1. What is the Local Plan and why does it matter?
Like all councils, TMBC is required by government to prepare a Local Plan which serves as a blueprint for how the borough should develop between now and 2042. It sets out how we can balance the need to provide new homes while also controlling development in green spaces and protecting the environment.
Crucially, having a Local Plan in place will provide control and certainty about where development will be permitted. Elected councillors will have stronger powers to reject applications in inappropriate locations or which conflict with the policies on preserving the character of our towns and villages and protecting the environment.
2. What happens if there is no Local Plan?
Without a plan, developers can apply to build almost anywhere. Even if the council refuses permission, applications may win on appeal because we don’t have an up-to- date plan to guide development.
With a plan, we have greater control over where development can happen. We can make sure new homes are built in the right places with the necessary infrastructure provided.
3. How many homes are proposed?
The plan is based on meeting a government-set target to identify where 19,746 homes can be provided over the 18-year period covered the plan (2024 – 2042). This assessment is reached using a government-backed formula set out in the National Planning Policy Framework and National Planning Policy Guidance.
4. How many sites have been earmarked for development?
Following analysis of more than 500 sites, the current draft plan identifies 54 as potentially suitable for housing and nine sites for employment.
5. How have sites been chosen?
The sites were subject to a Sustainability Appraisal (SA) to identify potential impacts of development and inform decision making.
Where possible, we’ve focused on brownfield land and previously undeveloped sites close to existing towns and villages which can accommodate some growth. However, this does not provide enough land to meet the Government’s housing need figure, therefore we have also focused on greenfield sites in sustainable locations.
6. How can the public have a say in the plan?
We recognise the high level of public interest in development. Our consultation is a vital opportunity for the public to have a say in the plan. If agreed, it is due to opens on Monday 10 November and runs for 6 weeks.
In addition, there will be a series of public meetings where the council will be available for any questions on how to take part in the consultation.
7. Can you guarantee the necessary new infrastructure will be provided?
Our plan is explicit that infrastructure improvements must be considered alongside any new development. Developer contributions, known as Section 106 Agreements, will be used to fund projects. In 2022-23, more than £7 million in contributions were raised linked to development in the borough.
We have developed an Interim Infrastructure Delivery Plan (IDP) which sets out the needs of the borough arising from additional homes and developers will be required to make contributions for improvements to roads, health, education and other services as part of the planning process. This IDP is a live document and will be updated as the Plan progresses to its next stage.
8. How much Green Belt or greenfield land is proposed for development?
In a borough which is 71% Green Belt, it is inevitable that some of this land and previously undeveloped land needs to be included in the plan.
However, no high-quality Green Belt land is being proposed for development.
Instead, we are focusing on so called Grey Belt land. This is defined by the government as land which is considered part of the Green Belt but which is low-quality land that does not strongly contribute to Green Belt purposes.
This type of land provisionally identified for residential and business development makes up 2.37% of the total Green Belt within Tonbridge and Malling.
Subject to further analysis, we expect Grey Belt land will make up just over 62% of land earmarked for housing and 47% of the space allocated for employment.
The draft plan allocates around 23% of new homes to land that is either brownfield (previously developed) or locations that are a mix of brownfield and greenfield. Just under 77% of sites identified are currently undeveloped greenfield sites. Of the sites identified for employment, around 87% are greenfield sites with 13% brownfield.
Sites within the Green Belt that are taken forward as part of the next stage of the Local Plan (Regulation 19) will identify necessary mitigation measures to ensure national policy set out in the National Planning Policy Framework is complied with.
9. Can public opposition get a site removed from the plan or a policy changed?
The plan is still in draft form and can be amended. Sites are either rejected, proposed for development or subject to further investigation.
Following the consultation, we will consider all responses received as well as carry out further analysis to ensure that the plan we submit is justified, sound and robust.
There is scope to make changes based on feedback to our consultation and we will be undertaking further work on our evidence base, including that relating to sites, ahead of the next stage in the process (Regulation 19).
10. Why have certain area been identified for large numbers of new homes?
Our plan focuses where possible on areas that already have good transport links and access to services to minimise pressure on green field sites.
Government policy requires the council to demonstrate that it has examined fully all reasonable options for meeting its needs outside Green Belt boundaries.
11. Who has the final say on the plan?
Following public consultation, borough councillors will decide whether to approve the final version. The plan will then be submitted for review by government Planning Inspectors. We are currently required to submit our plan to the Inspectorate by December 2026.
12. When will the plan be finalised?
We expect the final Local Plan to be adopted by the end of 2027.