are sited to avoid an adverse impact on the wider landscape; e) There is no adverse impact upon residential amenity; f) Lighting should be kept to the minimum necessary to serve the unit, and should be designed so as not to impact on neighbouring properties or the wider countryside; and g) The proposed means of enclosure are sympathetic to the character of the adjoining countryside. In the Kent Downs Area of Outstanding Natural Beauty, proposals should take into account the guidance provided by the Kent Downs AONB unit.

Kent Downs Area of Outstanding Natural Beauty

High priority will be given to conservation and enhancement of natural beauty in the Kent Downs Area of Outstanding Natural Beauty (AONB) and planning decisions should have regard to its setting. Major developments and proposals which conflict with the objective to conserve and enhance the AONB, or that endanger tranquillity, will not be permitted except in exceptional circumstances where it is demonstrated to be in the public interest, the need is shown and any detrimental effect is moderated or mitigated. In considering proposals for development within the AONB, the emphasis should be on proposals that are sustainably and appropriately located and designed to enhance the character of the AONB. The City Council will grant proposals which support the economy and social well being of the AONB and its communities, including affordable housing schemes, provided that they do not conflict with the aim of conserving and enhancing natural beauty by addressing location, scale, form, high quality design, materials and mitigation and have regard to the advice set out in the Kent Downs AONB Management Plan, and its supporting guidance. Proposals will be encouraged where they facilitate the delivery of the statutory Kent Downs AONB Management Plan and are desirable for the understanding and enjoyment of the area.

Trees, Hedgerows and Woodland

Development should be designed to retain trees, hedgerows and woodland that make an important contribution to the amenity of the site and the surrounding area and which are important to wild flora and fauna. New development should incorporate trees in areas of appropriate landscape character, to help restore and enhance degraded landscapes, screen noise and pollution, provide recreational opportunities, help mitigate climate change and contribute to floodplain management. The value and character of woodland and hedgerow networks should be maintained and enhanced, particularly where this would improve the landscape, biodiversity or link existing woodland habitats. This will be achieved by: a. Incorporating tree planting as an integral element of landscaping schemes where this is in keeping with the landscape character of the area; b. Protecting ancient woodland, ancient trees and 'important' hedgerows from damaging development and land uses; c. Promoting the retention and effective management, and where appropriate, extension and creation of new woodland areas and hedgerows; d. Promoting and encouraging the economic use of woodlands and wood resources, including wood fuel as a renewable energy source; e. Promoting the growth and procurement of sustainable timber products; and f. Promoting the retention, enhancement and extension of existing hedges. The City Council will refuse planning permission for proposals that would threaten the future retention of trees, hedgerows, woodland or other landscape features of importance to the site's character, an area's amenity or the movement of wildlife, unless: The need for, and benefits of, the development in that location clearly out-weigh the loss; and, Adequate mitigation and compensation measures can be agreed with the City Council and are fully implemented by the developer.

The Blean Complex

The City Council will support projects that restore, enhance and connect the valued woodland habitat complex of the Blean. The Council will give particular support to projects that benefit the landscape through sensitive and traditional woodland practices and which support the timber market and wider local economy. The City Council will refuse proposals for development that would result in the loss, deterioration or damages the character and integrity of the Blean Complex. Development should provide opportunities for biodiversity improvement within the identified Biodiversity Improvement Areas.

Seasalter

The Seasalter marshes, designated of national and international conservation importance within The Swale Site of Special Scientific Interest (SSSI), are the largest area in unfavourable ecological condition in the North Kent Marshes Environmentally Sensitive Area. The City Council will strongly support projects to restore, enhance and extend the ecological value of this area and promote the extension of Seasalter Levels Local Nature Reserve to the wider area shown on the Proposals Map.

River Corridors

Development shall show how the environment within river corridors and river catchments, including the landscape, water environment and wildlife habitats, will be conserved and enhanced. Supply of water, treatment and disposal of waste water and flood risk management should be shown to be sustainable and deliver environmental benefits, within the water environment.

Areas of High Landscape Value

The following Areas of High Landscape Value are defined on the Proposals Map and Inset Maps: a. The North Kent Marshes; b. The North Downs; c. Blean Woods; d. Wantsum Channel; e. Canterbury (the valley of the River Stour around Canterbury). Within these areas, development will be considered in relation to the extent to which its location, scale, design and materials would impact on or protect the local landscape character and enhance the future appearance of the designated landscape and its heritage and nature conservation interest. Development proposals that support the landscape character (including settlement character), and have no significant impact upon historic setting, archaeological or nature conservation interests, where relevant, will be permitted. Within the Canterbury AHLV, development proposals should have particular regard to the historic setting of the City and the World Heritage Site.

Undeveloped Coast

Development that does not detract from the unspoilt scenic quality or scientific value of the undeveloped coast as shown on the Proposals Map will be permitted.

Landscape Character Areas

Proposals for development, and associated land use change or land management, should demonstrate that they are informed by, and are sympathetic to, the landscape character of the locality. In considering development proposals, the City Council will take every opportunity to reinforce, restore, conserve or improve, as appropriate, the landscape character of the area in which development is proposed. Development will be permitted if the following criteria are satisfied: a. Development would be appropriate to the economic and social wellbeing of the area; b. The site selection can be adequately justified, with the siting of development minimising the impact; c. Development would safeguard or strengthen tranquillity, features and patterns that contribute to the landscape character and local distinctiveness of the area; d. The scale, design, materials and landscaping measures are appropriate and would lead to an enhancement of the character of the landscape; and e. Development will promote maintenance, enhancement, and restoration of biodiversity as appropriate in accordance with policy LB9. All development should take into account the sensitivity of the particular landscape to accommodate change. Development, or associated land use change or land management, which does not significantly adversely affect the landscape character of an area, will normally be allowed. The development should have regard to the Canterbury Landscape Character and Biodiversity Appraisal to identify the character areas and features affected.

Sites of International Conservation Importance

Sites of international nature conservation importance must receive the highest levels of protection. No development will be permitted which may have an adverse effect on the integrity of an SAC, SPA or Ramsar site, alone or in combination with other plans or projects, as it would not be in accordance with the Habitat Regulations 2010 (as amended) and the aims and objectives of this Local Plan. Where a plan or project's effects on a SAC, SPA or Ramsar site, alone or in combination, cannot be screened out during Habitat Regulations Assessment as not likely to be significant, an Appropriate Assessment in line with the Habitats Regulations 2010 (as amended) will be required. Any development (plan or project) considered likely to have a significant effect on a SAC, SPA or Ramsar site will need early consultation with Canterbury City Council and any other appropriate Statutory Consultee or authority as to the likely impacts and to identify appropriate mitigation as necessary. Where mitigation measures are agreed by the City Council, the development will be required to fund and/or implement such mitigation measures. Any residual impacts may still require in-combination assessment. In the event that the City Council is unable to conclude that there will be no adverse effect on the integrity of any internationally designated site, the plan, or project will be refused unless the tests of no alternative sites and the imperative reasons of overriding public interest in accordance with Regulation 62 of the Habitats Regulations 2010 (as amended) are proven.

Sites of Special Scientific Interest

Planning permission will not normally be granted for development which would materially harm the scientific or nature conservation interest, either directly, indirectly or cumulatively, of sites designated as a Site of Special Scientific Interest (SSSI), National Nature Reserve (NNR) and Marine Conservation Zones (MCZ) for their nature conservation, geological, or geomorphological value. Support will be given for enhancement. Development that affects a Site of Special Scientific Interest or associated National Nature Reserve will only be permitted where an appraisal prepared by an appropriate specialist has demonstrated that: a. The objectives and features of the designated area and overall integrity of the area would not be compromised, or b. Any adverse effects on the qualities for which the area has been designated which cannot be avoided (through locating on an alternative site with less harmful impacts) or adequately mitigated, are clearly outweighed by social or economic benefits of national importance and a compensatory site of at least equal value is proposed. Enhancement measures are required to accompany any development proposal in order to ensure ongoing benefits for biodiversity.

Locally Designated Sites

Development or land-use changes likely to have an adverse effect, either directly or indirectly, on: a. Local Wildlife Sites; b. Local Nature Reserves; or c. Regionally Important Geological / Geomorphological Sites will be permitted if the justification for the proposals clearly outweighs any harm to the intrinsic nature conservation and/or scientific value of the site. Where development is permitted on such sites, careful site design should be used to avoid any negative impact. Where negative impact is unavoidable, measures should be taken to ensure that the impacts of the development on valued natural features and wildlife have been mitigated to their fullest practical extent. Where mitigation alone is not sufficient, adequate compensatory habitat enhancement or creation schemes will be required. Any application affecting locally important sites will be expected to demonstrate enhancement measures to benefit biodiversity.

Landscape Scale Biodiversity Networks

New development will need to show how it will: a. avoid the fragmentation of existing habitats and support the creation of coherent ecological networks through both urban and rural areas; and b. retain, protect and enhance notable ecological features of conservation value such as ancient woodland, neutral grassland, hedgerows, trees, wetlands, river corridors and other water bodies, and habitats that offer breeding or feeding sites of local importance to populations of protected or targeted species. Lighting that has been sensitively designed to minimise disturbance to protected species and their food sources (e.g. low level, directed, warm, tinted lighting) will be permitted. c. protect opportunities for improving connectivity of habitats in strategically important Biodiversity Opportunity Areas. Strategic opportunities for biodiversity improvement will be actively pursued within the Biodiversity Opportunity Areas.

Protection, Mitigation, Enhancement and Increased Connectivity for Species and Habitats of Principal Importance

All development should avoid a net loss of biodiversity/nature conservation value and actively pursue opportunities to achieve a net gain, particularly where: 1. There are wildlife habitats/species identified as Species or Habitats of Principal Importance; 2. There are habitats/species that are protected under wildlife legislation; 3. The site forms a link between or buffer to designated wildlife sites. This will be secured by: a. Ensuring that a development site evaluation is undertaken to establish the nature conservation value of the proposed development site. Developers will be expected to carry out appropriate ecological survey/s and present outline proposals for mitigation and enhancement prior to the determination of a planning application. Planning permission will be granted where the City Council is satisfied that the avoidance and mitigation measures proposed can give an effective means to conserve, enhance the habitat or species and represent an appropriate response to the habitat or species interest of the site. Where on-site mitigation is not possible, as a last resort, compensatory habitat enhancement, creation schemes or other measures will be required to ensure that the impacts of the development on valued natural features and wildlife have been offset to their fullest practical extent. In some cases, where wildlife impacts are significant, it may be necessary to find an alternative location for the development. If a suitable location cannot be found the application may be refused. For European protected species, planning permission will only be granted where the three tests set out in the Habitats Regulations 2010 (as amended) are satisfied. b. Delivering positive opportunities for habitat restoration and creation through the development process: identifying, safeguarding and managing existing and potential land (or landscape features of major importance for wild flora and fauna) for nature conservation as part of development proposals, particularly where a connected series of sites can be achieved. Development which may harm (either directly or indirectly) Habitats or Species of Principal Importance will be permitted if: There are no reasonable alternatives and there are clear demonstrable social or economic benefits of the development which clearly outweigh the need to safeguard the site or species; and Adequate mitigation, compensation and enhancement measures are scheduled in advance of development, when damage to biodiversity interests are unavoidable. Over the long term the mitigation area is secured, to ensure that the site is protected against future development. The management of the habitats and funding for its implementation are provided by the applicant to ensure the habitats or populations of species are conserved and enhanced in the long term. The full implementation of the mitigation measures must be secured as part of any planning permission.

Local Green Space

The following sites are designated as Local Green Space: Size/ha | Settlement | Address | Site 2.53 | Whitstable | Joy Lane | Prospect Field 1.54 | Whitstable | Columbia Avenue | Columbia Avenue Recreation Ground Proposals that protect or enhance these Local Green Spaces will be permitted. Development proposals that would impact upon or change the character of the Local Green Space will be permitted where very special circumstances can be shown; such as: 1. The construction of a new building for one of the following purposes: essential facilities for outdoor sport or recreation, allotment use or community uses that do not conflict with the purpose of the Local Green Space; 2. The extension or alteration of an existing building provided it does not result in disproportionate additions; 3. The re-use or replacement of existing buildings, provided that uses do not conflict with the character of the Local Green Space and any replacement building is not materially larger; and 4. The carrying out of engineering or other operations required for public safety. 5. Buildings for agriculture and forestry.

Loss of Open Space

Development which would involve the loss of open spaces and play areas provided as part of new residential developments which contribute to the visual or recreational amenity of the area will be refused.

Outdoor Space Provision

New housing development shall make provision for appropriate outdoor space, including semi-natural areas, strategic urban parks and green corridors, amenity greenspace, children's play areas, open space for sport, allotments or community gardens proportionate to the likely number of people who will live there. Where the development does not allow for the provision of such open space on site, developers will be expected to make financial contribution towards the provision of new, or improvement of open space or recreational facilities elsewhere in the locality, through entering into a legal agreement or another suitable mechanism.

Green Infrastructure

Proposals for new development should ensure that: a. Green infrastructure is planned, designed and managed to conserve and enhance the distinctive character and special qualities of, rural and urban landscapes, and the identity of settlements. Where feasible as part of all new developments and proposals, developers will need to establish and extend green space networks as corridors for movement by foot and cycle, as havens for wildlife and natural habitats and for leisure, amenity and recreational use. Where practicable green linkages should be encouraged from within existing settlements to the open countryside. b. Existing open space is conserved and enhanced as part of these networks, which where possible, should extend through major new development sites and connect directly with community facilities, employment areas and transport hubs in order to deliver sustainable development and support the health and well-being of residents.

Riverside Strategy

Land identified on the Proposals Map (Inset 1 and 2), as Open Space and Riverside Path, along the River Stour corridors in Canterbury City will be protected from development to enable its future use and contribution towards the riverside corridor, having regard to the Riverside Strategy.

Playing Fields

Proposals for development, which would result in the loss, in whole or in part, of playing fields will only be permitted if: a. The site has first been considered for other sport, recreation or community uses; and b. It has been demonstrated that the playing field is surplus to requirements having regard to the City Council's Open Space Strategy; or c. There is an overriding need for the proposed development which outweighs the loss of the playing fields and the loss would be replaced by equivalent or better provision in terms of quantity and quality in a suitable location; or, d. The development is for a small part of the site; where it has been demonstrated that it will result in enhanced sport and recreational facilities.

Greenhill

Land is allocated at Greenhill, Herne Bay, as shown on the proposals map (inset 3), for public playing fields.

Swalecliffe

Land is allocated adjacent to St Augustines Business Park, Swalecliffe, as shown on the proposals map (Inset 5), for junior football pitches.

Stuppington Lane

Land is allocated at Stuppington Lane, Canterbury as shown on the Proposals Map (Inset 1) for informal public recreational uses including public playing fields.

Green Gaps

Within the Green Gaps identified on the Proposals Map (see also Insets 1,3 and 5) development will be permitted where it does not: a. Significantly affect the open character of the Green Gap, or lead to coalescence between existing settlements; b. Result in new isolated and obtrusive development within the Green Gap. Proposals for open sports and recreational uses will be permitted subject to there being no overriding conflict with other policies and the wider objectives of the Plan. Any related built development should satisfy criteria (a) and (b) above and be kept to a minimum necessary to supplement the open sports and recreation uses, and be sensitively located and of a high quality design.

Herne Bay and Whitstable Green Gap

Within the Herne Bay and Whitstable Green Gap identified on the Proposals Map (Insets 3 and 5), development will be permitted where it does not: a. Result in a material expansion of the built up confines of the urban areas of Herne Bay or Whitstable; or b. Significantly affect the open character or separating function of the Green Gap; and c. Result in new isolated development within the Green Gap In those areas within the green gap where education, outdoor leisure uses or allotments are promoted, planning permission will be granted where in addition to the considerations set out in (a) to (c) above, built development shall be incidental, necessary to the function of those uses and located to have a minimal impact upon the open character of the green gap and provided there is no overriding conflict with other Policies of this Local Plan.

Sports and Recreation in the Countryside

Proposals for sports and recreation facilities in the countryside will be permitted where: a. They are well related to an existing settlement; b. There is no detrimental impact on landscape interests, protected species, sites or features of nature conservation interest or on sites of archaeological or historical importance; c. There is no adverse impact upon residential amenity; d. Access and parking provisions are acceptable, the use does not significantly increase traffic to the detriment of the rural area or highway safety and the site is accessible by a range of transport modes; e. Buildings and other related development are well designed, appropriate in scale and function to the use of the land and sensitively located to retain the openness of the area; f. The rural character of the area is safeguarded.

Protection of Existing Open Space

Proposals which would result in the loss of protected existing open space as shown on the Proposals Map (all Insets), will be permitted if: a. There would be no material harm to the contribution the protected open space makes to the visual or recreational amenity of the area; and b. The open space has been assessed by the City Council as making no positive contribution to its overall strategy on open space. c. Where there would be material harm, this would be balanced against demonstrable need for the development; d. There is no alternative site available to accommodate the proposed development, and any harm that might result from the development could be offset by the provision of other open space of comparable quality, size, character and usability in a suitable location.

Strategic Access Management and Monitoring (SAMM) Mitigation Measures for the coastal Special Protection Areas and Ramsar sites

No development will be permitted which may have an adverse effect on the integrity of the coastal sites being the Thanet Coast and Sandwich Bay SPA or Ramsar and Swale SPA and Ramsar, alone, or in combination with other plans or projects, through an increase in recreational disturbance on the over-wintering bird populations for which these sites are designated. As such, the strategic development sites identified in the Plan and any other developments within the identified Zone of Influence, as shown on the District Proposals Maps (Thanet Coast and Sandwich Bay SPA 7.2km and the Swale SPA 6km), which would lead to an increase in recreational disturbance, are required to fund, in-perpetuity, access management and monitoring measures to mitigate these impacts, including: (1) Wardening of the coastal SPA and Ramsar sites, signage and interpretation and increased education; and, (2) Ongoing monitoring and surveys of the sites, particularly with regard to visitors and bird numbers, which will be linked to the wardening programmes; and, (3) Any other measures shown to be required or appropriate to mitigate the effects of development; for example, provision of additional natural green space could form part of the mitigation in addition to any contributions made. (4) Contributions will be made having regard to the guidance prepared by the City Council. Any tariff will comprise a one off payment incorporating a levy for annual expenditure to operate the mitigation strategy and a portion for capital investment to fund wardening and mitigation measures in-perpetuity.

Air Quality

Development that could directly or indirectly result in material additional air pollutants and worsening levels of air quality within the area surrounding the development site or impact on the existing Air Quality Management Area will not be permitted unless acceptable measures to offset or mitigate any potential impacts have been agreed as part of the proposal. An air quality assessment will be required if the proposal is likely to have a significant effect taking account of the cumulative effects on individual sites.

Potentially Polluting Development

When granting planning permission for development which could potentially result in pollution, the City Council will impose conditions or seek agreements to ensure subsequent mitigation measures are undertaken.

Historic Environment and Heritage Assets

The City Council will support proposals which protect, conserve and enhance the historic environment and the contribution it makes to local distinctiveness and sense of place. Proposals that make sensitive use of historic assets through regeneration and reuse, particularly where these bring redundant or under-used buildings and areas into an appropriate use, will be encouraged. Development must conserve and enhance, or reveal, the significance of heritage assets and their settings. Development will not be permitted where it is likely to cause substantial harm to the significance of heritage assets or their setting unless it is necessary to achieve substantial public benefit that would outweigh the harm or loss, or all of the following apply: - the nature of the heritage asset prevents all reasonable uses of the site; and, - no viable use of the heritage asset itself can be found in the medium term through appropriate marketing that will enable its conservation; and, - conservation by grant-funding or some form of charitable or public ownership is demonstrably not possible; and, - the harm or loss is outweighed by the benefit of bringing the site back into use. Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use. Any development affecting directly, or the setting of, a listed or locally listed building, Conservation Area, Scheduled Monument, registered park or garden, historic landscape, or archaeological site will be required to submit a Heritage Statement with any Planning Application. The statement will need to outline and provide evidence as to the significance of the heritage asset including its setting, the likely impact of the development upon it and be proportional to the importance of the said heritage asset. Should permission be granted for the removal of part or all of a heritage asset the City Council will not permit the removal or demolition of the heritage asset until it is proven that the approved replacement development will proceed.

Archaeology

The archaeological and historic integrity of designated heritage assets such as Scheduled Monuments and other important archaeological sites, together with their settings, will be protected and, where possible, enhanced. Development which would adversely affect them will not be permitted. Planning applications, on sites where there is or is the potential for an archaeological heritage asset, must include an appropriate desk based assessment of the asset. In addition where important or potentially significant archaeological heritage assets may exist, developers will be required to arrange for field evaluations to be carried out in advance of the determination of planning applications. The evaluation should define: a. The character, importance and condition of any archaeological deposits or structures within the application site; b. The likely impact of the proposed development on these features (including the limits to the depth to which groundworks can go on the site); and c. The means of mitigating the effect of the proposed development including: a statement setting out the impact of the development. Where the case for development affecting a heritage asset of archaeological interest is accepted, the archaeological remains should be preserved in situ. Where preservation in situ is not possible or justified, appropriate provision for preservation by record may be an acceptable alternative. In such cases archaeological recording works must be undertaken in accordance with a specification prepared by the Council's Archaeological Officer or a competent archaeological organisation that has been agreed by the Council in advance.

Area of Archaeological Interest

Within the Canterbury Area of Archaeological Importance and areas of recognised archaeological potential elsewhere in the District the City Council will determine planning applications involving work below ground level once the applicant has provided information in the form of an evaluation of the archaeological importance of the site, and, an assessment of the archaeological implications of the proposed development.

Historic Landscapes, Parks and Gardens

The historic landscape, including ancient woodlands, hedgerows and field boundaries, parks and gardens of historic or landscape interest and archaeological features (such as standing remains and earthwork monuments) will be preserved and enhanced. Within historic landscapes: a. Development which would not adversely affect their historic character and appearance will normally be permitted subject to compliance with other Local Plan policies; b. The conservation of landscape and architectural elements will be encouraged; c. The maintenance, restoration and reconstruction of the layout and features of historic parks and gardens will be encouraged where this is appropriate and based on historical research; and d. Development that does not detract from landscape and village settings will normally be supported, subject to compliance with other Local Plan policies.

World Heritage Site and Buffer Zone

The City Council will protect and enhance the Outstanding Universal Value of the inscribed Canterbury World Heritage Site. Development within it should protect and enhance the character, integrity and quality of these values. Development within the buffer zone and setting should not have an adverse impact on those values, including views into and from the Site. Developers, planning authorities and others envisaging change should have a thorough understanding of the physical, historical, social and economic context of the World Heritage Site and the contribution that the site's setting makes to an appreciation of Outstanding Universal Value, including its integrity, authenticity and significance. All major development within the Buffer Zone, as defined on the Proposals Map, must preserve and, where possible, improve the links and connections between the three separate parts of the WHS.

Significant Views of the City and World Heritage Site

The City Council will seek to protect significant views of the City, and in particular the three parts of the World Heritage Site and their setting, from both within and from outside the City. Development proposals should respond positively to the character and setting of the World Heritage Site which contributes to its Outstanding Universal Value. Where buildings are proposed that are substantially taller than their neighbours, affect one of the identified long distance views, close viewing places, locations and/or significantly change the skyline, they should be assessed against the following criteria: - The relationship to context (topography, urban grain, built form, views, prospects and vistas and effect on the skyline); - The effect on the historic environment including the need to preserve and enhance historic buildings and sites; - The effect on the World Heritage Site and its buffer zone; - The architectural quality of the proposed building including its materials, scale, form, massing and silhouette. Through the careful siting and design of buildings and appropriate landscaping, developers should demonstrate how their proposals will respect or enhance the landscape and topographical features which contribute to the Outstanding Universal Value of World Heritage Site. Views into, out of and across the World Heritage Site are identified in the Canterbury Conservation Area Appraisal. Development proposals will be assessed against their impact on identified views.

Listed Buildings

Alterations and extensions to listed buildings and development affecting the setting of listed buildings and locally listed buildings should preserve and enhance their character and appearance and the special features for which they are designated. These features can include curtilage buildings, structures, spaces and the landscape setting that are integral to their character and important views within, of, into and out of the area or site. Development that would have an adverse impact on their special historic or architectural interest, or their setting, will not normally be permitted. The re-use of listed buildings, including locally listed buildings, will be encouraged where that use (the optimum viable use) is demonstrated to be compatible with the character, appearance, fabric, interior and setting of the building. Listed buildings including those on the local list should be retained wherever possible. Substantial harm to or demolition of listed buildings, including curtilage listed buildings and locally listed buildings will only be permitted in exceptional circumstances. Where an application will lead to substantial harm or total loss of significance to the heritage asset, consent will be refused unless it can be demonstrated that: - The substantial or loss of significance is necessary to deliver substantial public benefits that outweigh the harm; or - The nature of the heritage asset prevents all reasonable uses of the site; and - No viable use can be found in the medium term; and - Conservation through grant funding is not possible; and - The harm to or loss of the asset is outweighed by the public benefits of bringing the site back into use. Applications for new works to listed buildings will be carefully assessed. Extensions will be required to be of an appropriate scale and design and in materials that retain the special interest of the original building. The character and significance of the building should not be diminished by over-restoration. Existing architectural or historic features including internal features should be retained as they are important to the character of the building.

Development Affecting and Changes to Listed Buildings

In considering proposals for external or internal alterations to a listed building and external alterations to a locally listed building the Council will, if the alterations are required or desirable, ensure that the building is fit for its purpose whilst having special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest, which it possesses. Applications for changes to, or, for changes of use of, listed and locally listed buildings must be accompanied by: (a) A detailed and accurate measured survey including full details of any structural timber framing. A scale drawing with large-scale details of joints will be required for timber-framed listed buildings. (b) Detailed plans clearly explaining the principles of the conversion, showing how: i. the alterations affect the external appearance of the building. ii. the alterations affect the structure of the building. The detailed plans must show the effect that repairs and inserted floors would have on the existing structure. Any inserted structure should be reversible. iii. the proposed internal layout respects the original character of the building. (c) Details of the treatment of landscaping, open spaces and boundaries to respect the character of the building and its setting. (d) An assessment of the impact of the proposed alterations on the historic significance of the building and its setting.

Conservation Areas

Development within a conservation area should preserve or enhance its special architectural or historic character or appearance. Development, in or adjoining a conservation area, which would enhance its character, appearance, or setting will normally be permitted. Important features or characteristics, which contribute to its special character and setting, that need to be protected, include; plan form, buildings, architectural features, built form, archaeological sites, materials, trees, streets and spaces and the relationships between these features. New development in a conservation area should aim to preserve and enhance the character and local distinctiveness of the historic environment and respect its surroundings in terms of height, massing, volume, scale, form, materials, details, roofscape, plot width and the design of any new pedestrian, cycle or vehicular access. Development within, affecting the setting of, or views into and out of, a conservation area, as shown on the Proposals Map and all Insets, should preserve or enhance all features that contribute positively to the area's character, appearance or setting. Particular consideration will be given to the following: a. The retention of buildings, groups of buildings, existing street patterns, historic building lines and ground surfaces; b. Retention of architectural details that contribute to the character or appearance of the area; c. The impact of the proposal on the townscape, roofscape, skyline, landscape and the relative scale and importance of buildings in the area; d. The need to protect trees and landscape; e. The removal of unsightly and negative features; and f. The need for the development.

Highways and Streetscene Works Affecting Heritage Assets

In carrying out highway works or traffic schemes, the City Council will seek to encourage protection of the character and setting of historic buildings, ancient monuments and conservation areas, without prejudicing road safety. Highway and parking standards will be applied flexibly in conservation areas and the City Council will encourage reductions in highway signage and preservation and enhancement of footpath and kerb materials. Traditional paving materials, street furniture and landscape features which contribute to the character and appearance of a conservation area will be retained and, where necessary, reinstated.

Heritage Assets in Conservation Areas

The City Council has a presumption in favour of the conservation of heritage assets. The more significant the asset, the greater the presumption in favour of conservation and the greater the justification required for its alteration. Proposals involving substantial harm to designated heritage assets within a conservation area will normally be refused unless it can be shown that the harm or loss is necessary to achieve substantial public benefits that outweigh that harm or loss, or all the other criteria in Policy HE1 apply. If the proposal will lead to less than substantial harm to the significance of a heritage asset, or the building, or the element affected does not contribute to the significance of the area, the harm will be weighed against the public benefits of the proposal.

Advertisements Affecting Heritage Assets

In conservation areas and on, or affecting, listed buildings, advertisements will be kept to a minimum in order to maintain the character and appearance of conservation areas and to avoid harm to the fabric, character or setting of listed buildings. Their size, design, materials and colouring should not detract from the character and appearance of the area. Where a building is listed, locally listed or has a special character, the City Council will grant advertisement consent or listed building consent for painted timber fascia advertisements and traditional hanging signs. Internally illuminated box signs and plastic blinds are inappropriate in an historic context. Where illumination of a sign in a conservation area is acceptable it should be achieved by halo or other illumination to individual letters. Projecting signs of traditional design will be acceptable provided they are: a. Carefully positioned in relation to the elevation of the building; b. Hung from traditional brackets; c. There is only one sign attached to the building; and d. Any illumination is external and/or unobtrusive. Advertisements alongside roads will not be permitted where they would prejudice road safety.

Gypsy and Traveller Sites

In considering applications for seasonal, temporary or permanent use of land by Gypsies and Travellers, planning permission will be permitted if the following criteria are met: a. The site should be well related to and within a reasonable distance of local services and facilities - shops, public transport, schools, medical and social services, and would not place undue pressure on these services; b. The site is capable of being provided with on-site services such as water supply, sewage disposal and power supply; c. Where the site is within the built up area or on the outskirts of a settlement it should be of a scale which respects, and does not dominate, the settled community; d. Where development would affect the AONB, SSSIs, national or local nature reserves, or other areas of landscape significance designated in the development plan, or a conservation area, the form and extent of the accommodation will be considered against the other relevant Local Plan policies. e. The use of the site should not have an adverse impact on residential amenity or existing buildings or uses, either by the design, close proximity, activities or operations on the site which would be detrimental to the surrounding area; f. Access to the site should not be detrimental to highway safety for vehicles and pedestrians, and should not conflict with other transportation policies or objectives. g. Proposals should incorporate a landscape strategy and/or an environmental management plan where appropriate.

Residential Space Standards

All new housing proposals should have an acceptable standard of accommodation in terms of internal layout, room sizes and amenity space. Residential accommodation should have regard to the minimum space standards set out in the Department for Communities and Local Government's Technical housing standards – nationally described space standard. In addition developments should provide: a. Storage space and space for refuse and recycling b. Facilities for covered cycle parking c. Outdoor space for private and/or communal use

Housing Allocations

In addition to Policy SP3, Development will be permitted at the housing allocations in the District as set out below: Canterbury Sites 200 St Martins Hospital, Canterbury 15 Kingsmead Field, Canterbury Herne Bay Sites 190 Land at Bullockstone Road, Herne Bay 80 Herne Bay Golf Driving Range and Land adjacent Rural Sites 80 Land at Spires, Bredlands Lane Hersden 25 Barham Court Farm, Church Lane, Barham 20 Land at Baker's Lane, Chartham 14 Land adjacent to Cranmer and Aspinall Close, Bekesbourne 28 Land rear of 51 Rough Common Road, Rough Common The City Council will safeguard allocations carried forward from the 2006 Local Plan as indicated on the Proposals Map and listed in Appendix 2 for housing or for mixed use development where there is an element of residential development. Land is also identified on the Proposals Map (Inset 1) at Chaucer Road, Canterbury as an opportunity site in the longer term for new housing during the Local Plan period.

Affordable Housing

The City Council will seek provision of 30% affordable housing on all residential developments consisting of 11 or more units, or which have a combined gross floor area of more than 1,000 square metres, other than on sites in the Area of Outstanding Natural Beauty where commuted sums will be sought on developments of between 6 to 10 units. The City Council's preferred option is for affordable housing to be provided on-site. Where it can be demonstrated that on-site provision is not suitable, a financial contribution will be sought. A vacant building credit will be applied where it can be demonstrated that qualifying buildings are genuinely vacant. Whether a qualifying building is genuinely vacant will be determined on a site by site basis, having regard to the vacant building credit policy intention to incentivise brownfield development. The vacant building credit applies where the building has not been abandoned, has not been made vacant for the sole purposes of re-development and is not covered by an extant or recently expired planning permission for the same or substantially the same development. Where the proposed provision of affordable houses is below the requirements set out above, the City Council will require applicants to provide evidence by way of a financial appraisal to justify a reduced provision.

Rural Exception Sites

The City Council will permit affordable housing to meet local needs on rural exception sites that is, unallocated land outside the boundary of the urban areas and/or built confines of villages, subject to the following criteria: a. The applicant and the parish council or local community in conjunction with the City Council, must demonstrate the existence of a local need which cannot be accommodated in any other way, i.e. no other sites are available within the village; b. The development must be of a scale not in excess of the identified local need; c. The City Council must be satisfied that the long term occupancy of the dwellings can be controlled to ensure that the housing will continue to be available for a local need at an affordable price and this will be defined by a legal agreement. Proposals to construct dwellings offering a discounted initial purchase price only will not be acceptable. The City Council will seek to control occupancy through agreements as appropriate to meet local needs; d. The development must be capable of proper management by a registered provider, village trust, parish council or a similar organisation; e. There is no conflict with environmental protection polices; f. Any site must be well related to the village and existing facilities; and g. Market housing will be acceptable as an element of the scheme to enable the financial viability of the scheme or to meet an identified local market need. A financial viability statement will need to be submitted with any application and may be validated by an independent assessor at the expense of the applicant. The market housing element will amount to no more than 30% of the scheme. Any permitted market housing must be comparable in scale and design to the affordable housing element. Starter homes will not be permitted on rural exception sites.

New Dwellings in the Countryside

Planning permission for new dwellings in the countryside will only be granted in the following circumstances: a. For Rural Workers Dwellings where: There is an essential need for a rural worker to live permanently at or near their place of work in the countryside, for example, to meet the needs of agriculture or forestry. In such circumstances the City Council will require the applicant to produce an independent report demonstrating the need for the dwelling and the financial viability of the business. Existing dwellings serving or closely connected with the holding do not provide sufficient accommodation for essential rural workers. Where a need is proven, the City Council will normally require the new agricultural dwelling to be sited in association with existing groups of farm buildings; or b. For the re-use of heritage assets where: The proposed development would represent the optimal viable use of a heritage asset or would be appropriate enabling development to secure the future of heritage assets; or c. For the re-use of existing buildings where: The development would re-use redundant or disused buildings and lead to an enhancement to the immediate setting; or d. For a new dwelling where: The design of the development is of an exceptional quality or innovative nature.

Conversion of Rural Buildings

Where planning permission is required for the conversion of an existing agricultural or other rural building in the open countryside to a residential use, it will be granted if the following criteria are satisfied: a. It has been demonstrated by means of a supporting statement to the satisfaction of the City Council that the building has been continuously actively marketed a year, for suitable preferred or alternative re-uses, such as business, tourism or community; or b. The residential conversion is a subordinate part of a scheme for a business, tourism or community re-use, which will have a positive benefit on the local economy and community; or c. The residential conversion meets an identified local housing need; and d. The form bulk and design of the building is sympathetic to the rural surroundings and it respects local styles and materials; and e. The building is capable of conversion without major reconstruction or extension and any alterations can be achieved without a detrimental impact on its character and appearance; and f. The building is capable of conversion and re-use without requiring substantial additional outbuildings or a significant change in the setting of the building; g. There is no overriding conflict with other policies in the Local Plan.

Housing in Multiple Occupation (HMO)

In order to maintain an appropriate housing mix and to safeguard the character of local communities, the proportion of HMOs within the areas subject to Article 4 Directions should not exceed 10% of the total number of dwellings within a 100m radius of any application property. The City Council will not permit changes of use to HMOs, or extensions to existing HMOs, where that proportion would be exceeded. However, in areas where there is already an exceptionally high proportion of HMOs, for example, in any particular block of properties, consideration will be given to permitting further conversions. In all cases, regard will also be had to the following factors: a. whether the proposals would lead to a level of car-parking that would exceed the capacity of the street; b. whether the proposals could provide acceptable arrangements for bin storage and other shared facilities; and c. whether the design of any extension would be appropriate in terms of the property itself or the character of the area.

Purpose Built Student Accommodation

All future increases in academic or administrative floorspace resulting in increased student numbers by the universities, should be matched by a corresponding increase in purpose-built student accommodation Proposals for purpose-built managed student accommodation will be granted if: a. It is the acceptable redevelopment of a non-residential site, where there is no longer a proven need for the existing use; b. The site is not already allocated for general housing; c. The proposal would not lead to a concentration of students in an otherwise residential area and therefore conflict with the purpose of HMO policy HD6; d. The site is well served by pedestrian and cycle routes and public transport and, if applicable will have adequate transport links to the establishment's existing educational facilities; e. Parking requirements on site are kept to the operational minimum, and must include servicing and drop-off facilities; f. The proposal would not lead to an unacceptable level of car parking on the surrounding street; g. The development is to be a car free development; h. The proposal respects the character of the surrounding area and satisfies the criteria in policies DBE3 and DBE4; i. Provision is made for cycle storage; The City Council will support proposals on campus, subject to other relevant plan policies.

Retention of Housing Accommodation

The City Council will only permit the loss of housing accommodation where: a. The existing accommodation is unsuitable for residential use; or b. The existing residential accommodation is incompatible with adjoining uses; or c. The change of use will ensure the retention and refurbishment of a building which makes a significant contribution to the character or appearance of the area, where it could not be achieved if the residential use remained; or d. The proposed use will meet an identified community, business, tourism, or other residential need, which would be compatible with the character and amenity of the area.

Empty Residential Property

The City Council will grant planning permission for proposals to bring empty residential property into more efficient residential use and vacant properties, including under-used spaces above shops, into residential use, unless: a. The intensity of the proposed residential use is such that it will have an adverse impact on the amenity of nearby properties and/or lead to a significant increase in on-street parking prejudicial to highway safety; b. The premises are more suitable for office use in line with policy EMP3; c. There will be an adverse impact upon the character or appearance of an area, or a statutory listed building; and d. There will be conflict with other Local Plan policies or there is a conflict with nearby uses in locations unsuitable for residential use.

Strategic Site Allocations

Development will be permitted at strategic sites in the District, subject to the provision of the listed infrastructure, as set out below: Site 1 (South Canterbury): 4,000 dwellings housing; 70,000 sqm employment floorspace; local centre shopping facilities only; local community hub; necessary provision of and contributions to primary school education and necessary provision and/or contributions to secondary school education; health care provision; extended and re-sited park & ride at Dover Road; land reserved for potential relocation of Kent & Canterbury Hospital, if required; provision of new public open space, including allotments and new woodland planting; new junction onto the A2 and modifications to existing junction arrangement; new fast bus link from the site to Canterbury City centre. Site 2 (Land at Sturry/Broad Oak): 1,000 dwellings housing; business floorspace to meet needs of local business/office space; local centre shopping facilities only; community facilities to meet local need; necessary provision of and contributions to primary school education and necessary provision and/or contributions to secondary school education; health care provision; protection and management of all remaining ancient woodland; provision of new public open space including public gardens, parkland and playing fields; provision of/or proportionate contribution to New Sturry Relief Road; reduced use of existing Sturry Crossing for local traffic and buses only; closure of existing rail foot crossings; provision of new car park for Sturry station. Site 3 (Hillborough site, Herne Bay): 1,300 dwellings housing; 33,000 sqm employment floorspace (Altira Park, extended); local centre scale shopping only; health care provision; community facilities to meet local need; necessary provision of and contribution to primary school education and necessary provision and/or contributions to secondary school education; new link to Thanet Way via Altira Park and limited access to Sweechbridge Road; provision of new west-facing on-slip to Thanet Way at Heart-in-Hand junction; measures to discourage additional traffic using Heart-in-Hand road; improvements to A291 corridor. Site 4 (Herne Bay Golf Course): 600 dwellings housing; 1ha of mixed commercial uses; local centre scale shopping only; 8ha of sports & leisure facilities including cricket, football, hockey, tennis and open space; health care provision; care home; provision and/or contributions to primary and secondary school education; improvements to A291 corridor; new footpath/cycle path to be provided in conjunction with Site 5 to link Sites 4 and 5. Site 5 (Strode Farm, Herne Bay): 800 dwellings housing; 15,000 sqm employment floorspace; local centre shopping provision only; community facilities including new parish hall and local needs housing; necessary provision of and contributions to primary school education and necessary provision and/or contributions to secondary school education; health care provision; provision of new highway through the site linking Thanet Way to Bullockstone Road and improvements to Bullockstone Road; new footpath/cycle path to be provided in conjunction with Site 4 to link Sites 4 and 5. Site 6 (Land at Greenhill, Herne Bay): 300 dwellings housing; community facilities to meet local need; recreation & leisure facilities; new allotment provision; necessary provision of and contributions to primary school education and necessary provision and/or contributions to secondary school education; health care provision. Site 7 (Thanet Way site, Whitstable): 400 dwellings housing; extension of Duncan Down country park; additional public open space including allotments. Site 8 (Land North of Hersden): 800 dwellings housing; 1ha new business space for local business; new community building; play areas and allotments; multi-use games area; necessary provision of and contributions to primary school education and necessary provision and/or contributions to secondary school education and provision of main school vehicular access through Site 8; health care provision; provision of, or proportionate contribution towards provision of new Sturry Relief Road and/or contributions to transportation improvements on A28 corridor; improved footpath/cyclepath links to existing network. Site 9 (Land at Howe Barracks, Canterbury): 400 dwellings housing (no development shall take place on the western slopes); provision of requirement for new A28-A257 Link Road; retention of significant level of parkland/open space. Site 10 (Land at Ridlands Farm and Langton Field, Canterbury): 310 dwellings housing; provision of public open space within the site including play areas; multi-use games area; contributions to primary and secondary school education; community and local facilities to meet local need; health care provision; provision of fast bus link route from South Canterbury site to South Canterbury Road. Site 11 (Land at and adjacent to Cockering Farm Thanington): 1,150 dwellings housing; 1.5ha employment space; provision of public open space within the site; allotments; necessary provision of and contributions to primary school education and necessary provision of and/or contributions to secondary school education; community and local facilities to meet local need; play areas; multi-use games area; health care provision; new additional woodland planting to enhance Larkey Valley Local Nature Reserve; provision of, or funding new eastbound A2 off slip at Wincheap and associated highway improvements at junction with Ten Perch Road and extended westbound slip road off A2; improved/new road link to Cockering Road; bus and footpath/cycle path links; contributions to expansion of Wincheap Park and Ride; contributions towards provision of A28 (Wincheap) Relief Road and highway improvements at Wincheap Green roundabout. Site 12 (Land South of Ridgeway (John Wilson Business Park), Whitstable): 300 dwellings housing; 1ha employment space; necessary provision of and contributions to primary school education and necessary provision of and/or contributions to secondary school education; community facilities to meet local need; improved public open space including play area and multi-use games area; health care provision; highway improvements including to roundabout at junction of A2990 Thanet Way and Reeves Way, Whitstable.

Strategic approach to location of development

The urban areas of Canterbury, Herne Bay and Whitstable will continue to be the principal focus for development, with a particular focus at Canterbury, together with development at the rural service centres and local centres. Policy SP3 identifies the key sites for mixed-use development. In addition to the development allocations set out in this plan: 1. In the urban areas of Canterbury, Herne Bay and Whitstable, new housing development will be supported on suitable sites, where this would be acceptable in terms of environmental, transport and other planning factors, and would not result in the loss of sites identified for business and other specific uses; 2. Provision of new housing that is of a size, design, scale, character and location appropriate to the character and built form of the rural service centres of Sturry and the local centres of Barham, Blean, Bridge, Chartham, Hersden and Littlebourne will be supported provided that such proposals are not in conflict with other local plan policies relating to transport, environmental and flood zone protection and design, and those of the Kent Downs AONB Management Plan, where applicable; 3. In the villages of Adisham, Bekesbourne, Bossingham, Broad Oak, Hoath, Kingston, Petham, Rough Common, Tyler Hill, Upstreet, and Wickhambreaux, priority will be given to protecting the rural character of the district and infill development of an amount appropriate to the size of the settlement (or development to meet an identified local need for affordable housing), in a location appropriate to the form of the settlement and of a design and scale that respects and enhances the character of the village; 4. At the hamlets of Chartham Hatch, Chislet, Bishopsbourne, Fordwich, Harbledown, Ickham, Lower Hardres, Patrixbourne, Stodmarsh, Upper Harbledown, Upper Hardes, Waltham, Westbere, Womenswold, Woolage Green, and Woolage Village development will be permitted which specifically meets an identified local need; and 5. In the open countryside, development will be permitted if required for agriculture and forestry purposes (see Policy EMP13).

New Digital Infrastructure

Proposals for the installation of digital infrastructure will be required, on allocated sites in this plan, and will also be supported in retro-fitting existing urban areas and villages, subject to no detrimental impacts on listed buildings, the character and appearance of conservation areas and sensitive landscape areas. Particular support will be given to the provision of such infrastructure in "not-spot" areas of the District.

New Digital Infrastructure

Proposals for the installation of digital infrastructure will be required, on allocated sites in this plan, and will also be supported in retro-fitting existing urban areas and villages, subject to no detrimental impacts on listed buildings, the character and appearance of conservation areas and sensitive land

Infrastructure Delivery Plan

The Council will prepare an Infrastructure Delivery Plan for the allocations set out in the plan, and will also set out its proposals for the use of s106 agreements and similar mechanisms, and Community Infrastructure Levy. The Infrastructure Delivery Plan will identify the scope of infrastructure to be provided; the phasing of such infrastructure linked to development; and the mechanisms by which the Council considers that the infrastructure would be best delivered.

Sustainable Development

When considering development proposals the Council will take a positive approach that reflects the presumption in favour of sustainable development contained in the National Planning Policy Framework. Planning applications that accord with the policies in this Local Plan (and, where relevant, with policies in Neighbourhood Plans) will be approved, unless material considerations indicate otherwise. Where there are no policies relevant to the application or relevant policies are out of date at the time of making the decision then the Council will grant permission unless material considerations indicate otherwise, taking into account whether: Any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits, when assessed against the policies in the National Planning Policy framework taken as a whole; or Specific policies in that framework indicate that development should be restricted;

Development Requirements

Land is allocated to meet the identified development requirements and guidelines, as set out below. Total (2011-31) | 2026-31 | 2021-26 | 2016-21 | 2011-16 | Development type 16,000 | 4,500 | 4,500 | 4,500 | 2,500 | Housing (units) 96,775 | 23,000 | 23,775 | 25,000 | 25,000 | Employment land (B1, B2 and B8) (sqm) Retail: Comparison Goods Canterbury: 33,800 sqm total | 13,876 sqm | 11,360 sqm | 8,564 sqm | 0 sqm Convenience Goods: 2,608 sqm | 2,342 sqm | 266 sqm | 0 sqm | 0 sqm

Farm Shops

The City Council will grant planning permission for farm shops provided : a. There is no detrimental impact on local shops or on the character of the surrounding area; b. Access and parking provisions are acceptable and the use does not significantly increase traffic to the detriment of the rural area or highway safety; c. There is no detrimental impact on residential amenity; d. There is no overriding conflict with other Policies in the Plan.

Retail Hierarchy and Network

To ensure the long term vitality and viability of the Canterbury centres, the Council will apply a 'town centre first' approach to proposals for retail, leisure and other main town centre uses. Development should be appropriate to the size and function of the centre within which it is to be located. The District's retail hierarchy includes the defined city, district and local centres. The wider retail network also includes other retailing locations across the district. The overall hierarchy and network is defined as follow: [retail hierarchy diagram as shown in original]

Town Centres

Within the designated town centres, planning permission will be granted for development of a range of town centres uses where they respond to changing need and/or contribute to the vitality and viability of the town centre. The Council will seek to enhance the established character and diversity of town centre uses, and avoid over-concentration of particular uses that would be detrimental to the character and function of an area or to the vitality or viability of a shopping frontage or locality. Development proposals within town centres should be of an appropriate scale in accordance with its function position in the retail hierarchy.

Mixed Use Development

Within (and around) the town centre, new large developments and development within commercial frontages should incorporate a mix of uses (including residential and / or office uses on upper floors where practicable), which will make a more efficient use of land and add to the vitality of the area. Within the Primary Shopping Frontages, a mixed use retail development shall not result in the overall loss of A1 retail floorspace at ground floor level. In addition to new sites coming forward in town centres, the following sites are allocated for mixed use development with an indication of the types of uses that would be appropriate as part of the development. Where retail and / or leisure uses are proposed, these should satisfy the requirements of Policy TCL6. Canterbury (a) White Horse Lane: retail, residential, community uses; (b) Roger Britton Carpets, 190 Wincheap: retail and residential; (c) Kingsmead: retail, leisure and business and residential; (d) Peugeot Garage: student housing, office/commercial, leisure and education. Whitstable (e) The Warehouse, Sea Street: residential or offices or hotel, with public open space; (f) Whitstable Harbour: fishing, industrial, office / business, leisure and parking. Development of those sites listed above shall have regard to any relevant masterplans, development briefs or guidance.

Commercial Leisure and Cultural Activities

Planning permission will normally be granted for proposals for new leisure and cultural activities and replacement and enhancement of existing facilities on allocated sites, in areas where there is an identified shortfall, or where facilities are provided as part of joint-use community proposals. Major commercial leisure and cultural facilities serving the City or the coastal towns should be located within or close to the town centre, or if this is not achievable, at other locations within the urban area that are highly accessible by all modes of transport, particularly public transport. Planning permission for change of use involving the loss of existing indoor sport, leisure and cultural facilities will only be granted where the applicant clearly demonstrates that there is no longer a need for that facility and that there are sufficient similar facilities in the local area. The property should be actively marketed at a reasonable market rate for a period of at least 2 years.

Evening and Night-time Economy

Within the City or town centres, the City Council will grant planning permission for development that could lead to significant evening and night-time activity provided that: a. The development should not lead to a significant increase in anti-social behaviour in the area in which it is located or on main transit routes to / from the area; and b. The proposal incorporates suitable measures to tackle crime and anti-social behaviour; and c. There will be no unacceptable impact on residential amenity either as a result of the proposal itself or as a result of the cumulative impact with other similar uses nearby.

Primary Shopping Frontages

Primary Shopping Frontages are designated at Canterbury, Herne Bay and Whitstable as shown on the Proposals Map. The Council will strongly encourage proposals that promote A1 uses which strengthen the retail function as well as the appearance and character of the Primary Shopping Frontages. The change of use of ground floor premises from Class A1 shops to other uses will be permitted where: a. It can be shown that the premises is no longer needed for A1 use and the retention of A1 use at the premises have been fully explored, without success, by way of active marketing at a reasonable rate for a period of at least 12 months in Canterbury or at least 6 months in Herne Bay and Whitstable; and b. The proposed change of use does not have an unacceptable impact on the retail function of the frontage, the attractiveness, or on the vitality and viability of the primary shopping frontage, including pedestrian circulation. An exception may be made where the proposal would clearly be beneficial to the vitality and viability of the primary retail function of the frontage.

Secondary Shopping Frontages

Secondary Shopping Frontages are designated at Canterbury, Herne Bay and Whitstable as shown on the Proposals Map. The Council will strongly encourage proposals that promote a mix of A1 to A5 uses and that maintain a Secondary Shopping Frontage. Changes of use of ground floor premises in these areas between the A use class will be permitted where the proposed use: a. Retains an active shop front and maintains or enhances the vitality, attractiveness and viability of the shopping area; b. Is complementary to the shopping function of the area and provides a direct service to the public; and c. Does not result in an over concentration of like uses in the area and contributes to an appropriate mix and diverse retail offer. Change of use to residential or other non-retail uses will not normally be permitted.

Cultural Enhancement Area

Within the Cultural Enhancement Area, as shown on the proposals map, planning permission for 'active' town centre uses including retail, recreation, art, creative, cultural and tourism development will be granted, provided an active frontage/shopfront is maintained, where applicable, and it is compatible with adjacent land uses and the character of the area.

Local Centres

The Council will protect and improve the provision of retail uses and other uses that meet local needs in the designated local centres and the Canterbury City areas of Wincheap, and St Dunstans. Planning permission will be granted for a change of use from a retail shop or other community use if: a. The proposed use does not threaten the vitality and viability of the local centre; b. The proposed use is not detrimental to residential amenity; c. The proposed use does not jeopardise the variety of services available in the local centre to meet the needs of the local community; d. There is evidence to demonstrate that there is no demand for the continued use of the premises for retail or community uses; and e. The use is no longer viable and the property has been actively marketed at a reasonable rate for a period of at least 12 months. Proposals for new shopping or community provision within or adjacent to local centres will be permitted where the proposals meet a local need, widen the choice, quality or range of shopping or community facilities, and are of a scale appropriate to the function of that particular centre.

Main Town Centre Uses

Planning permission for main town centre uses outside the identified centre boundaries, will be granted where the applicant has successfully demonstrated: a. That there are no other more suitably located and available sites nearer to the identified centres or Primary Shopping Area (as relevant for Canterbury City Centre) for the town centre use(s) proposed, using a sequential approach to site identification; b. Flexibility in terms of format and scale; c. The site is accessible and well connected to the town centre through a range of transport modes other than the car, including good local public transport services, walking and cycling; and d. The proposed development does not have a significant detrimental effect on the highway network in terms of congestion, road safety and pollution. When assessing applications for main town centre uses outside the identified centres boundaries, which are not in accordance with the adopted Local Plan and with a floorspace that meets or exceeds 2,500sqm, the City Council will also require an impact assessment. Should a planning application be made for an amount of retail floorspace that exceeds the total identified in Policy SP2 and taking account of any future retail capacity studies, it should be accompanied by an impact assessment relating to the additional floorspace. An Impact assessment will include an assessment of: e. The impact of the development on existing, committed and planned public and private investment (including regeneration schemes) in a centre or centres in the catchment area of the proposal; f. The impact of the proposal on town centre vitality and viability, including local consumer choice and trade in the town centre and wider area; up to five years (ten for major schemes) from the time the application is made. Development that fails the sequential approach to development or gives rise to significant adverse impacts will be refused.

Wincheap Retail Area

The Wincheap Retail Area, as shown on the proposals map, will be regenerated and developed predominantly as a retail area, complementary to the existing Canterbury City Centre offer, to include larger format retail and leisure provision. The City Council and/or its appointed agent will prepare a Masterplan in accordance with the total requirements of this policy and other relevant Local Plan Policies. The Council will facilitate the implementation of a comprehensive retail-led mixed-use redevelopment. Any scheme proposals will be required to: a. Accommodate up to 33,800sqm (net) of large format comparison retail and leisure floorspace as identified by the Canterbury Retail and Leisure Study 2015 and phased in accordance with Policy SP2; and b. Form an effective, and functional retail location that is complementary to the Canterbury City Centre offer and that complies with the requirements of Policy TCL6; and c. Provide improved, attractive and convenient pedestrian links with Canterbury City Centre: and d. Contribute towards a package of transport improvements as set out in Policy T11. Redevelopment of any discrete part of the Wincheap Retail Area must not impede the successful implementation of the overarching retail and leisure-led redevelopment aspirations and must also contribute financially to the overall delivery of the Wincheap Traffic Management Scheme. The location and design of any new business and/or residential development identified as a necessary requirement to ensure the sustainable regeneration of the area, or as essential to the viability of the overall scheme must be compatible with the primary retail and leisure function of the site.

Enhancing and Protecting Herne Bay and Whitstable Town Centres

Within Herne Bay and Whitstable town centres development will have to be of an appropriate scale and character to reflect and respond to the role and function of the centre, and should promote the individuality of the centre, responding to any distinct features. The City Council will continue to encourage environmental enhancements, improving attractiveness and accessibility of the main shopping areas.

New Tourism Development

Planning permission will be granted in or on the edge of town centres for proposals to provide new tourism development including hotels, guesthouses, bed and breakfast, self catering accommodation and new visitor attractions after consideration of the following criteria: a. The anticipated traffic generation and whether the location is readily accessible by a range of means of transport including walking and cycling and by public transport; b. The environmental and landscape considerations; c. The impact on neighbourhood amenities; d. The standard of design; e. The relationship to existing tourism development and whether the proposal is for the upgrading of those facilities; f. Whether the proposal will contribute to the diversification of tourist attractions in the District.

Visitor Accommodation

Planning permission will not be given for development involving the loss of visitor staying accommodation in the District unless: a. There is clear evidence to demonstrate that the existing accommodation is no longer needed; and b. The use is no longer viable and the business has been actively marketed for a minimum of one year continuously with no genuine interest; c. The change of use is the only practical way to conserve a listed building; d. The building is no longer fit for purpose as visitor staying accommodation. If a change of use to residential accommodation is proposed, then, in addition to the above, the applicant must also demonstrate that every reasonable effort has been made to first secure other appropriate cultural, tourism, economic or community uses.

Touring and Static Caravan Tourist Sites

The Council will grant planning permission for new touring and static caravan tourist sites within the District or the refurbishment and expansion of existing sites provided that the proposals meet the aims of the relevant flooding, design and landscape and biodiversity policies. In respect of proposals for new sites, the Council will require a legal agreement or similar mechanism to ensure the site remains in tourism use. The Council will not permit the loss of existing sites unless it can be demonstrated that the use of the site does not make any positive contribution to the local economy.

Marina Provision

Any proposals for Marina provision and associated facilities will be permitted if: a. A transport assessment has been carried out in order to assess the transport impact on the local road network and any mitigation or infrastructure measures arising from the transport assessment are completed before the development begins; b. The development would not result in any increased risk of flooding elsewhere, and any mitigation measures are completed in advance of the development; c. A full and detailed Habitats Regulations Assessment has been carried out to establish the impact on the surrounding internationally important sites for wildlife, such as Special Protection Area (SPA), Special Area for Conservation (SAC) and Ramsar; d. Development which would materially harm the scientific or nature conversation interests, either directly, indirectly or cumulatively of the Sites of Special Scientific Interest (SSSI) and areas of known nature conservation interest is mitigated and any impacts can be adequately compensated; e. If the proposals relate to Whitstable Harbour, any development does not undermine the Harbour Strategy to maintain a working harbour. The City Council will expect a Masterplan or Development Brief to be prepared in accordance with the relevant Local Plan Policies.

Reculver Country Park

Proposals to further enhance the attraction of Reculver and develop Reculver Country Park (as shown on the proposals map, Inset 1) as a quality attraction for visitors, in particular open air recreational proposals, will be permitted by the Council. Any proposals would be subject to design, visual and environmental impacts, including meeting habitat regulations requirements and ensuring suitable access arrangements. Any future development at Reculver will need to have regard to the aims of the Reculver masterplan.

Rural Tourism

Opportunities to promote tourism and recreation based rural diversification will be encouraged where they provide jobs for local residents and are of a scale and type appropriate to their location and there is no overriding conflict with other policies in the Local Plan. Environmentally focused tourism initiatives with a primary focus on experiencing natural areas that foster environmental and cultural understanding, appreciation and conservation will be encouraged.

Rural Tourist Accommodation, Attractions and Facilities

The Council will permit new development, change of use, conversion or extension of existing buildings in the countryside and villages, to provide tourist accommodation, attractions or facilities provided that: a. The nature and scale of the proposal is in keeping with the rural surroundings; b. Access and parking provisions are acceptable, the use does not significantly increase traffic to the detriment of the rural area or highway safety and the applicant has considered accessibility by a range of transport modes; c. The development can be implemented with no adverse effect on the character of the building or its setting, or the open character of the area; d. There is no adverse impact upon residential amenity; e. There is no detrimental impact on landscape interests, protected species, sites or features of nature conservation interest or on sites of archaeological or historical importance; f. There is no overriding conflict with other policies in the Plan, such as the loss of village facilities. Where tourism attractions and facilities are proposed in new buildings, the Council will ensure that the new development is related to an existing settlement and is not isolated in the open countryside so as to have an adverse impact upon its character and appearance. This should also improve the proposal in sustainability terms and reduce the need for travelling by car. When considering proposals for self catering and bed and breakfast accommodation in rural areas, applicants will normally be expected to enter into a legal agreement or similar mechanism to ensure the accommodation remains in holiday use.

Transport Strategy

In considering the location of new development, or the relocation of existing activities, the Council will always take account of the following principles of the Transport Strategy: a. Controlling the level and environmental impact of vehicular traffic including air quality; b. Providing alternative modes of transport to the car by extending provision for pedestrians, cyclists and the use of public transport; c. Reducing cross-town traffic movements in the historic centre of Canterbury; d. Providing public car parking and controlling parking having regard to the Parking Strategy; e. Assessing development proposals in the light of transport demands and the scope for choice between transport modes; and f. Seeking the construction of new roads and/or junction improvements which will improve environmental conditions and/or contribute towards the economic well-being of the District.

On-site Parking Standards

Within the historic core of the City Centre of Canterbury, Canterbury West Station Conservation Area and in the town centres of Herne Bay and Whitstable, as identified on the Proposals Map, the Council will require that on-site parking for retail, office or commercial development will be restricted to operational parking only except when such an approach would prejudice other Local Plan objectives. The same will apply in other areas where on-street parking controls exist, subject to there being the scope for reasonable multi-modal access to the proposed development.

Wincheap Traffic Management Scheme

The Council will seek to implement the A2 off-slip road at Wincheap, an A28 relief road through the industrial estate and improvements at Wincheap Green. Any development proposals that might prejudice these improvements will be resisted. Contributions towards these infrastructure improvements will be sought from appropriate developments.

A2 Bridge Interchange

The Council will require the provision of a new A2 interchange near Bridge as identified on the Proposals Map as an integral part of new development proposals. Any development proposals that might prejudice this junction will be resisted. Contributions to this road and junction will be sought from appropriate developments in the area as set out in Policy SP3.

Herne Relief Road

The Council will require the provision of an A291 Herne Relief Road as identified on the Proposals Map as an integral part of new development as set out in Policy SP3. Any development proposals that might prejudice this route will be resisted. Contributions to this relief road may be sought from appropriate developments.

Sturry Relief Road

The Council will seek to implement a Sturry Relief Road as identified on the Proposals Map. Any development proposals that might prejudice this route will be resisted. Contributions to this relief road will be sought from appropriate developments as set out in Policy SP3.

A28/A257 Barracks Link Road

A road linking Chaucer Road and the A257 as identified on the proposals map (Barracks Link, Inset 1), will be provided as part of the development of the Howe Barracks Strategic Site. Any development proposals that might prejudice these improvements will be resisted.

Rural Lanes

Rural lanes which are of landscape amenity, nature conservation, historic or archaeological importance will be protected from changes and management practises which would damage their character, and where possible be enhanced.

Transport Assessments and Travel Plans

Development proposals considered by the Council to have significant transport implications are to be supported by a Transport Assessment and where applicable a Travel Plan. These should show how multi-modal access options will be achieved, and how transport infrastructure arising from the expected demand will be provided. Such measures will be the subject of or included in a legal agreement or undertaking.

Pedestrian and Cycle Routes

Land will be safeguarded for the proposed pedestrian and cycle routes, as shown on the Proposals Map (All Inset maps)

Bus Improvement Measures

Planning permission will not be granted for proposals that prejudice the effective implementation of bus improvement measures and fast bus links

Rail Improvement Measures

Planning permission will not be granted for proposals that prejudice the effective implementation of rail improvements

Wincheap Park and Ride

Land identified on the Proposals Map adjacent to the existing Park and Ride site at Wincheap is safeguarded for the expansion of that facility.

Sturry Road Park and Ride

Land identified on the Proposals Map adjacent to the existing Park and Ride site at Sturry Road is safeguarded for the expansion of that facility.

New Dover Road Park and Ride

Provision will be made adjacent to a new A2 interchange near Bridge for the relocation and expansion of the New Dover Road Park and Ride.

Whitstable Park and Ride

The Council will require any future proposals for a park and ride at Whitstable to meet the criteria as set out below: a. Minimise the visual impact in respect of the location, layout and design of the development; b. Ensure that the development will not have a significant adverse effect on the amenity of local residents; c. Development which would materially harm scientific or nature conversation interests, either directly, indirectly or cumulatively is mitigated and any impacts can be adequately avoided, mitigated or compensated; d. Any proposals will be expected to meet the aims of design policies DBE3 and DBE9

Parking Standards

The City Council will have regard to the local parking standards as set out in Appendix 4 of this Local Plan. Where provided, cycle parking should be convenient, secure, covered and where possible complemented by showering and changing facilities, as set out in Appendix 4.