Planning in Sevenoaks

Provision for Gypsies and Travellers and Travelling Showpeople

Sites will be provided by means of allocations in the Allocations and Development Management DPD for gypsies and travellers and, if required, for travelling showpeople. The identification of sites in the Allocations and Development Management DPD will take account of the following criteria: a. The site should be located within or close to existing settlements with a range of services and facilities and access to public transport b. The site is of a scale appropriate to accommodate the facilities required and will offer an acceptable living environment for future occupants in terms of noise and air quality c. Safe and convenient vehicular and pedestrian access can be provided to the site d. The site is not located within an area liable to flood e. The development will have no significant adverse landscape or biodiversity impact. In the AONBs, sites should only be allocated where it can be demonstrated that the objectives of the designation will not be compromised. f. Alternatives should be explored before Green Belt locations are considered. Land allocated for gypsies and travellers and travelling showpeople will be safeguarded for this purpose so long as a need exists in the District for accommodation for gypsies and travellers and travelling showpeople. Proposals for sites for gypsies and travellers and travelling showpeople on other land outside existing settlement confines will only be permitted where it is first demonstrated that the development is for occupation by gypsies and travellers or travelling showpeople and that the proposed occupant has a need for accommodation that cannot be met on lawful existing or allocated sites in the region. In addition development proposals will need to comply with criteria a – e above. For the purposes of this policy gypsies and travellers are people who meet the definition in Circular 01/06, as set out in the Core Strategy glossary.

Sport and Recreation Facilities

SP10 protects and enhances provision of facilities sport and recreation in the District

Design of New Development and Conservation

All new development should be designed to a high quality and should respond to the distinctive local character of the area in which it is situated. Account should be taken of guidance adopted by the Council in the form of Kent Design, local Character Area Assessments, Conservation Area Appraisals and Management Plans, Village Design Statements and Parish Plans. In rural areas account should be taken of guidance in the Countryside Assessment and AONB Management Plans. In areas where the local environment lacks positive features new development should contribute to an improvement in the quality of the environment. New development should create safe, inclusive and attractive environments that meet the needs of users, incorporate principles of sustainable development and maintain and enhance biodiversity. The District's heritage assets and their settings, including listed buildings, conservation areas, archaeological remains, ancient monuments, historic parks and gardens, historic buildings, landscapes and outstanding views will be protected and enhanced.

Economic Development and Land for Business

The sustainable development of the District's economy will be supported by: a. the retention, intensification and regeneration of existing business areas primarily at Sevenoaks, Swanley, and Edenbridge and Major Developed Sites in rural areas, subject to Green Belt policy. b. through new provision for business as follows i. office development in Sevenoaks and Swanley town centres ii. business development through allocation of greenfield land at Swanley outside the Green Belt c. giving priority to business uses, or tourist facilities, in the conversion of buildings in the rural area d. promoting hotel development in suitable locations in Sevenoaks and Swanley e. working with partners to develop initiatives to improve skills in the workforce f. supporting the development of start up units for small businesses in suitable locations and improvements in information and communications technology to facilitate more flexible working practices Sites used for business purposes will be retained in business use unless it can be demonstrated that there is no reasonable prospect of their take up or continued use for business purposes during the Core Strategy period. Redevelopment for mixed use of business sites in urban areas may exceptionally be permitted where such development would facilitate the regeneration of the site to more effectively meet the needs of modern business, where the employment capacity of the site, represented by the commercial floorspace, is maintained and where a mixed use development would represent a sustainable approach consistent with the general distribution of development.

Sustainable Development

Sustainable Construction and Low-Carbon Energy Generation The District will contribute to reducing the causes and effects of climate change by promoting best practice in sustainable design and construction to improve the energy and water efficiency of all new development and contribute to the goal of achieving zero carbon development as soon as possible. 1. New homes will be required to achieve at least Level 3 of the Code for Sustainable Homes, progressing to Level 4 from 2013 and will be encouraged to achieve Level 6 by 2016. 2. All new commercial (A1-A5, B1-2, B8, C1, D1) and institutional (C2, D1) development, (including conversions) and conversions to residential use will be required to achieve BREEAM "Very Good" standards increasing to "Excellent" standards from 2013 and must incorporate sustainable drainage systems (SUDS) where practical together with arrangements to secure their long term maintenance. 3. Achievement of the Code levels and BREEAM standards must include at least a 10% reduction in the total carbon emissions through the on-site installation and implementation of decentralised, renewable or low-carbon energy sources. 4. Applicants must submit evidence which demonstrates how the requirements have been met or which demonstrate that compliance is not technically or financially feasible. 5. The District will support and promote the incorporation of decentralised energy sources including combined heat and power in new development and will support small scale and community-based renewable energy developments where such development does not adversely affect the openness of the Green Belt and is consistent with AONB policy. Transport The Council will support and promote measures to reduce reliance on travel by car both in providing for new development and in supporting measures promoted through the Transport Strategy. Specifically it will: 1. Support improvements to enhance the safety and convenience of public and community transport. 2. Seek improved facilities for cyclists and pedestrians 3. Require the inclusion of Travel Plans and other appropriate measures in new developments that generate significant traffic volumes Air Quality The design and location of new development will take account of the need to improve air quality in accordance with the District's Air Quality Action Plan. Development in areas of poor air quality or development that may have an adverse impact on air quality will be required to incorporate mitigation measures to reduce impact to an acceptable level. New development in areas of poor air quality will be required to incorporate measures in the design and orientation that demonstrate an acceptable environment will be created for future occupiers. Permission will be refused where unacceptable impacts cannot be overcome by mitigation.

The Countryside and the Rural Economy

The extent of the Green Belt will be maintained. The countryside will be conserved and the distinctive features that contribute to the special character of its landscape and its biodiversity will be protected and enhanced where possible. The distinctive character of the Kent Downs and High Weald Areas of Outstanding Natural Beauty and their settings, will be conserved and enhanced. Particular regard will be given to the condition and sensitivity of the landscape character and securing the recommended landscape actions in the proposed SPD to ensure that all development conserves and enhances local landscape character and that appropriate mitigation is provided where damage to local character cannot be avoided. Development that supports the maintenance and diversification of the rural economy, including development for agriculture, forestry, small scale business development and rural tourism projects, and the vitality of local communities will be supported provided it is compatible with policies for protecting the Green Belt, the Kent Downs and High Weald Areas of Outstanding Natural Beauty conserves and enhances the value and character of the District's woodland and the landscape character of other rural parts of the District and that it takes account of infrastructure requirements.

Green Infrastructure, Open Space, Sport and Recreation Provision

A Green Infrastructure Network will be developed of accessible multi functional green space, primarily based on maintaining and linking existing areas of open space. Open space, sport and recreation facilities, including indoor sports facilities of value to the local community will be retained. Development may exceptionally be allowed where replacement provision of at least equivalent value to the local community is provided. Residential development proposals in areas where there is an existing shortage in open space provision, or where the development would otherwise result in a shortage in provision, will be expected to contribute to overcoming the shortage, either through on site provision or a financial contribution to off site provision. Provision should include arrangements for maintenance of the open space. For the purposes of this policy, open space includes amenity open space, parks and formal gardens, natural and semi natural open space, children's play areas, outdoor sports facilities, churchyards and allotments.

Biodiversity

The biodiversity of the District will be conserved and opportunities sought for enhancement to ensure no net loss of biodiversity. Sites designated for biodiversity value will be protected with the highest level of protection given to nationally designated Sites of Special Scientific Interest, followed by Local Wildlife Sites and sites of local importance for biodiversity. Designated sites will be managed with the primary objective of promoting biodiversity whilst also providing for appropriate levels of public access. Opportunities will be sought for the enhancement of biodiversity through the creation, protection, enhancement, extension and management of sites and through the maintenance and, where possible, enhancement of a green infrastructure network to improve connectivity between habitats.

Development in Sevenoaks Urban Area

In Sevenoaks provision will be made for approximately 1,330 dwellings (2006-2026) on a range of sites suitable for residential use within the urban area. Existing suitable employment sites will be retained with the opportunity for regeneration and redevelopment to better meet the needs of business. In bringing forward sites for development the emphasis in this area will be on: the town centre as shown on Figure 4; housing development at locations throughout the town suitable for housing development and with particular emphasis on locations within the town centre, or within easy walking distance of the town centre or main line railway stations; employment development in existing employment areas; and protection of the setting of the urban area and the distinctive character of the local environment and also respecting the physical and community identity of the adjoining settlements, and prevention of further coalescence.

Development in Swanley

In Swanley provision will be made for approximately 660 dwellings (2006-2026) throughout the town on a range of sites suitable for residential use within the urban area. The local economy will be sustained through the regeneration and redevelopment of existing suitable employment sites to better meet the needs of business and through the allocation of additional land not in the Green Belt for employment purposes adjoining the M25. Developments in Swanley will be accompanied by measures to increase the attractiveness of sustainable transport modes. In allocating sites for development in the Allocations and Development Management DPD, the emphasis in this area will be on: - the town centre and adjoining areas - for employment development, existing employment areas and land adjoining Junction 3 of the M25; - providing additional public open space where opportunities arise: and - protecting the setting of the town and the physical and community identity of the adjoining settlements, and prevention of coalescence

Development in Edenbridge

In Edenbridge provision will be made for approximately 410 dwellings (2006-2026) on a range of sites suitable for residential use within the urban area, avoiding areas liable to flood. Land to the west of Edenbridge previously safeguarded to meet long term development needs is re-allocated as Reserve Land to be brought forward for development after 2015 only if required to maintain a five year supply of housing land in the District. Existing suitable employment sites will be retained with the opportunity for regeneration and redevelopment to better meet the needs of business. The mix of retail and service uses that contribute to the vitality and viability of the town centre will be maintained.

Development in Rural Settlements

Between all the settlements, provision will be made for a total of approximately 1,160 dwellings (2006-2026) on a range of sites suitable for residential use Within the settlement confines of New Ash Green, Otford and Westerham development on a modest scale will be permitted where it can take place in an acceptable manner consistent with local character. In New Ash Green the village centre will be regenerated so that it better meets the needs of the local community whilst respecting the distinctive character of the settlement. Within the settlement confines of Brasted, Crockenhill, Eynsford, Farningham, Halstead, Hartley, Hextable, Horton Kirby, Kemsing, Knockholt Pound, Leigh, Seal, Sevenoaks Weald, Shoreham, South Darenth, Sundridge and West Kingsdown infilling and redevelopment on a small scale only will be permitted taking account of the limited scope for development to take place in an acceptable manner and the limited range of services and facilities available. Within all the settlements covered by this policy new development should be of a scale and nature appropriate to the village concerned and should respond to the distinctive local characteristics of the area in which it is situated.

Development in Rural Settlements

Between all the settlements, provision will be made for a total of approximately 1,160 dwellings (2006-2026) on a range of sites suitable for residential use Within the settlement confines of New Ash Green, Otford and Westerham development on a modest scale will be permitted where it can take place in an acceptable manner consistent with local character. In New Ash Green the village centre will be regenerated so that it better meets the needs of the local community whilst respecting the distinctive character of the settlement. Within the settlement confines of Brasted, Crockenhill, Eynsford, Farningham, Halstead, Hartley, Hextable, Horton Kirby, Kemsing, Knockholt Pound, Leigh, Seal, Sevenoaks Weald, Shoreham, South Darenth, Sundridge and West Kingsdown infilling and redevelopment on a small scale only will be permitted taking account of the limited scope for development to take place in an acceptable manner and the limited range of services and facilities available. Within all the settlements covered by this policy new development should be of a scale and nature appropriate to the village concerned and should respond to the distinctive local characteristics of the area in which it is situated. The loss from rural settlements of services and facilities that serve the local community will be resisted where possible. Exceptions will be made where equivalent replacement facilities are provided equally accessible to the population served, or where it is demonstrated, through evidence submitted to the Council, that the continued operation of the service or facility is no longer financially viable. The Council will support and encourage innovative proposals to improve provision of services and facilities to serve the local community, subject to any development being of a scale and character appropriate to the area. Existing suitable employment sites will be retained with the opportunity for regeneration and redevelopment to better meet the needs of business. The Council will work with service providers to maintain and where possible improve rural transport services, so that the accessibility of rural communities is maintained.

Density of Housing Development

All new housing will be developed at a density that is consistent with achieving good design and does not compromise the distinctive character of the area in which it is situated. Subject to this overriding consideration: 1. Within the urban areas of Sevenoaks, Swanley and Edenbridge new residential development will be expected to achieve a density of 40 dwellings per hectare. In suitable locations close to Sevenoaks and Swanley town centres higher densities will be encouraged. 2. Within Sevenoaks and Swanley town centres, as defined under Policies LO3 and LO5, new residential development will be expected to achieve a density of 75 dwellings per hectare. 3. In other settlements not listed above new residential development will be expected to achieve a density of 30 dwellings per hectare. Development proposals that fail to make efficient use of land for housing, having regard to the character and location of the area, may be refused permission.

Provision of Affordable Housing

In order to meet the needs of people who are not able to compete in the general housing market, the Council will expect the provision of affordable housing in all types of residential development including specialised housing. The location, layout and design of the affordable housing within the scheme should create an inclusive development. The level and type of affordable housing required in any residential development will be assessed against the following criteria:- 1. In residential developments of 15 dwellings or more gross 40% of the total number of units should be affordable. 2. In residential developments of 10-14 dwellings gross 30% of the total number of units should be affordable 3. In residential developments of 5-9 units gross 20% of the total number of units should be affordable 4. In residential developments of less than 5 units that involve a net gain in the number of units a financial contribution based on the equivalent of 10% affordable housing will be required towards improving affordable housing provision off-site Where an element of affordable housing is required at least 65% of the affordable housing units should be social rented, unless the Council is satisfied that an alternative mix meets a proven need. In exceptional circumstances where it is demonstrated to the Council's satisfaction through an independent assessment of viability that on-site provision in accordance with the policy would not be viable, a reduced level of provision may be accepted or, failing that, a financial contribution towards provision off-site will be required. Permission will be refused where the size of the development is artificially reduced to fall below the threshold requiring provision of affordable housing.

Affordable Housing in Rural Areas

Small scale developments for affordable housing only will be developed to meet local needs identified through rural housing needs surveys. The following criteria will be applied in identifying sites: a. the local need identified through the rural housing needs survey cannot be met by any other means through the development of sites within the defined confines of a settlement within the parish or, where appropriate, in an adjacent parish; b. the proposal is of a size and type suitable to meet the identified local need and will be available at an appropriate affordable cost commensurate with the results of the appraisal. The proposal is accompanied by a financial appraisal proving the scheme will meet the defined need. Schemes which propose an element of cross subsidy will not be acceptable; c. the proposed site is considered suitable for such purposes by virtue of its scale and is sited within or adjoining an existing village, is close to available services and public transport, and there are no overriding countryside, conservation, environmental, or highway impacts The initial and subsequent occupancy of sites developed under this policy will be controlled through planning conditions and agreements as appropriate to ensure that the accommodation remains available in perpetuity to meet the purposes for which it was permitted.

Housing Size and Type

The Council will expect new housing development to contribute to a mix of different housing types in residential areas taking into account the existing pattern of housing in the area, evidence of local need and site specific factors. It will seek the inclusion of small units (less than three bedrooms) in new development schemes in suitable locations to increase the proportion of smaller units in the District housing stock. The Council will seek the provision of an increased proportion of housing designed to the lifetime homes standard that can be readily adapted to meet the needs of older people and people with disabilities. Sheltered housing and extra care housing for people with special needs will be encouraged on suitable sites in areas close to a range of services that provide for the needs of future occupants.

Provision for Gypsies and Travellers and Travelling Showpeople

Sites will be provided by means of allocations in the Allocations and Development Management DPD for gypsies and travellers and, if required, for travelling showpeople. The identification of sites in the Allocations and Development Management DPD will take account of the following criteria: a. The site should be located within or close to existing settlements with a range of services and facilities and access to public transport b. The site is of a scale appropriate to accommodate the facilities required and will offer an acceptable living environment for future occupants in terms of noise and air quality c. Safe and convenient vehicular and pedestrian access can be provided to the site d. The site is not located within an area liable to flood e. The development will have no significant adverse landscape or biodiversity impact. In the AONBs, sites should only be allocated where it can be demonstrated that the objectives of the designation will not be compromised. f. Alternatives should be explored before Green Belt locations are considered. Land allocated for gypsies and travellers and travelling showpeople will be safeguarded for this purpose so long as a need exists in the District for accommodation for gypsies and travellers and travelling showpeople. Proposals for sites for gypsies and travellers and travelling showpeople on other land outside existing settlement confines

Infrastructure Provision

Where new development creates a requirement for new or improved physical, social and green infrastructure beyond existing provision, developers will be expected to provide, or contribute to, the additional requirement. The Council will support the development of infrastructure facilities required to resolve existing deficiencies or to support the scale and distribution of development proposed in the Core Strategy. Delivery Mechanisms: The Council will work with infrastructure providers and the Local Strategic Partnership to ensure the delivery of infrastructure improvements required to support delivery of the Core Strategy or resolve existing deficiencies, whilst considering the impact on local environment and existing amenities. The Council will maintain the Infrastructure Schedule (Appendix 4) as a "live" document to be updated as required. Progress will be monitored and the need for changes identified through the Annual Monitoring Report. Where schemes are not delivered within the timescales set out, the Council will consult with the relevant lead bodies to identify new arrangements or alternative schemes. The Allocations and Development Management DPD will set out specific infrastructure requirements for individual site allocations. The Council will produce a Developer Contributions SPD, which will set out levels of contributions and methodologies for calculating contributions.

Education Contributions

SP9 continues to be used in accordance with alternative developer contribution arrangements for additional primary school places.

Distribution of Development

Development will be focused within the built confines of existing settlements. The Sevenoaks urban area, which includes Sevenoaks town, Riverhead, Dunton Green, Chipstead and Bessels Green, will be the principal focus for development in the District in accordance with Policies LO2 and LO3. Swanley will be the secondary focus for development with the emphasis on maintaining and enhancing its role and promoting regeneration to meet the needs of the local community in accordance with Policies LO4 and LO5. Edenbridge will be a location for development of a scale and nature consistent with the needs of the town and the surrounding rural area it serves in accordance with Policy LO6. New Ash Green, Otford and Westerham will be locations for limited development in accordance with Policy LO7. The Service Villages, listed in Policy LO7 will be locations for small scale development consistent with the requirements of Policy LO7. In other locations priority will be given to protecting the rural character of the District. Development will only take place where it is compatible with policies for protecting the Green Belt and the High Weald and Kent Downs Areas of Outstanding Natural Beauty, where relevant. Development will be located to avoid areas at risk of flooding.

Development in Sevenoaks Town Centre

A mix of uses (including retail, offices, cultural, leisure, hotel and residential development) will be retained and enhanced within the town centre. The historic form and character of the town centre will be maintained. Approximately 4,000 sq. metres net of new shopping floorspace (including approximately 1,700 sq m of convenience and 2,300 sq m of comparison floorspace) will be provided in the town centre up to 2026. This will include redevelopment of land west of Blighs Meadow for a mix of uses including residential, commercial and retail and in the longer term redevelopment of land east of the High Street for retail and related uses. New development in the town centre should be of a scale consistent with the existing character of the centre and should contribute to improving the quality of the town centre environment. Town centre car parking will be managed to ensure adequate and convenient provision for shoppers and appropriate provision for long stay parking.

Swanley Town Centre

Swanley town centre will be regenerated so that it better meets the needs of the population it serves. The regeneration scheme will contain a mix of uses including retail, offices, residential and community facilities (including replacement of existing medical facilities) and will bring about a substantial improvement in the environment of the town centre. The provision of a hotel will be supported. Links between the town centre and the station will be improved.