Modular homes at Blue Bell Hill
Tonbridge and Malling Borough Council is developing plans for an innovative new housing scheme aimed at easing the growing pressure on temporary accommodation for homeless residents.
At a meeting of council held on 27 January 2026, councillors agreed to grant planning permission for 12 high-quality modular homes built on the former Blue Bell Hill commuter coach car park, which was closed in 2023 due to declining use and anti-social behaviour.
These new homes will provide much-needed support for individuals and families facing homelessness, particularly in the north of the borough where demand is highest.
At the bottom of this page you will find a number of frequently asked questions about the scheme.
About the modular homes scheme
Award-winning modular homes company Zed Pods has been chosen to construct the units.
The homes will be manufactured off-site and assembled at Blue Bell Hill, allowing construction to be completed more quickly and with less disruption than traditional building methods.
The units will provide good-quality, self-contained accommodation and will be designed to be energy efficient. Features will include high levels of insulation and modern renewable technologies such as solar panels and heat pumps, helping to reduce running costs.
An on-site office will be provided so housing staff can manage the accommodation and offer support to residents living there.
Delivery timescales
Funding and delivery
The £4 million cost of the project will be funded through a combination of sources:
- £2.2 million from the national Local Authority Housing Fund
- £1.4 million from council reserves
- Up to £1 million from developer contributions
Site preparation and factory construction of the units is expected to begin in spring 2026, with on-site assembly starting in the summer. The development is expected to be completed in spring 2027.
Meeting local needs
The modular units will offer two bedroom homes, designed to accommodate a range of household sizes. The site is well connected by public transport and is within walking distance of local amenities, including a supermarket and a children’s nursery.
The new scheme will help address the shortfall in areas like Aylesford, where council-owned housing is limited.
Map of Blue Bell Hill car park
Frequently asked questions
What is being proposed at Blue Bell Hill Car Park?
We are developing innovative, modular temporary accommodation units at Blue Bell Hill car park. The site has been unused since the car park closed in 2023. The development will provide high quality, energy efficient apartments for 12 families who are living in or have connections with Tonbridge and Malling.
What kind of homes will they be?
Following a competitive open tender process, we have been working with an award-winning contractor that specialises in modular homes called, Zed Pods. The modular homes are specially designed housing units that are precision-built at a factory in Peterborough and will be assembled at Blue Bell Hill. This production method is designed to minimise disruption while maximising long-term value, the development combines zero-operational-carbon performance with extremely low utility costs—vital for families experiencing financial stress during periods of homelessness—with rapid delivery, helping the Council meet rising demand for temporary accommodation, reduce ongoing costs, and support vulnerable households to remain close to their local communities. There will also be an on-site office from where housing staff will manage the properties and provide support to those living there.
Why is temporary accommodation needed?
There is an ongoing demand for temporary housing in the borough, from local people who find themselves homeless, and who we have a duty to house. Currently (June 2026) there are 90 – 100 households in temporary accommodation at any one time. These units will provide additional capacity, particularly in the north of the borough where we have struggled with suitable accommodation in the past.
What stage is the project at?
The project was given unanimous approval by councillors in January 2026 and work is due to begin on site in June 2026. It’s hoped that the designed and manufactured units will be delivered to site in Autumn 2026, with the first tenants moving in, in Spring 2027.
Why was this location chosen?
We have a shortage of temporary accommodation, especially in the towns and villages in the north of the borough. This vacant council-owned land is seen as a good location to both meet that shortage and help house people in their local area.
What is the cost of the scheme?
The budget for the project is £4m, which includes funding through the Local Housing Authority Fund. Other sources of funding include council reserves and developer contributions.
Will the housing be used for asylum seekers?
This is a borough council-led plan to provide temporary accommodation for local people who live in Tonbridge and Malling borough or have a connection with the area. It is not part of any Home Office scheme for those currently seeking asylum.
Are there local shops and amenities links nearby?
Yes - the site is within reasonable proximity to local shops and public transport facilities, making it a practical location for families.
How will the site be managed and maintained?
We l will manage and maintain the accommodation and there will be an office for the day-to-day management on site at the location.
What will happen to the site after local government reorganisation in 2028?
The future of Council assets after the 2028 reorganisation will be considered as part of the wider transition to any successor authority. Temporary accommodation will be an ongoing requirement for the new authority.