Planning in Dartford

Community Uses

1. New community facilities will be supported where they are in an appropriate location and of a type, scale, and design to reflect the needs of the existing and emerging communities they will serve. In this respect, the following will apply: a. New services should be sited close to the population they will serve, with reference to access routes for active and other forms of travel, and a suitably locally based catchment for the facility provided. b. Wherever possible, new facilities must be provided and designed in a way that allows benefits to be shared by existing and new communities, and to be operated flexibly by a variety of users. c. Strategic developments must normally provide social and community facilities, with access to required facilities at an appropriately early stage. Land will be secured until a facility is in operation as set out in Criterion 3. Where permanent provision is not possible from the outset, temporary provision will be sought for first occupants. d. Large scale new community uses that attract the majority of users travelling in from outside the Borough must demonstrate the local need for the scale of the proposal, unless delivering an essential public sector service or shown to be required to serve the neighbourhood community. 2. Development of existing community facilities/land for non-community purposes will be refused unless there is clear evidence that: a. The facility is not needed by the existing and future community; and b. All reasonable efforts have been made to preserve a community use, including exploration of appropriate solutions to retain the facility with operators/service providers and, where appropriate, the local community. Consideration should include any potential future demand arising from new development located within the catchment area of the facility/use. 3. Land for community facilities or upgrades shown in Diagram 2 or Table 1 should be prioritised and reserved, particularly within the indicative healthcare and primary school search zones (where although specific provision has yet to be finalised, likely future need has been identified). In any event in the Borough, if specific land that has been earmarked for community facilities through planning obligations, other formal agreements, approved planning permissions, or identified in Dartford's published infrastructure planning documentation (including Infrastructure Delivery Plan and Future Infrastructure Statement), this will be safeguarded until a community facility is delivered or agreement is reached that land for a community use will not be required.

Central Dartford Development Principles

1. Development proposals in Central Dartford should: a. Accord with Diagram 5 and the overall vision for Central Dartford, including by ensuring that development will not prejudice reasonable prospects for adjacent or nearby sites to come forward by virtue of overlooking or other outcomes, and contribute as required to local transport, public realm improvements, including public art reflecting local character and heritage, green infrastructure and social infrastructure requirements. b. Support the Town Centre's role in providing jobs, retail/leisure, cultural facilities and other local services, securing a wide mix of uses in the Town Centre. Proposals must seek to retain or promote market town features for the future, such as affordable space for independent traders, arts/cultural industries, and new food and beverage uses/other local businesses. Major development in the Town Centre should wherever possible provide: i. Flexible commercial premises, with space designed for local growth sectors, or businesses that will grow local professional/managerial or high technology level employment; or ii. Suitable new retail/leisure facilities complementing current successful activities, or strategic visitor/shopper attractions (for example a cinema/other significant cultural or day and evening uses); or iii. Community/public facilities and local services to accommodate the requirements of Central Dartford's growing population, unless a lack of need is demonstrated. c. Support the creation of a neighbourhood community with a mix of residential types and tenures. d. Ensure integration of the scheme into the wider setting and movement patterns, including creating safe public open spaces and/or new pedestrian friendly streets. The sense of security of spaces and streets must be ensured, including for converted or extended buildings where features such as providing front doors onto safe spaces and streets are expected. e. Assess the heritage significance of the area and respond positively to local character and history, conserving and taking opportunities to enhance the significance of heritage assets. f. Deliver a development that improves air quality and grows the proportion of journeys made by active and public transport modes. This should include: i. The integration, layout and design of development having safe and direct non-vehicular routes through the Town Centre as well as through provision of suitable infrastructure; and ii. Parking arrangements with flexibility for changing needs and technology, and good cycle parking provision. g. Fully mitigate flood risk and ensure that the development is safe for the lifetime of the development, where located within an area at risk of flooding.

Good Design for Dartford

1. Development must demonstrate that it is designed in line with the National Design Guide and the National Model Design Code, considers the principles of Kent Design, and satisfies all of the following locally specific criteria for good design in the Borough: a. Responding to, reinforcing and enhancing positive aspects of the locality. Opportunities to create appropriately distinctive high quality and beautiful places should be taken, particularly using and enhancing prominent physical attributes which include the Borough's distinctive riverside environments, extensive open spaces, biodiversity assets, landscape and tree coverage; b. Ensuring appropriate regard is had to heritage assets in line with Policies M5 and M6 and national policy, and that the character of historic towns and villages and Areas of Special Character are respected. Development within Areas of Special Character on the Policies Map should have regard to the accompanying appraisals; c. Facilitating a sense of place with social interaction, a physical environment encouraging health and wellbeing, attractive active environments and travel options, and secure, inclusive, and integrated neighbourhoods through a mix of uses and careful design and layout that ensures that commercial and public facilities are well integrated within the site and the wider locality; d. Providing permeability for the site to sufficiently connect to its surrounds and for the public to traverse the site, through clear pedestrian and cycle linkages and, where appropriate, active frontages, open streets, and a fine grain mix of buildings and spaces; e. Reinforcing and enhancing good design by integrating new development with the public realm/open space, and providing biodiversity gain and natural features including rivers, lakes and ponds; and f. Meeting the requirements set out in any supplementary local design guidelines which will be produced after public consultation consistent with these principles and national requirements, to be adopted as formal Supplementary Planning Documents or Design Codes. 2. Development must be shown to be suitable in terms of its height, mass, form, scale, orientation, siting, access, overlooking, overshadowing, articulation, detailing, roof form, and landscaping relative to neighbouring buildings and the wider locality. Materials must support a sense of place and relate well to the local character. Outstanding or innovative design which helps raise design standards in the wider area will be supported on appropriate sites. 3. The appropriate scale and density of development at a site should be the outcome of securing high quality development through a design-led process and demonstrated by agreed masterplans on large sites, having proper regard to: a. The current built environment context including heritage assets; b. The location of the site in the Borough and its characteristics: i. Assessment of development potential using locally specific design or conservation guidance documents, and fulfilling applicable Plan objectives for the area; ii. Outside the urban area, design should, in particular, be sympathetic to local landscape and townscape character; c. Providing spacious, green, and good quality developments including clearly meeting or exceeding nationally described space standards for new homes, and fulfilling policy for amenity space and green infrastructure provision; and d. The principle of securing a mix of uses and residential types, achieving efficient re-use of land where appropriate, and delivering regeneration at urban locations well-served by public transport and services. 4. Public spaces in and outside buildings and all accommodation must be designed to be inclusive, safe and accessible for all Dartford's communities, including young, elderly, disabled and less mobile people. The design of buildings, open space and the private and public realm must be in accordance with active design principles and reduce the fear of, and opportunities for crime. 5. Signage and advertisements must be of a scale and design that is sympathetic to the building and locality, particularly, in the designated Area of Special Advertisement Control, and must not have a negative impact on visual amenity, public safety or the safe and convenient movement of pedestrians, cyclists, and vehicles.

Station Surrounds/River Darent Area

1. West of Central Road and Overy Street and including the northern part of the Town Centre (shown on Diagram 9) is an area containing highly accessible brownfield sites, with significant future potential for creating new neighbourhoods, facilities, links and environmental enhancements. Development in this area will be supported where it integrates with, and maximises the potential for, sustainable regeneration of Central Dartford. Land is allocated for mixed use redevelopment at Orchards Shopping Centre, Station Mound and Hythe Street/Victoria Road north (shown on the Policies Map and Sites 1-3 in Diagram 9). 2. Development will be permitted where it includes the following key elements: a. Transforming the riverside environment into an attractive, safe, vibrant and resilient place, promoting outdoor leisure and onwards connections wherever possible. Applicable sites shall deliver high quality pedestrian routes along both sides of the River Darent, new landscaped public spaces, and seek to naturalise the River and its banks, where providing flood risk and ecological benefits, and, where appropriate, should include business uses which activate these spaces; b. Improving Dartford Railway Station or access to it, and respecting safeguarded railway land. All opportunities for beneficial station relocation and/or new railway tracks or infrastructure for additional services, and enhancing interchange with Fastrack/bus services, should be fully explored. Development at, or delivering a new railway station will be supported and should include new active uses supported by the high footfall; c. Providing modern commercial facilities as part of mixed use redevelopment unless demonstrated to be unviable, particularly: i. Any redevelopment of large footprint buildings where they are no longer viable in their current form should feature appropriate new active uses and be of a layout and design that provides permeability, with pedestrian friendly streets and public spaces, and greener links; or ii. Complementing cultural and leisure uses at the Orchard Theatre/Westgate allocation; or iii. Meeting needs for flexible commercial floorspace, including co-working space and serviced offices. d. Providing community facilities and alternative forms and tenures of new housing, additional to residential development under construction/recently completed. e. Contributing to new or improved pedestrian/cycle routes across the ring road (Home Gardens and Westgate Road) and across the railway line/access to Dartford Railway Station, with attractive direct access routes to the High Street and Westgate allocation. f. Providing sufficient quality pocket parks and other greenspace, clear walkable routes to existing open spaces and significant contribution to the Green Grid. g. Ensuring that development is well and sensitively designed in proposing the efficient use of land, reflecting the town's character and heritage, and respecting other existing environmental assets and existing local residents.

Ebbsfleet Garden City Development Principles

1. Development proposals in Ebbsfleet Garden City should: a. Offer a genuine variety of types and tenures of homes that allows people from all communities to live in the area; b. Provide accessible and attractive new District and Local Centres at planned locations, and community and public facilities in walkable, vibrant, sociable neighbourhoods. Facilities and open spaces provided as part of development will be protected to ensure that well-served communities endure; c. Encourage an enterprising and inclusive local economy, supporting local businesses by retaining existing appropriate commercial uses with a viable future, and providing additional opportunities for locally based economic growth to provide jobs for residents; d. Deliver open space and ecological enhancements as part of the Green Grid network which are consistent with conserving and enhancing the ecological and geological interest of the Swanscombe Peninsula Site of Special Scientific Interest (SSSI) and to achieve healthy linked neighbourhoods. Development must support active lifestyles, including the provision of attractive opportunities for sports, exercise and to grow food, and help deliver a strong network of waterscapes and green corridors as defining features; and e. Ensure no direct or indirect impacts on the SSSI, including near its boundary. Where it is necessary to avoid impacts, buffers will be created in between developments and the SSSI. 2. Proposals in the Garden City should be designed to: a. Be of the highest quality, including beautifully and imaginatively designed homes and buildings which combine the best of town and country and exemplar developments; b. Demonstrate how the location and layout of development contributes to the scale, legibility and walkability of the Garden City. Development should contribute and connect to the street hierarchy, enhance the public realm and enable walkability and cycling, with walking, cycling and public transport designed to be the most attractive forms of travel; c. Comply with the principles set out in the Ebbsfleet Implementation Framework, the Design for Ebbsfleet Guide, the Ebbsfleet Public Realm Strategy and the Sustainable Travel Strategy. Proper regard will be had to subsequent masterplans and design guidance documents; d. Aim for zero carbon and energy positive technology to ensure climate resilience in all developments, with exemplar design and sustainable construction methods and/or large or small development shown to be surpassing or in line with Policy M3 requirements; e. Include public art which reflects local character and heritage, following local public input; f. Allow the provision of temporary meanwhile uses that enhance the character and vitality of the area where there are empty buildings or cleared sites with no current prospects of being quickly brought into use/construction; and g. Ensure that appropriate long term stewardship arrangements are put in place for all spaces and facilities used by the public and allow the community to engage and shape their area in a meaningful way.

Sustainable Economic Locations

1. New business and services in Use Classes B and E will be supported where appropriately located and designed, with major developments to be accessible by good public and active transport, at: a. Central Dartford and Ebbsfleet Garden City; or b. Identified employment areas; or c. The network of retail centres (Table 10). 2. Outside the network of Retail Centres, and where not in accordance with Identified Employment Area policies, developments classified as main town centre uses must be accompanied by: a. A sequential assessment; and b. An impact test for developments of 280sqm gross or more. 3. Strategic investment proposals for large new research and development facilities, offices or high technology industrial premises, and storage and distribution operations at a variety of scales, of a form not already provided in the Borough, will be supported where sustainably located at Central Dartford, Ebbsfleet Garden City or at/adjacent to identified employment areas. If there is no prospect of accommodating this development at these locations, such uses may exceptionally be considered elsewhere where: a. It is robustly evidenced that clear substantial local benefits are secured, including through the scale and type of new employment opportunities generated and improved sustainable transport provisions; and b. There is a demonstrable extraordinary economic need for the development in the Borough.

Provision for Local Business and Skills

1. Large proposals for offices, industrial/distribution, retail/leisure and other uses in Use Classes B and E exceeding 20,000sqm gross, should contribute to the accommodation needs of local businesses and training needs of the Borough's workforce. Applicable developments will be permitted where they: a. Include a mix of premises/commercial land commensurate with total site size which deliver: • A proportionately significant number of small units or premises designed to provide for local start-up/'move on' business accommodation; or • Premises/land that is shown to be constructed for, or targeted to, the needs of the Borough's small/medium sized enterprises, including through premises available to rent or buy at a discount, or employment land premises delivered in a form to secure local businesses (potentially including land predominantly for open storage); and b. Secure through a legal agreement the delivery of local skills training or apprenticeships with an employment and skills plan and work placements within the completed development itself or through construction/the supply chain.

Identified Employment Areas

1. Identified employment areas will be maintained and developed for additional high quality, accessible, and affordable commercial premises, and a more diverse range of new jobs in line with the Plan's economic strategy, with improved transport provision and environmental benefits achieved. Additional business floorspace will be supported where proposals meet Criterion 2 or 3. Industrial Development Proposals 2. Development for industrial or distribution uses will be supported where they will improve the commercial quality, functional operation and environment of sites. Proposals will be expected to: a. Be designed to be of a form to reduce adverse impacts through new suitably scaled and designed buildings and layouts, landscaped buffers, and other environmental improvement or physical regeneration measures across the site; and b. Achieve better management of: i. Harmful or nuisance creating activities, including from dust, paint, or other chemical over-spray, glare or light spill; or ii. Goods vehicles access, parking, waiting (including for loading and unloading) on amenity, safety and congestion, as applicable. Services Business Development 3. Development for other service based business premises will be supported where they enhance and sustainably intensify employment sites in line with the economic strategy. Proposals will be expected to: a. For major development for office or research and development, be located within easy walking distance of a railway station or Fastrack stop, or, failing this, the Travel Plan should achieve measures that demonstrate significant reductions per job in private vehicle movements during peak hours. b. For supporting businesses for visitors, be located and designed for use by employees of other businesses in the identified employment area, and not individually or cumulatively undermine the operation and status of the employment area or nearby centres in the retail network. Other Proposals at Identified Employment Areas 4. Where a need from businesses in the vicinity is shown, hotels will be supported if the proposal supports sustainable transport, and the sequential test is passed in relation to alternative in centre and edge of centre locations. Non-job generating development, other than operational development required to support existing employment uses, will not be permitted within identified employment areas.

Sustainable Technology, Construction, and Performance

1. The design, construction, and whole life carbon cost of development must contribute to the mitigation of, and adaptation to, climate change. This includes, but is not limited to, reducing embodied and operational carbon emissions, improving energy performance and preserving water. Applicants should demonstrate best endeavours to use recognised assessment tools/quality standards. 2. All residential development must demonstrate delivery of the water efficiency level of no more than 110 litres per person per day for all dwellings created. In order to demonstrate high levels of energy performance and water efficiency, non-residential development over 1,000sqm must achieve the BREEAM excellent standard, showing that available water credits have been met. 3. Development should aim to increase a building's length of life and its adaptability for future uses. 4. Development materials should be carefully considered in order to reduce embodied carbon and reduce/prevent waste in all development. Materials for construction should be recycled or re-used from within the site, or sourced locally, where possible. 5. All development should achieve a layout and design that enables re-use, recycling and composting for the future occupiers. Convenient and suitable arrangements for the storage of refuse and recyclable materials must be made. 6. All residential development should incorporate passive design in order to optimise solar and daylight access and reduce the risk of overheating and the need for cooling. 7. Development must achieve, as a minimum, the reduction in regulated carbon emissions as set out in current Building Regulations, unless it can be demonstrated that such provision is not feasible. Large residential development of 100 dwellings or more should also demonstrate additional significant zero and/or low carbon or sustainable technology features across the site. 8. At applicable sites, the appropriate technology and systems should be deployed to minimise impact on heritage and character. 9. In determining applications for energy storage or small and large scale low/zero carbon technology and installations, the economic and environmental benefits of the proposal will be weighed against the individual and cumulative impact of the development. Development will only be permitted in line with national policy and where the following factors have been satisfactorily taken into consideration where applicable: a. Minimising landscape impacts and impacts on ecology and agriculture; b. Shadow flicker and glare; c. Electronic and telecommunication interference/navigation and aviation issues; and d. Ensuring installations are removed when no longer in use and land is then restored.

Environmental and Amenity Protection

1. Development must demonstrate that it is designed and located to not result in unacceptable material impacts, individually or cumulatively, on neighbouring uses, the Borough's environment or public health. Particular consideration must be given to the design of proposals in order to mitigate or remove impacts in areas and subjects of potential sensitivity in the built and natural environment (including as highlighted on the Policies Map), and other potential amenity/safety factors including: ▪ At developments generating adverse material impacts on air quality without adequate mitigation, ▪ At all forms of development introducing receptors especially sensitive to adverse air quality (in particular within or immediately adjacent to Air Quality Management Areas); ▪ And, for any development, with respect to: a. Water quality, including groundwater source protection zones; b. Intensity of use, including hours of operation; c. Anti-social behaviour and littering; d. Traffic, access, and parking; e. Noise disturbance or vibration; f. Odour; g. Light pollution; h. Overshadowing, overlooking and privacy; i. Electrical and telecommunication interference; j. HSE land use consultation zones; k. Land instability; and l. Ground contamination and gassing. 2. Development must not materially impede the continuation of lawfully existing uses. Where impacts cannot be adequately mitigated, planning applications are likely to be refused. 3. Planning applications on or in the immediate vicinity of landfill sites must be accompanied by a full technical analysis of the site and its surroundings, in accordance with Environmental Health and Environment Agency requirements. Analysis must establish that landfill gas will not represent a hazard on development of the site or that development will not cause adverse impacts on groundwater. Development must clearly demonstrate that it can be safely, satisfactorily, and fully achieved, including: a. Avoidance of risks to neighbouring uses/the wider area; and b. Design quality, infrastructure provision, affordable housing, and other policy requirements are not compromised as a result of high remediation costs or to allow for delivery uncertainties.

Green Belt

1. Dartford Borough's Green Belt is shown on the Policies Map, and its essential characteristics are its openness and permanence. Inappropriate development in the Green Belt will be resisted in accordance with national planning policy. 2. Inappropriate development is by definition harmful to the Green Belt and will only be approved in very special circumstances. Very special circumstances will not exist unless potential harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations. 3. In assessing other harm, the following criteria will be included in the local planning authority's consideration: a. The extent of intensification of the use of the site; b. The impact of an increase in activity and disturbance resulting from the development, both on and off the site, including traffic movement and parking, light pollution and noise; c. The impact on biodiversity and wildlife; d. The impact on visual amenity or character taking into account the extent of screening required; and e. Impacts arising from infrastructure required by the development. 4. In assessing harm, development proposals will need to accord with, the objectives, purposes, and essential characteristics of the Green Belt, particularly, in terms of preserving permanent openness. Developments will also be assessed against the following criteria where applicable Re-Use of Buildings 5. Applications for re-use of buildings must relate to lawful permanent buildings of substantial construction. The change of use of the curtilage to the building, any extension required to facilitate the change of use, and the impacts of such changes in use on the purposes of the Green Belt will be taken into account. The lack of demand for the existing lawful use will need to be demonstrated. In circumstances where character and scale are important to the local setting, excessive external alterations and additions will not be permitted. Replacement Buildings 6. The replacement of a building will be permitted where: a. The replacement building remains in the same use; and b. The replacement building will not be materially larger than the existing building it replaces, taking into account bulk, height, massing, and scale. Extensions to Buildings 7. Extensions to buildings remaining in the same use will be permitted where: a. They are proportionate and subservient in appearance, bulk, massing, and scale of the original building; and b. The proposal would not result in a disproportionate addition to the original building. Infilling or Redevelopment of Previously Developed Sites 8. Proposals for the infilling or redevelopment of previously developed sites must not have a greater impact on the openness of the Green Belt than existing development or cause substantial harm to it. Developments that lead to over-intensification of the site will not be permitted. Changes of Use 9. Changes of use of land must not have a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing use. Consideration will be given to the impacts on the Green Belt in terms of other harms set out in Criterion 3 and of the impacts of associated works. Agricultural Development 10. Development must not result in the loss of the best and most versatile agricultural land, disturb or damage soils of high environmental value, or impede the continuation of a lawfully existing agricultural development and/or land use. 11. Proposals for farm diversification, including shops, processing, workshops, or sports and recreation, must be ancillary to the existing main use. It must be demonstrated that the activity is related to the main farm use and that the proposal will not create the need for new buildings or supporting infrastructure and facilities that may harm rural character. Equine Development 12. Proposals for the use of land for horses or for the erection of stables and associated facilities and/or operational development will be carefully considered. Assessment will include the location/layout of all structures, the need for the size of structures and buildings proposed to serve the use of the land, and the quality of the structures, buildings, and landscaping proposed. Structures, engineering works, and buildings serving equine uses should be removed from the site when they are no longer in use and are no longer required to serve the equine use of the land. Development for Outdoor Sport and Recreation 13. Proposals for outdoor sport and recreation must not adversely impact on the character and amenity of the locality or result in the deterioration of the land, landscape or biodiversity. The scale, siting, design, use, and level of activity of built recreation development, together with the supporting infrastructure and services, will be taken into account when assessing the impact of a proposal. 14. Supporting infrastructure and facilities must not unacceptably harm local character. They must be directly associated with the main use and be of a scale, quality, and design to minimise their impact.

Green and Blue Infrastructure and Open Space Provision

1. New development will be required to contribute to the Green and Blue Infrastructure network as follows: a. Sites of 20ha and over: at least 30% of the site area. b. Sites of between 2ha and 20ha: at least 20% of the site area. c. Sites of less than 2ha will be considered on a site by site basis for a proportionate contribution. This should include multi-functional land, providing opportunities for formal and informal recreation, habitats and corridors for wildlife, native trees/landscaping, and other measures to mitigate and adapt to the impacts of climate change. Ongoing maintenance and management of such areas will need to be demonstrated. Where the provision of on-site Green and Blue Infrastructure or public realm open space is not appropriate or feasible, contributions may be sought for off-site improvements of open space in the vicinity of the site. 2. Protected Local Green Spaces as defined on the Policies Map will be retained (or enhanced) to maintain their openness or special local role. They must continue to provide high quality spaces to support attractive, distinctive and sustainable neighbourhoods. Development of Protected Local Green Spaces will be refused unless very special circumstances apply, considering national and Dartford Green Belt policy (particularly Policy M12, Criterion 1-3 and Criterion 13-14). 3. Borough Open Spaces will maintain their overall green environmental value. Development on Borough Open Space will not be permitted unless it is clearly demonstrated that one of the following criteria is satisfied: a. Where the space will be retained in its current primary function, with development limited to a small proportion of land, the proposal must support or enhance the existing space in this overall green infrastructure role. The proposal must not lead to any significant loss or deterioration in quantity and level of open space provision. b. Where development will result in a significant loss in the quantity of open space, like for like re-provision must be delivered within easy, safe, and secure walking distance of the site. Unless it is clearly demonstrated that the existing provision is surplus to current and future requirements for biodiversity and/or the amenity and health/wellbeing of residents. The replacement must be shown to be of an equivalent type and of equal or greater quantity and quality to that being lost. 4. Development of other public amenity space will only be permitted where a convincing justification is made. This must take account of: a. The quality, quantity and function of the space relative to alternative provision in the locality; and b. The benefits/disbenefits arising from the proposed development.

Biodiversity and Landscape

1. Development on sites designated for their biodiversity value will not be granted planning permission unless it can be clearly demonstrated that the biodiversity value will not be adversely affected by the proposals. Proposed development located on or in close proximity to designated sites, priority or other irreplaceable habitats or priority species, or with potential effects on them, must demonstrate that it will not adversely impact on the biodiversity value or ecological pathways. Habitats Regulations 2a. All residential developments located within 6km of the North Kent Special Protection Areas and Ramsar sites will be subject to screening and appropriate assessment under the Habitats Regulations and will be required to implement mitigation measures to ensure that there are no likely significant effects on the protected features of those sites. 2b. Residential developments of a scale greater than 15 dwellings located between 6km and 10km of the North Kent Special Protection Areas (SPAs) and Ramsar sites will be subject to screening and appropriate assessment under the Habitats Regulations. This will also require the implementation of mitigation measures, albeit at a reduced rate, to ensure that there are no likely significant effects on the protected features of those sites. 2c. The Council will seek one of the following options to mitigate impacts as required under 2a) or 2b): ▪ Option 1: Payment of a tariff per dwelling. For developments within 6-10km this will be calculated as a proportion of that applied to developments within 6km of the SPAs and Ramsar sites, or ▪ Option 2: Provision of suitable alternative new greenspace/bluespace within or close to the proposed development, which if acceptable would remove or reduce financial contributions made as part of mitigation, or ▪ Option 3: Availability of demonstrably suitable and comparable alternative greenspace/bluespace, which evidence shows would clearly divert potential residents from visiting the SPAs/Ramsar sites. If acceptable this could reduce financial contributions to be made as part of mitigation. 2d. Applicable planning applications falling within the above zones must contain enough information so that the local planning authority can carry out an appropriate assessment under the Habitats Regulations. Biodiversity Net Gain and Protection 3. Developments will be expected to protect and enhance biodiversity. In the event that development adversely affects any existing habitats, this must be replaced by compensatory habitat of a similar type, size and condition in close proximity to that which is being lost. The new national requirements for at least 10% biodiversity net gain will apply to all applicable developments. Local delivery of net gains should be made by enhancing existing habitats and/or creating new habitats on-site or, in cases where this is not achievable, off-site within the Biodiversity Opportunity Areas or as part of agreed county-wide habitat creation, nature recovery strategies or enhancement projects. These will need to be informed by and link as best possible to the Dartford Green Grid network. Developers must be able to demonstrate that impacts on ecology and biodiversity could not reasonably be avoided or mitigated on-site before biodiversity offsetting off-site will be considered. Biodiversity Net Gain will be measured using DEFRA's latest biodiversity metric and habitats will need to be secured for at least 30 years. Trees and Landscaping 4. All new developments should be designed and laid out in a way which is sympathetic to their landscape setting. Major developments will be expected to deliver a landscaping scheme that is visually attractive, enhances biodiversity, uses native species, incorporates sustainable drainage measures, and helps to mitigate and adapt to climate change. This will need to incorporate the following elements: a. New trees and other landscape features should be used to create attractive new streets and provide appropriate natural shading on buildings, at street level and on open spaces. b. Planting of particular species should be considered to reduce the impact of air pollution. c. Management and maintenance of the landscape for the lifetime of the development will be required to ensure that landscape and biodiversity features are maintained. 5. In all development proposals, including works to trees protected under a Tree Preservation Order, existing tree coverage, hedgerows, and other landscape features should be retained wherever possible. If retention is demonstrated not to be feasible and/or removal is justified, replacement provision should be of an appropriate native tree species or landscape feature which reflects the maturity, canopy cover and location of that being replaced.

Flood Risk and Riverside Design

1. Development with a frontage along the Rivers Thames or Darent will be expected to fully explore the potential for improving: the riparian landscape, biodiversity, access and appeal for pedestrians and cyclists, and opportunities for river based recreation. This should be planned along with securing any flood defence infrastructure that may be required under Criterion 2. 2. Development which is proposed on sites which fall partly or wholly within the tidal flood defence raising zone must not constrain the future management, maintenance and upgrading of flood defences and, where feasible, development must seek to contribute to the delivery of the Thames Estuary 2100 Plan. 3. Planning permission for development will only be granted where: a. It can be demonstrated that the site is safe from all types of flooding, now and for the lifetime of the development, taking into account the effects of climate change; and b. It does not materially displace flood water or worsen flood risk elsewhere. 4. Where development is within an area at risk of flooding from any source, it will be required to comply with national policy, including to: a. Apply the sequential test by demonstrating that there are not reasonably available sites appropriate for the proposed development in areas with a lower flood risk and then applying the exception test as necessary; b. Include measures which reduce the overall level of flood risk at the site, where possible; c. Provide a safe means of access and egress; and d. Incorporate flood protection and resilience measures. 5. Development which is proposed on sites with a riverside frontage or providing access to flood defences must make sufficient space for the defences and for future river levels available where necessary, and provision for the future management, maintenance and upgrading of the defences. 6. All major development must incorporate multi-functional Sustainable Drainage Systems (SuDS) to reduce surface water run-off and ensure that it does not increase flood risk elsewhere. Infiltration SuDS will only be acceptable where they will not lead to deterioration of groundwater quality in Groundwater Source Protection Zones. Where possible, SuDS should be multi-functional and deliver benefits to green infrastructure.

Climate Change Strategy

1. Development will be well located, and innovatively designed and constructed, to mitigate and adapt to the effects of climate change. Development in the Borough should contribute to minimising carbon emissions from properties and processes, and reducing the need for unsustainable travel, avoiding vulnerability and increasing resilience to the effects of climate change by a package of bespoke measures integrated within development at an early stage of design and planning, including the measures set out in Criteria 2 to 7. 2. The use of sustainable and active travel modes will be embedded into developments; designing for walking/cycling (particularly at locations which benefit the Green Grid), public transport and low carbon motorised personal transport (including for future electric vehicle charging points/cabling needs). This should be designed to be adaptable to allow for future changes to technology and transport methods. 3. Existing green spaces, habitats, and tree coverage will be protected and enhanced, and new provision will be made, to absorb carbon dioxide, support biodiversity and reduce surface water runoff. The biodiversity mitigation hierarchy (avoid, reduce, mitigate, compensate) will apply, with the priority being to protect, enhance and integrate existing features of biodiversity interest. Achieving biodiversity net gain will play an important part in delivering this strategy. 4. Development will be sequentially located in areas at lower risk of flooding, from any source unless the development demonstrably provides specific wider sustainability benefits and will be safe for its lifetime. Planned development in flood risk areas will fully mitigate flood risk impacts. 5. Development will be planned to deliver/maintain existing and future local and strategic flood defences, and major development will provide sustainable drainage systems which reduce surface water flood risk and benefit the green infrastructure network. 6. Development will efficiently manage and re-use natural resources and waste, including through the use of water efficiency measures. 7. The design, location and construction of development will: minimise energy consumption; regulate internal temperatures; provide appropriate natural shading on buildings, at street level and in open spaces; incorporate renewable or low/zero carbon energy sources; and allow for other new sustainable technologies to be provided or readily incorporated in the future.

Designated Heritage Assets

1. Designated heritage assets are an irreplaceable resource and should be conserved in a manner appropriate to their significance. Any harm or loss will require clear and convincing justification. 2. In determining planning applications, the local planning authority will pay close regard to: a. The significance of the heritage asset; b. The desirability of maintaining and, where possible, enhancing significance; and c. The desirability of ensuring viable uses are found for heritage assets, consistent with their conservation. 3. Where a proposal will lead to substantial harm or total loss of significance, permission will be refused unless it can be clearly demonstrated that the development is necessary for substantial public benefits to be achieved that will outweigh the harm or loss. 4. Where a proposal will lead to less than substantial harm, this will be weighed against the public benefits of the proposal. 5. Development proposals affecting statutorily listed buildings must have special regard to the desirability of preserving the building or its setting. Loss of or harm to a statutorily listed building or its setting will only be permitted in exceptional circumstances in line with Criterion 3 and 4. 6. Development proposals affecting a conservation area must pay special attention to the desirability of preserving or enhancing the character or appearance of that area. Proposals that would result in harm or loss of significance will be determined in line with Criterion 3 and 4. 7. The demolition of any building in a conservation area will only be permitted where it is clear that it will not adversely affect the character and appearance of the area, and suitable redevelopment or landscaping/restoration of the site is secured. 8. Development proposals affecting Scheduled Monuments will only be permitted where they clearly conserve the asset or enhance its significance. Proposals resulting in loss or harm will only be permitted on a wholly exceptional basis and in line with Criterion 3 and 4. 9. Sites designated for their geoarchaeological interests, including the Swanscombe Skull SSSI and Swanscombe Peninsula SSSI, are irreplaceable and therefore, will be protected and conserved.

Historic Environment Strategy

1. Development must contribute to the conservation and enjoyment of the Borough's historic environment. The local planning authority will work with developers on strategies to realise this in the context of site heritage opportunities and constraints. 2. Where heritage may be at risk, landowners will be expected to work proactively with the local planning authority in bringing forward proposals to preserve or enhance these assets, to facilitate their successful rehabilitation and seek their viable re-use consistent with their heritage value and special interest. 3. Development proposals which may affect the significance of both designated and non-designated heritage assets or their setting must demonstrate how these assets will be protected, conserved or enhanced as appropriate. Proposals must aim to reflect and interpret the historic character of a site and conserve its most significant historical and/or architectural aspects. 4. The Borough's non-designated heritage assets include: a. Archaeological sites, including sites holding an interest as defined in the NPPF; b. Sites with significant industrial heritage; c. Land with historic landscape character; d. Historic open space, parks and gardens; and e. Assets that may be designated through a local list, produced after public consultation. 5. Development proposals affecting non-designated heritage assets must establish the asset's significance. Development must conserve or enhance those aspects that have been identified as significant and should seek to better reveal an asset's significance. 6. In determining planning applications affecting non-designated assets, the effect of the proposal on the asset's significance will be taken into account. A balanced judgement will be taken having regard to the significance of the heritage asset and the scale of any harm or loss of significance. Development resulting in a total loss of significance will normally be refused.

Alkerden and Ashmere Allocation

1. Alkerden and Ashmere will form sustainable, active and well integrated neighbourhoods set in significant green infrastructure. The fulfilment of strategic Garden City development by prompt completion of mixed use centres and infrastructure will be supported, complemented by new diverse residential neighbourhoods. 2. Proposals should be designed to deliver: a. A direct Fastrack route between Bluewater and Ebbsfleet Central; b. Mixed residential neighbourhoods supported by the provision of centres with community facilities and local services. Alkerden will be a significant local hub for the Garden City with a District Centre which will include an education campus and medical/healthcare provision. At Ashmere, a Local Centre will be provided; c. Provision of significant custom/self-build dwellings and other forms of residential and specialist accommodation, including for older people, well located to the Centres, to diversify housing supply and provide inclusive communities in the Garden City; d. A fully connected pedestrian and cycle network, linked to Ebbsfleet Central/Castle Hill, the surrounding areas and Bluewater, and the enhancement of connections to Swanscombe, Greenhithe, Stone and the countryside to the south of the A2; and e. High quality new strategic and local greenspace, including at Craylands Gorge and other north-south ecological corridors, and a major park between Alkerden and Ashmere. 3. Development is expected to deliver: a. 4,700 dwellings (or more); b. Specialist residential accommodation; and c. Approximately 10,000sqm floorspace within Use Class E, plus significant community uses (including Class E(a)(b) and (c), and Class F1(a) and Class F2(a) and (b)) focused on a District Centre, and a Local Centre.

Westgate Allocation

1. Development at Westgate should provide a mix of uses and enhance Dartford's leisure, visitor and mid-evening economy and/or health and wellbeing offer. 2. Proposals should demonstrate through masterplanning, appropriate layout, form, design, massing and use that they: a. Retain the former Co-op façade on Spital Street; b. Include active uses on existing street frontages and ensure safe public and private areas; c. Reconnect historic roads/routes, ensuring an east-west pedestrian route across the site; and d. Feature a new public square. 3. Development is expected to deliver: a. A cinema/strategic leisure facility, or cultural/visitor/wellbeing/community service/shopping anchor use of equal significance; b. Up to 5,000sqm of uses within Use Class E, other main town centre uses, and/or a hotel (within Use Class C1); and c. 120 dwellings (or more).

East of Lowfield Street Allocation

1. Development at Lowfield Street has commenced but should continue and be completed and occupied as planned, to create vibrancy and an attractive environment in the south of Dartford Town Centre, and provide a clear, modern and appealing sense of entry to the Town Centre. 2. Proposals should demonstrate through integrated masterplanning, appropriate layout, form, design, massing and use that it: a. Achieves the co-ordinated and comprehensive physical regeneration of the East of Lowfield Street, and permeability through to Central Park; b. Delivers significant good quality residential development; c. Provides active ground floor uses, with modern retail/leisure units delivered at the north of the site, and future new community use premises at the southern end; d. Enhances routes for pedestrians and cyclists, and improves the existing pedestrian environment along Lowfield Street; e. Avoids traffic needing to travel through Market Street to access the site; f. Provides a good quality multi-functional public realm which links to Central Park, with an appropriate boundary to the park where appropriate; and g. Respects the adjacent Listed Buildings and Conservation Area. 3. Development is expected to deliver: a. 700 dwellings (or more); b. 1,500sqm or more of retail/leisure floorspace (Use Class E); and c. New community premises at the southern end (Use Class F)

Priory Shopping Centre Allocation

1. Development at The Priory Shopping Centre and adjoining land should provide a genuine mix of town centre and other uses; and create new open streets, public spaces and attractive pedestrian linkages from Spital Street to and along Instone Road and Lowfield Street. 2. Proposals should demonstrate through integrated masterplanning, appropriate layout, form, design, massing and use that they: a. Achieve the co-ordinated and integrated redevelopment of The Priory Centre/Instone Road and adjoining land, and one or more feature town centre square(s), complement adjoining and adjacent listed buildings, and enhance the High Street/Spital Street part of the Dartford Town Centre Conservation Area; b. Provide significant active ground floor uses animating Spital Street and Lowfield Street as well as Instone Road and routes through the site; with viable new retail and leisure premises, including retention of large retailing anchors and space for independent traders; c. Include visitor accommodation or a new activity forming a major town centre attraction; d. Deliver a mix of good quality new houses and flatted development, and necessary land/facilities/contributions towards community service needs that arise from the development; e. Provide high quality public realm/spaces, well landscaped with a variety of open functions and ensure that all public and private spaces and routes are safe and overlooked; f. Make use of existing levels and ensure that the development works with adjacent levels and land given over to the car park; and g. Respect neighbouring houses. 3. Development is expected to deliver: a. 400 dwellings (or more); b. 10,000sqm or more of retail/leisure/office floorspace (Use Class E), including large and small retail units; and c. Hotel (within Use Class C1) and/or 4,000sqm or more town centre attraction.

Extensions, New Dwellings, and Garden Land

1. Development must maintain a range of dwelling sizes and sufficient garden land, retain or enhance the character, local environment and amenity of established residential areas, and achieve satisfactory quality of development. 2. Development which results in an unacceptable loss of residential garden land will be refused. Proposals must demonstrate that they would not result in harm, individually or cumulatively, arising from: a. Loss of diversity in the stock of housing in the Borough; or b. Erosion of the local character; or c. Significant loss of residential garden land serving the health, recreation and/or functional needs of the occupiers. 3. The extension of dwellings or the creation of new dwellings by infill or conversion must also ensure that they meet the following principles: a. The historical pattern and form of development is preserved, and the design proposed is not visually obtrusive, with existing significant landscape features retained and/or any loss mitigated; b. Access into the development is safe and facilitates ease of pedestrian movement; c. Access into the development does not create an undue disruption to the character and appearance of an existing road frontage or unacceptable disturbance to adjacent properties; and d. The proposal does not materially harm existing residential amenity, including through overlooking, loss of privacy, loss of daylight/sunlight, visual impact, noise, increased level of activity and disturbance, or increased on-street parking. 4. The conversion of a single dwelling house of 120sqm or less original net internal floor space into two or more units will not be permitted unless it is clearly shown there is a surplus of single dwelling houses of this scale within the neighbourhood and it can be demonstrated that there is no harm to the character or amenity of the surrounding area. The conversion of terraced houses will not be permitted unless demonstrated to result in beneficial outcomes for both townscape character and residential amenity of both new and existing surrounding residents.

Gypsy, Traveller and Travelling Showpeople Accommodation

1. Dartford Borough will meet accommodation needs of gypsies and travellers and travelling showpeople, identified in Table 8 and Policy S4, and plan to provide a Five Year Supply, by: a. Realising the potential for additional accommodation through permitting gypsies and travellers development, particularly for caravans to facilitate indigenous family needs, at existing authorised and tolerated sites, where needs are appropriately demonstrated; b. Allocating land for three pitches at Salinas Darenth Wood Road, five pitches at Eebs Stables, Trollingdown Hill; and four pitches at Eagle Farm, High Road Wilmington, shown on the Policies Map and at Diagrams 16 to 18. Specific proposals will be subject to detailed landscaping requirements to ensure that the impact on the openness of adjoining green belt land is minimised and, where appropriate, to provide new defensible boundaries that should have the potential to endure for the plan period and beyond; c. The need for one travelling showpersons plot will be met through an existing permission at the Forest Amusements site, Darenth Wood Road. d. Protecting and safeguarding: existing authorised Gypsy and Traveller sites and pitches; existing authorised sites for travelling showpeople; the new gypsy and traveller pitches allocated under 1(b); and any new gypsy and traveller sites that might be granted planning permission. 2. Proposals for gypsy and traveller pitches and travelling showpeople plots outside of the allocated sites will be determined in accordance with national policy, and having regard to relevant material considerations, including recognising the importance of meeting any remaining unmet gypsy and traveller site needs. Permission will be granted on a permanent basis wherever possible. Proposals should show the site: a. Is of a scale to accommodate, and has the potential to provide the facilities required for, future occupants in terms of amenity and in meeting site licensing requirements; b. Will provide acceptable living conditions for future occupants in terms of noise, vibration, pollution, and such other environmental factors as may be material; c. Is of a scale compatible with the ability of the surrounding community to accommodate the development without significant detriment to neighbouring residential amenity, taking into account existing population size and density; d. Is not in an area liable to flooding, and that suitable drainage can be installed that does not lead to unacceptable risks to groundwater and/or localised flooding; e. Is located in reasonable proximity to a range of services and facilities; f. Has the ability to provide appropriate safe vehicular access to the site and provides suitable parking and amenity areas; and g. Is screened and visually integrated into the local and wider landscape, with careful siting within the site (including of any day rooms and other necessary ancillary facilities).

Affordable Housing

1. Residential development should aim for a genuine mix of housing to support inclusive neighbourhoods, with a range of rental and ownership options to meet local needs. Affordable housing should be provided in the following circumstances: a. In the urban area, at developments proposing a gain of 15 dwellings or more. b. South of the A2 and/or in the Green Belt, at developments proposing a gain of 10 dwellings or more. c. At residential development in the Borough of 0.5ha in size or more. d. Any site proposed and justified in principle on the basis of delivering dwellings that are all rented affordable housing meeting priority local requirements will be supported, where it is sustainable in location and appropriate in scale. 2. Where residential developments are required to provide affordable housing in accordance with Criterion 1, these should: a. Meet a requirement for 35% of all dwellings to be defined as affordable housing, except in Central Dartford where 20% applies or (exceptionally) satisfy Criterion 2d, below. b. Provide a mix of affordable housing tenures, with an expectation of a higher proportion of social/affordable rented provision than intermediate affordable housing products. Based on the most recent evidence, affordable housing would comprise four sevenths social/affordable rented provision and three sevenths intermediate. c. Make provision on-site (unless off-site provision would result in public benefits). d. Exceptionally, and where it is clearly demonstrated that the costs of the development consistent with Criterion 2a to 2c render it financially unviable, a cascade approach to affordable housing provision will be applied: i. Firstly, a variation in the guideline mix of affordable tenures may be accepted. ii. Then, off site delivery of policy compliant affordable housing provision may be appropriate. iii. Then, if demonstrated provision as set out in i) and ii) cannot occur, a lower total amount of affordable housing delivered on-site may be considered, where shown with robust viability assessment that this is the minimum viable reduction in affordable housing provision. iv. Finally, failing i) to iii), a financial contribution made equivalent to the cost of offsite provision in the Borough where maximising affordable housing delivery. e. Ensure that design layouts and facilities are not segregated, with no barriers to access or differences in appearance between different tenures.

Housing Mix

1. All developments should provide an appropriate mix of housing types and sizes to create vibrant and mixed communities which meet the accommodation needs of the local population. a. The majority of dwellings on all developments should provide two or more bedrooms (for specialist accommodation, a higher proportion of smaller units may be justifiable). b. Major developments should include provision for three and four bedroom homes, except in Central Dartford where sites of 100 or more dwellings will be required to make provision. 2. All new build dwellings should meet the requirement in M4(2): Category 2 – Accessible and Adaptable Dwellings. A limited proportion of dwellings to meet the requirement M4(3): Category 3 – Wheelchair User Dwellings is sought on sites of 100 or more dwellings. Only where it can be robustly demonstrated why it is not possible to contribute to these requirements will applicable developments be exempted. 3. The local planning authority will require, as part of mixed neighbourhoods, the provision of specialist accommodation for specific groups (such as age restricted dwellings) and care homes (Use Class C2) suitable for older and vulnerable people where appropriate and sustainably located and need is demonstrated. 4. Major developments should make proportionate provision of plots for self-build or custom-build dwellings based on site size and the number of entries on the self-build register where appropriate to the character and form of the development.

Residential Amenity Space

1. Residential development must provide sufficient and high quality amenity space to meet the health, recreation and functional needs of occupants and to contribute to good design, wellbeing and wider environmental objectives. Sites should be laid out to provide for private amenity space requirements and contribute to multi-functional green infrastructure, where possible. 2. The design of all private and communal amenity types and spaces must be attractive, enable maximum functionality for the end users and be suitable to the location and character of the development. In this respect, the applicant must demonstrate how the following, as a minimum, have been taken into consideration and provided within the design: a. Good sunlight and fresh air; b. Leisure and recreation space; c. Children's play needs; d. Storage space sufficient for the needs of likely occupiers; e. Relative privacy and tranquillity as appropriate to the setting; f. Opportunity for food growing where possible; and g. Accessible and secure entrances. 3. To achieve this aim, all new build residential development must provide a quantity of private amenity space that is: a. Clearly ample for each house in a development. This should be predominantly a single area, provided through an attached (preferably spacious rear) garden; and b. Sufficient and highly usable in the form of a balcony, winter garden, terrace or garden for each flat in a development.

Borough Development Levels

1. Large developments should be delivered at a phased rate in accordance with agreed masterplanning to provide a flow and complementary range of development, facilities and infrastructure. Achieving genuine variety within residential developments, through differentiation of housing tenures and types/design, will create vibrant places, and also help maintain rates of new home delivery and Borough housing supply as planned. The provision of affordable housing will feature at residential development sites as set out in Policy M7. 2. New homes are required to be delivered at an average rate of 790 per annum (totalling 12,640 homes from April 2021 to March 2037 inclusive), with planning permissions and delivery closely monitored and managed. Decisions will be based on this requirement and the identified housing land supply in order to ensure a steady availability of deliverable land, and achievement of the planned supply at sustainable locations supported by infrastructure. 3. Planning decisions will have close regard to the target for 80% of the Borough's new homes in the plan period to be located on brownfield land. 4. A rolling five year deliverable supply of housing land will be maintained, including the applicable supply buffer (brought forward from within the Plan period to the level as required in the Housing Delivery Test). 5. Meeting the needs arising from the Gypsy Traveller Accommodation Assessment: a. One plot in total is needed for Travelling Showpeople, this is required in the next five years (2026/27). b. 56 pitches in total are needed for Gypsies and Travellers. This is required as follows: i. 35 deliverable pitches in the next five years (2026/27), and ii. A further 21 developable pitches by the end of the plan period. 6. Supporting the delivery of sustainable development aims and Dartford's economic strategy and regeneration areas, planning decisions will take account of the desirability of providing: a. Balanced mix of land uses in the Borough and within neighbourhoods; b. Approximately an average rate of 22,000sqm per annum of new commercial, business and services uses, and community and learning uses (including offices, health facilities and schools); and c. Approximately an average rate of 25,000sqm per annum of new industrial/distribution premises.

Sustainable Housing Locations

1. Sites located in accordance with the Borough Spatial Strategy, Central Dartford, Ebbsfleet and Swanscombe, Bluewater policies, or remaining sites in the identified housing land supply as set out in Appendix A and where after taking into account applicable site constraints the proposed number of dwellings is broadly in line with the projected site capacity, will be permitted for residential development. At three residential-led allocations on the Policies Map and identified by diagrams in Appendix A, residential development will be permitted where: a. Shown to be designed to: i. Respond sensitively to local topography, ii. Respect long distance views to the sites; iii. Respect and enhance existing landscaping and landscape settings; iv. Facilitate an integrated sense of place and community; v. Create functional open space well related to the development and connecting to the wider green infrastructure network; vi. Provide a fine grain of built form ensuring permeability and integration and safe connections to neighbour facilities, services and infrastructure; and vii. Ensure an appropriate scale of development across each site, to create street scenes which contribute to and enhance the character of the surrounding areas. b. Demonstrated to be designed to fully utilise and support the public transport corridor and active travel potential of London Road (and also in the case of St James Lane Pit, Watling Street) providing safe, direct and attractive walking links from all dwellings to bus/Fastrack services, and achieving development well equipped to integrate with the wider cycle network (for commuter, recreational and other cycling). c. Meeting other Local Plan policy and infrastructure requirements, d. A design-led process leads to an agreed layout, showing: i. At St James Lane Pit Stone, up to 870 dwellings ii. At Stone Lodge Stone, up to 140 dwellings iii. At Knockhall Road Greenhithe, up to 61 dwellings 2. At other locations, residential development will be supported where the benefits of the proposal outweigh the disbenefits, including the sustainability of the site's location. Unplanned windfall development within Use Class C3 involving a net gain of five or more dwellings should also show that: a. It is located on brownfield land, unless it has been demonstrated that the site is necessary to rectify a lack of five year supply of deliverable housing land; b. It is within easy walking distance of a range of community facilities including schools, shops, leisure and recreation services, and is well located with respect to walking/cycling and good public transport to a choice of employment opportunities; and c. In the case of major development, it is also shown to be sufficiently served by infrastructure, after allowing for the infrastructure requirements of the sites identified in the housing land supply.

Infrastructure Planning Strategy

1. Borough development will be plan-led, and major proposals masterplanned and phased, in order to ensure the co-ordinated delivery of new infrastructure, and that demand is managed to remain within capacity as far as possible until necessary new infrastructure is provided. New services and facilities will be provided to meet Dartford Borough's needs with key infrastructure provision identified in Diagram 2 and Table 1. Land will be retained within applicable large development for essential community, travel, flood defence and green infrastructure uses. 2. Community uses, including education, health, sports facilities, cultural services and local shops, will be retained, and new facilities delivered. Development will ensure communities have good quality and sustainable access to the day-to-day facilities they need including local services and jobs. Overall community infrastructure needs and growth will be regularly reviewed to ensure that a flow of sufficient new facilities are secured in appropriate locations. 3. New development will be located where well-served by public transport, and within easy walking distance of local facilities and jobs (for new homes, or the labour force/primary catchment as applicable for other developments). All major development will feature significant measures to provide improved safe and secure active travel routes integrated with the surrounding area. Large and trip generating developments should support public transport use and new infrastructure. Focusing on sustainable locations/transport provisions should support minimising pollution in Air Quality Management Areas and elsewhere. 4. Opportunities to achieve transport upgrades will be maximised. This includes promoting: a. New and improved rail services and replacement or enhanced train stations. b. New and improved Fastrack and other bus services/routes, including addressing non-dedicated sections of Fastrack routes which are vulnerable to general traffic congestion and bus priority at junctions where possible. c. Further highway and junction upgrades. Additional investment will be supported, dependent on further assessment by National Highways, Kent County Council, Dartford Borough Council and partners. d. Use of rivers for the sustainable transport of goods and passengers as part of proposals for strategic scale development. 5. Physical and other infrastructure necessary to serve development, including beyond the plan period, will be co-ordinated with the relevant agencies, service providers and utility companies (including by liaison between them and the developer where appropriate). Space for strategic infrastructure provision, and access to it, will be reserved as required, including for flood defences and waste planning. New high quality and advanced communications infrastructure developments will occur in line with national policy to support the Borough's needs. 6. The Borough's Green Grid network will continue to be upgraded and expanded to a finer grain, including through improving existing green and blue infrastructure such as open spaces and water bodies, achieving appropriate new multi-functional green spaces, and enhancing biodiversity. Development will also contribute proportionately to green infrastructure, with larger developments making significant provision on-site. 7. Dartford's infrastructure planning documents will set out the Council's priorities for infrastructure, and be a principal basis for working with partners on infrastructure delivery. Development will contribute to infrastructure provision as necessary in line with national policy through: a. Contributions via Dartford's Community Infrastructure Levy; and/or b. Planning obligations secured by Section 106 legal agreements, where applicable, for affordable housing or site specific infrastructure; and/or c. Provision in-kind; or d. Any successor developer contribution scheme.

North of London Road Area, Swanscombe

1. Land north of London Road and off Manor Way has potential for regeneration. Development on this land will be supported where it sustainably makes efficient use of underused land to benefit the wider area or improves the identified employment area. Any proposals will be subject to further investigation in relation to the suitability of the area for development and compliance with the requirements set out in Criterion 2. 2. Any development in this area will need to: a. Ensure that the ecological and geological interest of the adjacent Swanscombe Peninsula Site of Special Scientific Interest (SSSI) is conserved and enhanced; b. Ensure no direct or indirect impacts on the adjacent SSSI. Buffers will be created in between developments and the SSSI; c. Demonstrate suitably located and designed proposed uses, such as recreation, commercial uses, or residential development, at an appropriate density; d. Be sensitively designed and achieve a good quality public realm to appropriately connect to its surrounds and Ebbsfleet Garden City; e. Take account of and mitigate impacts in relation to: flood risk, land contamination, noise, air quality, minerals safeguarding, groundwater quality, and surface water drainage; f. Provide a high quality network of links to the wider area including improved pedestrian and cycle access to Swanscombe, the River Thames, and Ingress Park (Greenhithe); and g. Be designed in a way which respects the local landscape, including views to the area from the north across the marshes and views of the roofscape from London Road. 3. In the event that consent is given to the proposed international scale resort and a Local Plan Review is triggered, it will consider the need to revise this and other policies in the Plan in response to projected impacts.

Central Dartford Strategy

1. The high quality transformation of Central Dartford is actively supported as a destination to invest, be productive and creative, visit for shopping, leisure and services, and as a place to call home. Valued, good quality buildings and spaces will be repurposed, enhanced and better used. Development in and around the Town Centre will bring an expanded range of activities and services to the town including cultural and creative facilities, increasing economic vitality and the choice of jobs, providing new infrastructure, and will grow the resident community. In this respect, the following will apply: a. Current projects and strategic plans will continue to advance, including with reference to Diagram 5, leading to completion of: the sympathetic refurbishment of the Town Centre's key streets, public spaces and historic buildings; transport and movement improvements; the renewal of Lowfield Street/Brewery Square (Market Street)/High Street; and the successful redevelopment of the Westgate and Priory Centre sites. b. There will be significant further progress in and on the edge of the Town Centre. It will change, with a focus on: i. Improving links across Central Dartford, removing some of the barriers to movement that have been created by large sites, and making existing routes attractive and safe; ii. Facilitating, and connecting with, an enhanced Dartford Railway Station/public transport interchange; and iii. Opening up and creating safe links/spaces to and along the River Darent, with a more natural river channel and setting. 2. The Council and partners will: a. Promote redevelopment of large/unappealing buildings and under-used land/buildings where they are no longer contributing

Ebbsfleet and Swanscombe Strategy

1. A 21st century garden city at Ebbsfleet will continue to be created, sensitively integrated into its environment and surroundings, providing high quality new greenspace, infrastructure, homes and business investment, and ensuring climate resilience. This will be achieved by the co-ordinated delivery of integrated and accessible sustainable transport, and well-designed and well-served mixed neighbourhoods. These will include workplaces, schools, health facilities and centres which serve and are well linked to neighbouring communities and towns, encourage walking and cycling, and are connected by modern public transport systems. It will become an important destination for recreation and leisure uses. The use of sustainable and active travel modes will be embedded into developments; designing for walking/cycling (particularly at locations which benefit the Green Grid), public transport and low carbon motorised personal transport (including for future electric vehicle charging points/cabling needs). This should be designed to be adaptable to allow for future changes to technology and transport methods. 2. The creation of a new urban heart at Ebbsfleet Central around a transport hub focussed on Ebbsfleet International Station, and plans for new neighbourhoods at Alkerden and Ashmere, will be implemented. The neighbourhoods at Ebbsfleet Green, Castle Hill, and north west of Swanscombe will be completed. Further development may come forward at suitable land north of London Road, Swanscombe. 3. The ecological and geological interest of the Swanscombe Peninsula Site of Special Scientific Interest (SSSI) will be conserved and enhanced. In addition, biodiversity and geodiversity value will not be adversely affected by development. Opportunities will be taken to enhance the SSSI for the benefit of wildlife and people as part of the wider Green Grid network. All development will avoid impacts on the SSSI, supporting and complementing the ecological features of the SSSI. There will be substantial improvements to natural and open spaces across the Garden City and at Swanscombe as part of the wider Green Grid network, including at Craylands Gorge, Eastern Quarry Lakes and the River Ebbsfleet. 4. The existing settlement of Swanscombe will remain distinct, retaining its character whilst seeking opportunities to improve its overall environment. Development in Ebbsfleet Garden City should ensure wherever possible that Swanscombe benefits from: a. Access to better facilities and public transport, including upgrades to the accessibility of, and services from, Swanscombe Railway Station (or a new station); and b. Improvements to existing connections and the delivery of new green walking and cycling connections, in particular linking in to improvements towards the River Thames and Ebbsfleet International Station. 5. At Bean Triangle, opportunities to improve environmental and landscape quality and walking and cycling connections to the wider area will be pursued, consistent with Green Belt principles. 6. Opportunities for providing pitches or plots for gypsies, travellers and travelling showpeople within Ebbsfleet Garden City will be actively explored to help meet the needs of the Borough.

Swanscombe

1. Swanscombe will retain and improve its distinct identity and positive characteristics, including the popular residential core, generous sized open spaces and approaches, and the local High Street. 2. The following principles will apply: a. Facilities, including at the well-established High Street District Centre and other locations within Swanscombe, will be retained/improved; b. Environmental and infrastructure enhancements, including to upgrade public transport and walking and cycling connections, will be sought; and c. Existing single family dwellings will be retained, and proportionate redevelopment for new family homes will be supported at small brownfield sites.

Ebbsfleet Central Allocation

1. Development of Ebbsfleet Central will be supported where it delivers a high quality, comprehensively planned, strategic Garden City hub. Within Dartford Borough, this will feature a full mix of activities which will all be well integrated in the wider area including: employment; health/education; residential development; new open and public spaces; and major new transport and community infrastructure. The main focus will be development with an urban character close to Ebbsfleet International Station. 2. Proposals should be designed to: a. Provide at least 30% as open space, including varied and well equipped parklands befitting a Garden City; b. Ensure that there are no direct or indirect impacts on the Swanscombe Peninsula Site of Special Scientific Interest (SSSI) and that the ecological and geological interest of the SSSI is conserved and enhanced; c. Secure significant zero carbon and energy positive technology; d. provide a new public transport hub with ease of interchange between rail services at Ebbsfleet International, and other local rail stations, Fastrack and local buses; e. Secure the direct Fastrack route through the site linking Ebbsfleet International Station eastwards and westwards via Alkerden and other developments to Bluewater; f. Integrate developments and deliver major new green, safe and attractive walking and cycling connections to both existing and new communities, connecting both sides of Ebbsfleet International Station; g. Ensure that appropriate car parking is provided for Ebbsfleet International Station; and h. Not preclude achievement of new or enhanced rail services in north Kent, including to other stations in Dartford Borough and direct to Abbey Wood. 3. At land by the east of the Railway Station, large scale commercial activity and infrastructure will be delivered, providing good quality complimentary businesses and jobs, strategic health and community facilities, a hotel, homes and a new District Centre. A first class public realm, urban greenspace and a public park along the River Ebbsfleet, which protects and enhances its ecological interest and creates a naturalised river and banks, will be created. 4. At land to the west of the Railway Station, proposals will be well linked to development by the east of the Station and elsewhere in the Garden City, and ensure that there are no direct or indirect adverse impacts on the adjoining SSSI. Major mixed use development should include homes and community facilities, forming a connected and well-served new neighbourhood. 5. Development within Dartford Borough is expected to deliver the following: a. Approximately 2,000 dwellings; b. Approximately 100,000sqm floorspace within Use Class E (predominantly offices/flexible workspace in Class E(g) and Class E(c)), and a maximum 20% retail) in Class E(a)), within the plan period; and c. Substantial education, health and community facilities, including a primary school, within the plan period.

Borough Spatial Strategy

1. Sustainable development will occur at planned locations in the Borough to meet assessed needs, securing new infrastructure provision and brownfield land re-use, creating neighbourhoods resilient and adaptive to climate change. Development should provide a diverse and complementary balance of uses and services within settlements, and minimise the necessity to travel by private vehicles. 2. Growth will be located at strategic allocations, sites in the identified housing land supply, and in line with the economic strategy. Development is directed to: a. Brownfield land not within the Green Belt; and b. Sites with good access by public transport and walking/cycling to a range of local supporting services/infrastructure. 3. The overriding priority for development in the Borough is at: a. Central Dartford; and b. Ebbsfleet Garden City These growth locations will be regenerated with the provision of new and improved infrastructure and strategic mixed use development. 4. Heritage assets will be conserved and enhanced in a manner appropriate to their significance. 5. Designated sites of biodiversity value will be protected, and improvement of ecological sites and networks maximised. 6. Accommodation for gypsies and travellers will be located in the Borough in locations that are appropriate to meet needs as they arise in accordance with Policy M11, including those locations previously in the green belt specifically allocated for this purpose. Urban Area Principles 7. The Urban Area is defined as the area to the north of the A2 and outside the Green Belt. Within this area, complementary to strategic growth at Central Dartford and Ebbsfleet Garden City, developments with permission will be completed and additional development will occur at the Urban Area neighbourhoods of Dartford, Stone, Greenhithe and Swanscombe. This will include: a. Residential development at sites in the identified housing land supply; b. Provision of infrastructure, including for education and health facilities, and improvements to walking and cycling links, railway stations and the bus/Fastrack networks; c. Provision or enhancement of Green and Blue Infrastructure and Green Grid links; d. Protection of shops and services at identified District and Local Centres; and improvement of the quality of their environment where opportunities arise; and e. Enhancements to the Rivers Thames and Darent for outdoor recreation, small scale river related leisure uses, walking and cycling, and ecology, where possible. Economic Strategy 8. Significant jobs, major commercial activity and new employment premises will be prioritised within Central Dartford and Ebbsfleet Garden City. Economic development will occur at locations elsewhere in the urban area where this is consistent with sustainable growth patterns and provides suitable improvement and expansion/intensification of commercial locations. Economic growth will be based on a strategy of: a. Supporting the growth of existing local businesses within the Borough, and encouraging start-ups and small/medium sized enterprises; b. Promoting enhanced productivity, targeting growth sectors and clusters of high technology or creative, industries; and c. Increasing professional and managerial employment. 9. Economic development and jobs growth will be delivered principally through supporting development opportunities, to deliver: a. Planned strategic expansions at, or additional floorspace within, the identified employment areas. b. Redevelopment for modern retail/leisure premises and community facilities within the retail centres. The network of retail centres comprises: i. Dartford Town Centre, which will attract a wide range of new businesses; ii. Bluewater, which will continue its regional economic contribution; iii. District Centres at Dartford, Ebbsfleet, Swanscombe and Longfield; and iv. Local Centres in the urban area and at villages. Non-Urban Area Principles 10. The openness and permanence of the Metropolitan Green Belt in the south of the Borough and at Dartford Marshes will be maintained. Development will only occur where in full accordance with Green Belt policies. 11. Any residential or other development within the Borough's villages will be of proportionate scale and on non-Green Belt land.

Central Dartford Mix of Uses

1. A diverse mix of ground floor uses is expected in Dartford Town Centre. The Core Frontage identifies the Town Centre's streets that should be characterised by an active mix of uses at ground floor, high levels of daytime pedestrian activity, and a clear sense of history, all befitting a bustling market town. In this respect, the following will apply: a. In the Core Frontage, changes of use, or redevelopment consistent with Conservation Area and other design/heritage principles, for retail, leisure, services and other uses in Use Class E will be permitted where an active window display to the frontage is maintained if possible. b. Elsewhere in the Town Centre, and at vacant units in the Core Frontage where sufficient effective marketing for Class E use has occurred, other main town centre uses, businesses and services will also be permitted, including food and drink uses, hotels, cultural, local community uses and other uses within Use Class F. Marketing of vacant units should be proactive and for a continuous period of 12 months or more, using a professional agent and an appropriate range of online, on-site and other advertising media. The asking price should be demonstrated to be reasonable for Class E use, and reflecting the property and location; applying throughout the marketing period. 2. It is expected that residential development will occur in Central Dartford principally through: a. Allocations identified in policies D4, D5, D6, and D7; b. High quality conversion/extension of upper floors or under-used buildings; and c. New residential developments in the housing land supply, located in accordance with Policy D7, or additional sites demonstrated to be suitable under D2 and other policies.

Bluewater

1. The appropriate evolution of Bluewater, to maintain its economic contribution, quality and distinctiveness as a contemporary regional centre, will be supported subject to assessment of local and regional implications as set out in Criterion 2 and Criterion 3. 2. Development for activities including those in Use Classes C1, E, and F at Bluewater will be permitted where: a. Proposals do not individually or cumulatively undermine its role as a regional shopping centre, and are shown to be necessary to maintain or enhance its quality and performance relative to other regional centres/competitors; b. Impact on the highway network is minimised, and improved access by and to public and active transport is secured where appropriate. Measures to be featured in a robust Travel Plan should include: high quality/expanded interchange facilities; support for further Fastrack services where feasible; segregated and safe walking and cycling routes; and secure cycle parking. Particular focus should be given to measures to increase uptake of sustainable travel by employees and nearby communities; c. The original design integrity of the centre is maintained; and d. The parkland setting is maintained and enhanced as a recreational and biodiversity resource and as flood risk mitigation. 3. Development for retail or leisure use also needs to demonstrate that the proposal: a. Is of a use and form demonstrated to be consistent with Bluewater's role (Table 10), and offers activities and premises that create an overall experience that is distinct from that of nearby town centres; and b. Is acceptable after evaluation through impact assessment for retail/leisure proposals over 2,500sqm (gross), and sequential testing for indoor leisure, which will take into account neighbouring town centres and regional implications. Assessment/testing shall be carried out in consultation with neighbouring local and strategic authorities. 4. Residential development will be permitted at Chestnut Avenue East as shown on the Policies Map and Diagram 20 where it: a. Is consistent with all criteria in part 2 of the policy above; b. Integrates with surrounding neighbourhoods through provision of safe and direct access to the bus interchange, open space and other facilities and services within Bluewater; c. Creates an active ground floor and elevations, and creating a street scene and sense of residential place. Development must achieve a satisfactory relationship of proposed dwellings to the adjacent car park, and highway, particularly in terms of outlook, amenity and disturbance; d. Demonstrates that adequate parking is available for existing shopping centre users and proposed dwelling occupants; e. Meets other Local Plan policy and infrastructure requirements; f. Has been subject to a design-led process leading to an agreed masterplan; and g. Showing approximately 114 dwellings are demonstrated to be suitable.

District and Local Centres

1. Mixed use development within District and Local Centres will be acceptable where: a. At ground floor level, one or more viable modern commercial/community units are provided for suitable active uses in line with Criterion 2 or 3 as applicable, and is of proportionate scale and form to the vitality and purpose of the centre (Table 10); and b. It is demonstrated to improve the local environment of the centre. District Centres 2. Change of use requiring planning permission, including from Use Class E, F or sui generis use will be permitted at District Centres where the proposed use provides a service to visiting public and: a. More than 50% of the ground floor units are retained in Use Classes E and F use; and b. The existing unit is vacant and has been demonstrated to be not viable for Use Class E, F through sufficient effective marketing. Local Centres 3. Change of use, requiring planning permission, will be permitted where two or more units within Use Classes E or F2 are to be retained within the Centre and: a. The prospective activity is not already provided within the centre, and is non-residential; or b. The existing unit is vacant and has been demonstrated to be not viable for any Use Class E use through sufficient effective marketing. 4. For Criterion 2 and 3 above, where applicable marketing should be proactive and for a continuous period of 12 months or more, using a professional agent and an appropriate range of online, on-site, and other advertising media. The asking price should be demonstrated to be reasonable for the lawful or policy compliant use, and reflecting the property and location, applying throughout the marketing period.

Food and Drink Establishments

1. Hot food takeaways, nightclubs, bars, and public houses will only be acceptable where the following criteria are met, taking account of potential cumulative impacts: a. There will be no material detrimental effects on the residential amenity of neighbours; b. There will be no material detrimental effects on the local environmental quality as a result of noise, vibration and smells; and c. Access, servicing, and parking arrangements for the proposal will not result in an adverse material impact on the safety and traffic flows or cause unacceptable increases to traffic and parking, d. The local planning authority will seek to prevent the inappropriate location or clustering of takeaway premises. Hot food takeaways will normally be acceptable only within the designated network of retail centres, and will normally be refused adjacent to an existing or approved hot food takeaway unit (other than at Bluewater). 2. The proposed loss of public houses in the Borough will only be acceptable where sufficient effective marketing of the premises has been carried out which demonstrates that it is not viable as a public house or for local community (Use Class F2) use. Marketing should be proactive and for a continuous period of 12 months or more, using a professional agent and an appropriate range of online, on-site and other advertising media. The asking price should be demonstrated to be reasonable for pub and class F2 use, and reflecting the property and location, applying throughout the marketing period.

Travel Management

1. Development must be appropriately located and make suitable provision to minimise and manage transport impacts which arise. Proposals must also include appropriate vehicular access arrangements to the new development, and measures for active and sustainable travel. A Transport Assessment will be required on applicable proposals. 2. Localised residual impacts on the highway network that are forecast to occur after on-site mitigations should be addressed by well-designed off-site deliverable transport measures. Development will not be permitted where the localised residual impacts from the development on its own, or in combination with other planned developments in the area, result in severe impacts on one or more of the following: a. Road traffic congestion; b. Air quality; c. Safety of pedestrians, cyclists and other road users; and d. Excessive pressure for on-street parking. 3. New major development sites should include layouts that allow for routes into and dedicated routes within the site for Fastrack, buses, and taxis. These should ensure good connections to make community services and jobs easily accessible to all users/employees, and assist the feasible and efficient operation of transport services. In this respect, the following will apply: a. Large developments at applicable locations must make early provisions for Fastrack, through extension or improvement within or outside the site, where consistent with additional potential demand and to benefit the existing and planned Fastrack network. b. Where appropriate, major developments will be required to facilitate new or extended conventional bus services if required to address demand that would arise. 4. Land required for potential improved rail connectivity between Abbey Wood and Ebbsfleet International is currently safeguarded as shown on the Policies Map and development which will prejudice this, or in a future safeguarding area, will not be permitted. In the event of delivery of a significant rail infrastructure intervention to provide Elizabeth Line services or to directly facilitate better access to Abbey Wood, a Local Plan review will ensure that sustainable regeneration and transport network integration opportunities are maximised. Any re-provision of railway stations on the North Kent line should enhance the capacity, quality, and safety of the stations, and promote sustainable modes of onward travel through integrating ticketing/facilities supporting all public and active transport modes. 5. Proposals should capitalise on all feasible opportunities to promote enhanced movement on and alongside rivers, including travel for passengers, products and the transportation of construction materials and waste. Development must not unacceptably adversely affect the operation of safeguarded wharves. Proposals for alternative development at existing non-safeguarded wharves will not be supported unless that facility is no longer viable or capable of being made viable for waterborne transport.

Active Travel, Access and Parking

1. Development must be of a design and layout to promote walking, cycling, and public transport use through provision of attractive, well-designed, and safe routes which address the needs of users. Segregated cycle routes should be considered where possible. Guidance set out in the Manual for Streets, or any future equivalent, must also be applied. Bespoke access and transport approaches may be agreed at large regeneration sites, where forming a suitable alternative. 2. Transport assessments and travel plans must take account of applicable guidance by Kent County Council. A travel plan will be required where there are anticipated significant or negative impacts of transport movement arising from a development. In this respect, the following will apply: a. Travel plans should set deliverable actions for the promotion and delivery of safe and attractive active travel and public transport measures to increase their uptake, and reduce demand for less sustainable/efficient forms of transport. b. An effective and robust travel plan should feature clear measures and actions to enable objectives to be met, including ongoing monitoring/review with additional measures applied where outcomes are not being achieved, taking into account the operational characteristics of a development, and be capable of applying over a prolonged period as necessary. 3. Adverse effects from the travel and movement issues associated with any development, including on amenity or the environment, must be minimised. Development will be supported where the layout and siting of all forms of access is acceptable in terms of residential amenity, highway capacity and safety, free flow of traffic, cycle and pedestrian provision, and visual impact. Provision should be made at applicable developments for loading, unloading, and the turning of service vehicles to ensure highway and pedestrian safety. 4. Development must ensure that the following requirements are met: a. Provision is made for safe and convenient access to footpaths and cycle routes, with public rights of way protected including, where opportunities exist, delivering new or upgraded routes between key facilities, the Green Grid network, and to existing neighbourhoods. The urban area and village footpaths and cycleways must be safe, overlooked, and well lit. b. Supporting facilities for cyclists, including secure cycle parking/storage and lockers, are provided, and in major developments which attract significant numbers of people (such as schools and large scale employment, retail and leisure developments), changing areas and showers should be included. c. Design features are provided for people with mobility and sensory difficulties, especially at road crossing points, public transport stops, and changes in level on walking routes. 5. Development must provide an appropriate level and form of vehicle parking provision, taking into account any existing provision as relevant to the development, and in full accordance with the applicable Parking Standards SPD. In this respect, the following will apply: a. Electric vehicle charging points must be provided for all new residential properties with dedicated/allocated parking spaces, and for a proportion of parking spaces provided as part of new employment, leisure, and retail development. Charging points or cabling to allow their future installation must be provided for all shared car parking spaces provided on new residential developments. b. The conversion of front gardens for car parking is only allowed where it includes provision of a vehicle crossover and only where the garden is capable of accommodating a parking space in accordance with the parking bay minimum standards set out in the SPD, plus space for soft landscaping, and with unobstructed pedestrian access to the dwelling. New car parking must make use of appropriate permeable paving materials, in line with the SPD, and water quality protection objectives where applicable.