Main Modifications

Chapter 11 - Housing

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Policy HO1

 Policy HO1- Housing Development

Permission for new housing development will be granted on:

1) Sites allocated for this such purposes, as listed below and shown on the Policies Mapsubject to consistency with indicative phasing in Appendix B.

Site address

Capacity

Queens Arms Yard, Margate

24

Cottage Car Park, New Street, Margate

32

Margate Town Centre (south of New Street), Margate

27

Adjacent to 9 Minnis Road, Birchington

11

End of Seafield Road, Ramsgate

16

Adjacent to 21 Royal Road & 9 Townley Street, Ramsgate

18

Gas works, Boundary Road, Ramsgate

96

Land at Wilderness Hill and Dane Road

14

79-85 High Street, Ramsgate

14

Gas Holder Station, Addington Street, Margate

22

WW Martin, Dane Park Road, Ramsgate

14

10 Cliff Street, Ramsgate

11

Complete Car Sales, Willsons Road, Ramsgate

10

Highfield Road, Ramsgate

25

Land at Victoria Road & Dane Road, Margate

35

Haine Farm, Haine Road, Ramsgate

35

Land off Northwood Road, Ramsgate

45

Dane Valley Arms, Dane Valley Road, Margate

13

Builders Yard, The Avenue, Margate

10

Land at Waterside Drive, Westgate

12

Suffolk Avenue, Westgate

23

r/o Cecilia Road, Ramsgate

23

Margate Delivery Office, 12-18 Addington Street, Margate

10

Industrial Units, Marlborough Road, Margate

10

Gap House School, 1 Southcliff Parade, Broadstairs

10

Foreland School, Lanthorne Road, Broadstairs

14

Thanet Reach southern part, Broadstairs

80

Part of Pysons Road, Broadstairs

26

Lanthorne Court, Broadstairs

56

Former Club Union Convalescent Home, Reading Street, Broadstairs

24

Adj to 60 Harold Road and r/o 40-56 Harold Road, Cliftonville

14

Adj to 14 Harold Road, Cliftonville

10

Part of allotment gardens, Manston Road

80

 

2) Non-allocated sites within the confines of the urban area and villages as shown on the policies map, subject to meeting other relevant Local Plan policies existing built up confines consisting of previously developed land.
3) Residential gardens where not judged harmful to the local area) in terms of the character and amenity considerations set out in Policy QD02.

All Development Proposals should also: and provided that all the following criteria are met:

3) Proposals comply with the relevant requirements of SP12- General Housing Policy and the relevant area specific housing objectives set out in the housing strategy section are addressed, and
4) It is demonstrated that adequate infrastructure will be in place to serve each unit ready for occupation.
5) Satisfactory details are provided showing how any physical conditions including land stability and contamination, affecting the site can be overcome.

Alternative development on non-strategic sites allocated for residential development will not be permitted.

For  clarity and effectiveness

MM/104

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Policy HO2

Delete policy

 HO2 - Land north and south of Shottendane Road, Margate

Land is allocated for up to 300 dwellings at land north of Shottendane Road, and up to 250 dwellings at land south of Shottendane Road, at a maximum density of 35 dwellings per hectare net. Phasing of development will be in accordance with Appendix B. Proposals will be judged and permitted only in accordance with a development brief and masterplan for the whole site. The masterplan should be informed by a transport assessment and travel plan including an assessment of impact on the local road network and demonstrating measures to promote multi-modal access. Development will incorporate and provide for highways improvements identified in the Thanet Transport Strategy. 

Master planning will:

  • Provide for the integration of development and landscaping to enable a soft edge between the site and the open countryside-    
  • Provide pedestrian and cycle access between the two sites-    
  • Provide a minimum of 6.23 ha of open space - this may be spread over both sites but must be  easily accessible by both sites-    
  • Provide off site mitigation for the loss of ground nesting bird habitats

    Master planning for the northern site will include:-   
  • a link road through the site to link Hartsdown Road and Shottendane Road.-   
  • Improvements to Margate Cricket Club pitch and facilities

Master planning for the southern site will include:

  •  Heritage Impact Assessment to assess effects on St Johns Cemetery and sites/memorials within it-    
  • Consideration of policies CSW16 and DM8 of the Kent Minerals and Waste Local Plan (or subsequent revision) to assess and mitigate any potential impacts on waste management capacity-    
  • Provision for the retention and/or upgrading of designated bridleways (TM13, TM14, TM23, TM28)

Policy HO2 to become a Strategic housing policy. Amendments included in Housing Strategy (new Policy SP18A)

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Policy HO3

 Policy HO3 - Land on west side of Old Haine Road, Ramsgate

Land to the West of Old Haine Road, Ramsgate, is allocated for up to 250100 new dwellings withan approximate average density of 35 dwellings per hectare (net) at the west of Old Haine Road, Ramsgate at a maximum. Proposals will be judged and permitted only in accordance with a development brief and masterplan for the whole site which should include: This will be informed by and address: -

  • A Transport Assessment assessing impact on the local road network, demonstrating suitable access arrangements, identifying measures to mitigate impacts of development and demonstrating multi-modal access, including footway and cycleway connections.
  • A travel plan
  • Pre-design archaeological evaluation.

1) pre-design archaeological evaluation.
2) appropriate landscape treatment that also ensures an appropriate transition between the development and the adjacent open countryside;
3) a proportionate contribution to necessary off-site highway improvements in accordance with Policy SP47

Proposals will be accompanied by a Transport Assessment which shall:

1) a Transport Assessment assessingtheimpact on the local road network, demonstrating suitable access arrangements, identifying measures to mitigate impacts of development and demonstrating multi-modal access, including footway and cycleway connections.

Phasing of development will be in accordance with Appendix B

Appropriately landscaped development and landscaping will be expected to incorporate a soft edge between the site and open countryside

Development will be expected to provide for any highway improvements identified as necessary in a traffic assessment

Development will be expected to provide an appropriate off-site contribution to 

  • highway improvements including in respect of Westwood Relief Scheme.
  • provision, where required, of a new school

For clarity and effectiveness and consistency with the format of the strategic housing policies

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Policy HO4

 Policy HO4- Land fronting Nash Road and Manston Road, Margate(site reference S540)

Land fronting Nash Road and Manston Road Margate is allocated for up to 250 new dwellings at a maximumwith an approximate average density of 35 dwellings per hectare (net) at Nash Road and Manston Road Margate

Proposals will be judged and permitted only in accordance with a development brief and Masterplan for the whole sitewhich should include:, which will be informed by and address: -

1) A Transport Assessment including assessment of impact on the local road network and demonstrating measures to promote multi-modal access, including footway and cycleway connections. (Development will be expected to accommodate land required as part of a suitable scheme to address traffic capacity issues at the Coffin House Corner junction, a strategic link road through the site between Nash Road and Manston Road, and potential widening of Nash Road).
1) any necessary upgrade of utility services;
2) Pre-design archaeological assessment.
2) linkages to new and existing public transport infrastructure, including bus and rail services.
3) The need to safeguard the setting of the listed building Salmestone Grange and the scheduled ancient monument.
3) the provision of a local distributor link road between Nash Road and Manston Road, including a new roundabout junction at Manston Road
4) The presence of the crematorium adjoining the site
4) appropriate arrangements for surface water management.
.
5) Liaison with service providers to investigate the need to upgrade the capacity of any utility services and infrastructure including gas supply.
6) Appropriate arrangements for surface water management in line with Margate Surface Water Management Plan

The design brief should feature and reflect investigation of the need to incorporate an element of housing to meet the needs of particular groups including specifically sheltered and extra care homes. Appropriately landscaped development and landscaping will be expected to incorporate a soft edge between the site and open countryside and provide a green link between the cemetery and disused railway line to the east.

Phasing of development will be in accordance with Appendix B (to be related to phasing of other sites impacting/dependent on road/junction improvements identified in the Transport Strategy).

All development proposals must include a phasing and implementation plan to include the phasing of development, infrastructure and landscaping

Masterplanning will be informed by and address:

1) the provision of landscaping that also ensures an appropriate transition between the development and the adjacent open countryside,
2) pre-design archaeological assessment;
3) the preservation or enhancement of the setting of the listed building Salmestone Grange and the scheduled ancient monument; and
4) a design and layout that respects the presence of the crematorium on the adjoining site

Proposals will be accompanied by a Transport Assessment

(Policy HO5 land fronting Park Lane, Birchington - policy deleted as now included within the strategic allocation and covered by Policy SP14)

 

For clarity and effectiveness and consistency with the format of the strategic housing policies

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Policy HO6

Policy HO6- Land south of Brooke Avenue Garlinge

Land south of Brooke Avenue Garlinge is allocated for up to 34 new dwellings at a maximumwith an approximate average density of 35 dwellings per hectare (net) south of Brooke Avenue, Garlinge. Phasing of development will be in accordance with Appendix B. Development will be informed by

Proposals for the development of the site will be informed by and address:

1) a Transport Assessment
1) an archaeological evaluation and
2) a landscaping scheme that also ensures an appropriate transition between the development and the adjacent open countryside

Appropriately landscaped development and landscaping will be expected to incorporate a soft edge between the site and open countryside.

For clarity and effectiveness and consistency with the format of the strategic housing policies

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Policy HO7

Policy HO7 - Land at Haine Road and Spratling Street, Ramsgate

Land is allocated for up to 85 100 new dwellings at a maximum with an approximate average density of 35 dwellings per hectare net at Haine Road and Spratling Street, Ramsgate.

Phasing of development will be in accordance with Appendix B. Proposals will be judged and permitted only in accordance with a development brief and masterplan for the whole site informed by a Transport Assessment and Travel Plan including assessment of impact on the local road network and demonstrating measures to promote multi-modal access.

Development will incorporate and provide for suitable access arrangements together with suitable footway connections.

Masterplanning Proposals for the development of the site will be informed by and address:

1) Liaison with service providers to investigate the need to upgrade the capacity of any utility services and infrastructure including gas supply
1) suitable access arrangements together with suitable footway connections
2) Appropriately landscaped development and landscaping will be expected to incorporate a soft edge between the site and open countryside.
2) the provision of a priority junction including a dedicated right turn lane for vehicular access to the site;
3) appropriate landscaping treatment that also ensures an appropriate transition between the development and the adjacent open countryside
4) any necessary upgrading of utility services on site.

For clarity and effectiveness and consistency with the format of the strategic housing policies

MM/109

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Policy HO8

Policy HO8 - Land south of Canterbury Road East, Ramsgate

Land on the south side of Canterbury Road East is allocated for up to 27 new dwellings at a maximumwith an approximate average density of 35 dwellings per hectare net on the south side of Canterbury Road East .

Phasing of development will be in accordance with Appendix B.

Proposals will be judged and permitted only in accordance with a development brief informed by archaeological evaluation and ecological evaluation

Proposals for the development of the site will be informed by and address:

1) an archaeological evaluation
2) an ecological evaluation
3) appropriate landscaping which addresses the desirability to retain hedgerows and trees for their landscape and biodiversity value

Appropriately landscaped development and landscaping will be expected to address the need to retain and enhance trees and hedgerows for their biodiversity interest.

For clarity and effectiveness and consistency with the format of the strategic housing policies

MM/110

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Policy

HO9

Policy HO9 - Land at Melbourne Avenue, Ramsgate 

Land at the former Newington Nursery and Infant School, Melbourne Avenue, Ramsgate is allocated for up to 49 new dwellings at a notional maximumwith an approximate average density of 35 dwellings per hectare net at the former Newington Nursery and Infant School, Melbourne Avenue, RamsgatePhasing of development will be in accordance with Appendix B.

Proposals will need to be informed by an ecological assessment and transport assessment.

Proposals for the development of the site will be informed by and address

1) need to be informed by an ecological assessment
2) the retention of the existing area of woodland in the south western part of the site known as "The Copse"for community use;
3) appropriate landscaping

Proposals will be accompanied by a Transport Statement

Alongside provision of amenity space and improving footpath connections development should respect and retain the existing area of woodland (known as The Copse) within the south western part of the site as a community asset.

For clarity and effectiveness and consistency with the format of the strategic housing policies

MM/111

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Paragraph 11.10

New wording to end of paragraph

11.10 The Council and its partners including Kent County Council and the Homes and Communities Agency are implementing a concerted programme "Live Margate" to focus and stimulate further investment in making Margate and, in particular, these two wards, an area where people aspire to live. A central feature of the programme is purchasing existing properties and turning them into quality family homes. Many properties in these wards have 3-4 storeys and would be suited to multigenerational living (with two or more generations living under the same roof). If house prices continue to rise there may be an increase in demand for multigenerational houses .The following policy supports proposals resulting from or compatible with the Live Margate initiative. In addition to relevant policies in the Cliftonville DPD, the following policy will apply within the DPD area as shown on the Policies Map.

For clarity

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Policy HO10

Policy HO10 - Cliftonville West and Margate Central

Proposals to provide residential accommodation in those parts of Cliftonville West and Margate Central wards (as identified on the Policies Map defined in the map below) will be expected to:demonstrate compatibility with the following objectives:

1) Improving poorprovide high quality homes in accordance with good design principles;
2) Increaseing the number of family homes.
3) Creatingcontribute to the creation of mixed settled communities wherein which families and individuals will want to live.
4) Improvingmake a positive contribution to the urban fabric, or street scene and environment environmental quality of the area

For clarity and effectiveness

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Policy

HO11

Policy HO11 - Housing inat Rural Settlements

Housing development will be permitted within the confines of the rural settlements subject to the provisions of Policy HO1 and the criteria below:

1) The proposal being compatible with the size, form, historic character and historic scale of growth of the settlement; and
2) In the case of major development proposals development more than minor in scale accessible community services will be available.

The sites listed below are specifically allocated for residential development. under policy HO1. The appropriate dwelling capacity on each site will be considered in light of planning policy and usual development management considerations, and capacities featured in Appendix B should be regarded as a notional maximum.

Table 9 - Sites allocated for residential development at Rural Settlements

Site

Capacity

Tothill Street, Minster

250

Land at Manor Road, St Nicholas

10

Land at Walter's Hall Farm, Monkton

20

Land south side of A253, Cliffsend

62

Land north of Cottington Road, Cliffsend

Builders Yard south of 116-124 Monkton Street, Monkton

41

20

Former Jentex site Canterbury Road West, Cliffsend

56

Foxborough Lane (South Side), Minster

35

Station Road, Minster

 

Land at The Length, St. Nicholas

25

Young's Nursery, Arundel Road, Cliffsend

12

 

In addition to the requirements set out in Policies HO12-HO17, the following development principles also apply:

  • Former Jentex site, Canterbury Road West, Cliffsend. Allocated for up to 56 dwellings. Early consultation with Environment Agency and an assessment of potential contamination of ground and groundwater together with appropriate remedial measures required
  • Builder's Yard south of 116-124 Monkton Street, Monkton. Allocated for up to 20 dwellings. In light of former builder's yard use an assessment of potential contamination together with appropriate remedial measures may be required.
  • Land at south side of Foxborough Lane, Minster. Allocated for up to 35 dwellings. Potential for bat and reptile presence will require further investigation and mitigation may be required.
  • Land at The Length, St. Nicholas. Allocated for up to 25 dwellings.
  • Young's Nursery, Arundel Road, Cliffsend. Allocated for up to 12 dwellings.

Applications for housing development at and adjoining the rural settlements will be expected to:

1) Demonstrate that engagement has taken place with the relevant parish council to:

1. Assess and where feasible incorporate an appropriate element of housing to meet any identified need for particular types of housing arising in the parish including sheltered and extra care housing

2. Address how any affordable element to be provided can serve to address need arising in the relevant parish as priority.

3. Identify any community facilities required and scope for incorporating or contributing towards provision of these.

2) Be informed by liaison with the County Council as education authority regarding the need to accommodate or contribute to any required expansion or improvements to village primary school capacity.

The following polices and additional information provide necessary guidance where required in respect of specific allocated sites.

For clarity and effectiveness

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Policy HO12

Policy HO12 - Land at Tothill Street, Minster

Land is allocated for up to 250 dwellings with an approximate average density of 35 dwellings per hectare at Tothill Street, Minster

Proposals for residential development will be expected to for the development of the site will be informed by and address

1)) Be informed by an archaeological pre-design evaluation and transport assessment.  Vehicular access would need to be provided to Tothill Street and links southwards with existing development restricted to pedestrian and cycle routes in order to limit additional traffic movement in the vicinity of Monkton Road and High Street.
1) the provision, location and type of the requisite open space
2) Provide an appropriate contribution to off-site highway improvements.
2) provide vehicular access to Tothill Street and links southwards with existing development restricted to pedestrian and cycle routes in order to limit additional traffic movement in the vicinity of Monkton Road and High Street.
3)    Incorporate open space in accordance with the standards set out in Policy SP31, and in consultation with Minster Parish Council address the need to safeguard land suitably located within the site for expansion of the existing cemetery.
3) provide an emergency access
4) provide improvements to the Tothill Street/A299 Roundabout and a proportionate contribution to off-site junction improvements at Spitfire Way.

In light of the site's proximity to the cemetery and former transport depot, and its location in an area with sensitive groundwater requiring continued protection, consultation with the Environment Agency and contamination assessment is likely to be required.

For clarity and effectiveness and consistency with the format of the strategic housing policies

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Policy

HO13

Policy HO13 - Land at Manor Road, St Nicholas at Wade

Land is allocated for up to 36 dwellings with an approximate average density of 35 dwellings per hectare at Manor Road, St Nicholas at Wade

Proposals for residential development will be expected to:for the development of the site will address the provision, location and type of the requisite open space

1) Be informed by a Transport Assessment statement and may be required to contribute to traffic management measures to avoid increasing traffic movements at the junction of Manor Road with The Length.

2) Incorporate open space in accordance with the standards set out in Policy SP31 

For clarity and effectiveness and consistency with the format of the strategic housing policies

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Policy HO14

Policy HO14 - Land at Walter's Hall Farm, Monkton

Land is allocated for up to 18 dwellings at an approximate average density of 35 dwellings per hectare at Walter's Hall Farm, Monkton

Proposals for residential development shall be informed by Proposals for the development of the site will be informed by and address

1) archaeological evaluation and
2) development shall be laid out and designed so as to respect the setting of the listed building at Walters Hall Farmhouse

For clarity and effectiveness and consistency with the format of the strategic housing policies

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Policy HO15

Policy HO15 - Land south side of A253, Cliffsend

Land is allocated for up to 62 dwellings at an approximate average density of 35 dwellings per hectare on the south side of the A253, Cliffsend

Proposals for residential development will be expected to:

Proposals for the development of the site will be informed by and address

1) Be informed by a pre-design archaeological evaluation.
2) Explore the potential of, and provide where possible, provide sustainable connectionsfootpaths and cycleways to the proposed Parkway station.
3) Be informed bya contamination assessment to investigate potential pollution in light of the site's proximity to the former Jentex site.
4) access arrangements will need to be onto the A253 and avoid access or additional traffic onto Foad's Lane.

For clarity and effectiveness and consistency with the format of the strategic housing policies

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Policy HO16

Policy HO16 - Land north of Cottington Rd, Cliffsend

Land is allocated for up to 40 dwellings with an approximate average density of 35 dwellings per hectare north of Cottington Road, Cliffsend

Proposals for residential development will be expected to: for the development of the site will be informed by and address

1) Be informed by further archaeological assessment including fieldwork
2) Include a targeted assessment of the impact of development on the setting of St. Augustine's Cross.
3) Avoid excessive traffic use of Foad's Lane and include a transport statement taking account of traffic impacts onto the Foad's Lane area.
3) A transport statement will be needed to take account of traffic impacts onto Foad's Lane area, and proposals will be expected to explore the potential of, and provide where possible, provide sustainable connectionsfootpaths and cycleways to the proposed Parkway station.

For clarity and effectiveness and consistency with the format of the strategic housing policies

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Policy HO17

 Policy HO17 - Land south side of Cottington Rd, Cliffsend

Land is allocated for up to 23 dwellings at an approximate average density of 35 dwellings per hectare on the south side of Cottington Road, Cliffsend

Proposals for residential development will be expected to: for the development of the site will be informed by and address

1) Be informed by further archaeological assessment including fieldwork
2) Include a targeted assessment of the impact of development on the setting of St. Augustine's Cross.
3) Include a flood risk assessment.

A transport statement will be needed to take account of traffic impacts onto Foad's Lane area, and proposals will be expected to explore the potential of, and provide where possible, provide sustainable connectionsfootpaths and cycleways to the proposed Parkway station.

Additional Information

5) Former Jentex site, Canterbury Road West, Cliffsend. Early consultation with Environment Agency and an assessment of potential contamination of ground and groundwater together with appropriate remedial measures may be required to address identified risk.

6) Builder's Yard south of 116-124 Monkton Street, Monkton. Proposals for residential development will be expected to be informed by contact with Monkton Parish Council regarding the potential need to relocate/modernise the village hall and an enhanced communal area behind the street frontage. In light of former builder's yard use a contamination assessment may be required.

7) Land at south side of Foxborough Lane, Minster. Bat and reptile presence will require investigation

For clarity and effectiveness and consistency with the format of the strategic housing policies

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Paragraph 11.16

Delete paragraph

11.16 Rural housing needs surveys carried out in 2013 demonstrate that unmet local need exists for affordable housing in most of Thanet's rural settlements. Where the Council is satisfied that there is no viable scope to meet this need including under policies HO1 or HO11, it will consider exceptional site release in line with the following policy.

For clarity and effectiveness

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Policy HO18

Policy HO18 - Rural Housing Need and Exception Sites

Planning permission will only be granted for affordable housing development adjacent to the confines of a rural settlements that provided all the following criteria are met:

1) The affordable housing would be of a scale, type and mix to accommodate identified local need arising within the settlement/parish concerned.
2) The need has been demonstrated in a detailed parish survey, independently verified if required, and has the support of the relevant parish council.
3) There is no reasonable alternative means of meeting the identified need.
4) The location and form of development is acceptable in terms of access, proximity to local services, relationship to the rural settlement and landscape impact.

1) is of a scale and size appropriate to its location and the level of services available to its residents, is of a type and mix that meets local needs as identified in a verified local needs survey and
2) the location, size and form of which is sensitive to its setting and the defining characteristics of the area.

Permission will be granted for an element of market housing within any such development provided that it can be demonstrated that it is the minimum necessary to facilitate the provision of the affordable housing.

Planning permission will be subject to a planning obligation that secures priority occupation of the affordable housing by persons already resident in the relevant settlement or who have local family connections

For clarity and effectiveness

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Policy HO19

Policy HO19 - New Agricultural Dwellings for Rural Workers

The provision of a new agricultural dwellings for rural workers in the district will only be permitted only where it is demonstrated that there is an essential need for them to live at or near their place of work and the proposal is acceptable in terms of access, design and location.

1) There is an operational or security requirement which necessitates that provision; or
2) A new viable agricultural unit requires on-site accommodation for operational purposes; and
3) The proposal is acceptable in terms of access, design and location.

Where planning permission for a new dwelling is granted on the basis of agricultural requirements, a condition or legal agreement will be required to restrict occupation of the dwelling to agricultural workers and their dependents, or persons last employed in agriculture.

For clarity and effectiveness and consistency with national planning policy

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Policy HO20

Policy HO20 - Care and Supported Housing

The Council will seek to approve applications that provide good quality accommodation for those in the community with care needsthat is needed to support the housing and care requirements of Thanet's community (including the provision of facilities and services which will support independent living).

Where such accommodation falls within Use Class C2 proposals will be expected to demonstrate they are suitably located to meet the needs of the occupiers including proximity and ease of access to community facilities and services. , and compatible with surrounding land uses

For clarity and effectiveness

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Para 11.35

11.35 In 2014 the percentage of properties in use as private sector student accommodation in the form of HMOs at the residential estate adjoining the campus was estimated at 2.4%. While such uses have generated local concern, including that recent changes of use might signal an ongoing trend, the Council does not consider that restriction on further change of use is currently justified in principle. Nonetheless, these concerns point to the need to incorporate within policy an indicative ceiling level of cumulative impact in order to maintain mixed and settled communities. Having assessed the circumstances in the district and approaches applied in other locations, the Council considers 5% represents an appropriate level. Bearing in mind the potential for displacement pressure that such restriction may generate, this level is considered appropriate across the district. In order to address potential for localised concentration within this headroom, the 5% is applied on the basis of a 50 metre radius or exceed or further exceed 1 HMO in any group frontage of 20 dwellings houses

For clarity and effectiveness

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Policy HO21

Policy HO21 - Non self-contained residential accommodation Houses in Multiple Occupation

In considering applications to establish or regularise for non self-contained residential accommodation if:or before instigating enforcement proceedings under planning powers to require cessation of such use, account will be taken of:

Proposals for Houses in Multiple Occupation ('HMO's), either through conversion of existing buildings or new built development, will not be permitted in those parts of the Cliftonville and Margate Central Wards as illustrated on the policies map.

Elsewhere proposals will be permitted where the development:

1) the likely or experienced effect of the on the character and amenity of the locality resulting from noise, disturbance and visual impact; Does not give rise to an unacceptable impact on the living conditions of neighbouring residents through noise or general disturbance;
2) whether the proposed or unlawful use would or has resulted does not result in an intensification or concentration of such uses to a level which is detrimental to the amenity and character of the neighbourhood (having regard to the criteria set out in para 11.35 by way of guidance) including in relation to the considerations set out in (1) above. Applications will be considered contrary to this policy where they would result in more than (or further exceed) 5% of properties in such use within a 50m radius of the application property (or exceed or further exceed 1 HMO in any group frontage of 20 dwellings houses). Proposals below this threshold will additionally be considered on their individual merits against all other clauses of this policy.
3) Provides suitable arrangements for car parking, or adequate on-street parking is available within the vicinity of the site the adequacy of provision and suitability of arrangements for car parking on site or the likely or experienced impact of parking needs being met on street;
4) Provides suitable arrangements for the storage and collection of wastethe suitability of arrangements for dustbin storage and collection

Operational Note

In considering part 1 of this policy, noise problems generated by particular individuals in non-self-contained residential accommodation are essentially a management matter. In considering regularisation of non-self-contained accommodation, the Council will have regard only to the extent that noise is generated as a result of the nature of that use i.e. resulting from intensity of occupation and living arrangements.

In considering part 2 of this policy, the Council's register of licenced HMOs will be used to identify existing HMOs in the vicinity of the application property.

For clarity and effectiveness

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Paragraph 11.37

Delete and replace with new paragraphs

11.37 There is only occasional camping by the gypsy and travelling communities in Thanet. This can probably be attributed to lack of suitable work and the fact that Thanet is not an "en route" stopping place. In 2013 a Gypsy and Traveller Accommodation Assessment was conducted covering Thanet, and neighbouring Dover, Canterbury and Shepway districts. This concludes that there is no pitch requirement for Gypsy, Traveller or Travelling Showpeople in Thanet. On this basis no specific provision is identified in this Local Plan. Nevertheless, should proposals come forward to provide sites for such accommodation, applications will be considered on the basis of the following policy.

The 2011 Census identified a total of 69 households in Thanet with a White: Gypsy or Irish Traveller' ethnicity. Of these, 1 households lived in a caravan or other mobile or temporary structure and 68 households lived in bricks and mortar (house, bungalow, flat, maisonette or apartment). The bi-annual DCLG Traveller caravan count identified no caravans over the last six counts up to July 2017. Likewise, the annual Travelling Showperson caravan count (undertaken each January) also found no Travelling Showpeople caravans in Thanet during the past four counts (2014-2017). There are no authorised Gypsy and Traveller sites or Travelling Showpeople yards in Thanet.

11.37a The Thanet Gypsy and Traveller Accommodation Assessment (GTAA) 2017/18 has become available since the publication and submission of the Reg.19 Plan. It analyses the latest available evidence to identify the accommodation needs of Gypsies and Travellers, Travelling Showpeople and houseboat dwellers from across the area. This data has been analysed to provide a picture of current provision and activity across the Thanet District and an assessment of future need.

11.37b The GTAA 2017/18 has found evidence of Gypsy and Traveller pitch need over the next five years (2018/18 to 2021/22) equating to 5 pitches under the cultural definition, or 1 pitch under the PPTS 2015 definition of Gypsy/Traveller. This takes account of existing evidenced need (one household who is PPTS-compliant) and an estimate of need arising from households currently living in bricks and mortar accommodation (assumed not to fulfil the PPTS definition).

11.37c For the remainder of the Local Plan Period (up to 2030/31) the GTAA has identified a cultural need for 2 pitches and a PPTS need for 2 pitches. This takes account of a longer-term projection of need based on demographic modelling. The need over the total Plan Period is 7 permanent and 5 transit pitches. There is thus a need to identify pitches for the plan period and this work will have begun before the adoption of the Plan but will not be completed before then. In light of the early review of the plan to commence within 6 months of adoption in accordance with the Secretary of State's direction, it is intended to identify and allocate the necessary number of permanent sites within the review process. Until then the Council will act proactively to accommodate emerging needs on a temporary and, if possible, permanent basis.

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Policy HO22

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Policy HO22 - Accommodation for Gypsy and Travelling Communities

The use of land to provide accommodation for Gypsy and Travelling communities will be permitted provided the proposed use will not impact unreasonably on surrounding uses or local environmental quality, and the site has reasonable access to local facilities and services, particularly schools, employment and healthcare and lies outside areas at risk of flooding.

The need over the total Plan Period is for 7 permanent pitches and 5 transit pitches. The change of use of land to provide accommodation for Gypsy and Travelling communities will be permitted provided the proposed site is

1) suitable for its intended use (including any associated business activity) and can be accommodated without unacceptable impact on its surroundings and surrounding land uses and the living conditions of persons living in the vicinity of the site;
2) has reasonable access to local facilities and services, particularly schools, employment and healthcare, and
3) not within a flood risk area; and
4) will not have an unacceptably detrimental impact on local environmental quality including Green Wedges or sensitive landscape areas.

Pending the next review of the Plan the Council will take proactive steps to accommodate all emerging needs of Gypsy and Travelling communities within the District on temporary sites and, wherever possible, permanent sites which meet the above criteria. The Council shall address the identified need and monitor need in three stages: to continue to work with families to identify suitable short term sites; to commence immediately to identify suitable long term sites and to grant permission for them; and, to identify additional sites required to meet total provision in the next plan review.

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Policy HO23

Policy HO23 - Residential use of empty property

Within urban and village confines Proposals to bring vacant property into residential use will be approved where:

1) It is compatible with nearby uses, and
2) The proposal would not conflict with any other policy.

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Policy HO24

Policy HO24 - Retention of existing housing stock

Proposals which would lead to the net loss of existing housing (class C3) will only be permitted only where:

1) Tthe proposal relates to the provision of community facilities for which there is a genuine local need; or which it can be demonstrated need to be so located to benefit the community and compatible with the residential amenity of the area.
2) Tthe residential use is not appropriately located;or
3) Tthe building is unsuitable for residential use in its present form and is not capable of being readily improved or altered to make it suitable;or
4) subject to the heritage policies of the Plan, the proposal provides a way of protecting or utilising an important heritage asset.

Any Proposals for tourism or retail uses may be permitted if any of the above criterion can be satisfied and there is subject to conformity with policies E07, or E08 (as applicable) and E04.

In all cases the proposed use should be compatible with, and cause no harm to, the character and appearance of the area and the living conditions of neighbouring residents

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Policy HO25

Policy HO25 - Ancillary Accommodation for a Family Member

Proposals to provide an annexe for ancillary accommodation will permitted where the proposed annexe is:

  • Within the curtilage of the principal dwelling and shares its vehicular access
  • Is occupied only in Has a functional connection with the main dwelling in single family use
  • Is in the same ownership as the main dwelling
  • Designed in such a way as to easily allow the annexe to be used as an integral part of the main dwelling when it is no longer needed for independent occupation
  • Has no boundary demarcation or sub division of the land between the main dwelling and the annexe
  • Of a scale subservient to the principal dwelling and complies with the Council's design policies

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Paragraphs 11.44-11.46

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Fostering Homes and Child Care Accommodation

The Council, with its key partners, is concerned about the impact of new foster homes, or similar facilities, being located in the district, and in particular, in the Cliftonville West Ward.. where there is already a very high concentration of foster homes. Parts of Margate and Cliftonville experience multiple layers of risk and significant deprivation, and are the subject of substantial inter-agency efforts to improve the environment and lives of people already resident in the area.

The Margate Task Force ("MTF") was set up in 2010 to help deal with these issues, and is a multi-award-winning, integrated team, co-located at the Council's offices. It is made up of 14 different agencies and a large staff, working in these two wards which are some of the more deprived areas in Kent. MTF aims to identify the most complex social issues and deliver a joint 'street level' service to respond to risk and vulnerabilities

11.46 There is evidence from Kent Police, the Clinical Commissioning Group, Kent County Council and others to suggest that the concentration of these premises in this area contributes to a range of problems, including:

  • The children placed in these facilities being at increased risk;
  • a sSignificant impact on, and diversion of, resources of key agencies through increasing intervention, undermining the delivery of core services in the area generally and weakening the availability of resources for all those in need; and
  • Harm to the area in which these homes are located.

11.46 Until the profile of these areas change positively, through ongoing management and planning initiatives and intervention, they are not areas which currently possess the necessary characteristics conducive to a positive fostering environment. This policy approach is supported by the Kent Police, the Clinical Commissioning Group and Kent County Council. The policy below applies to proposals which include more than 6 residents (including staff).

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Policy HO26

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Policy HO26- Fostering Homes

Proposals for new foster homes, or similar facilities, will not be permitted within the area identified on the Proposals Map*. Proposals for foster homes elsewhere in the district will be considered in the light of the factors set out above, and in consultation with key service providers.

(*Cliftonville West Ward)

Policy HO26 - Fostering Homes & Childcare facilities

Proposals for new foster homes, or similar childcare facilities, requiring planning permission, will not be permitted within the Cliftonville West Ward as identified on the Policies Map.

Proposals for foster homes, or similar childcare facilities, requiring planning permission, elsewhere in the district will be supported where the Council is satisfied, in consultation with Kent Police, the Clinical Commissioning Group and Kent County Council, that:

  • The location of the proposal will not lead to an increased risk to the personal safety and welfare of children placed in these facilities
  • There is no significant impact on, and diversion of, resources of key agencies through increasing intervention, undermining the delivery of core services in the area generally and weakening the availability of resources for all those in need
  • Proposals do not result in harm to the character of the neighbourhood and the living conditions of local residents

For clarity and effectiveness