Medway Local Plan (Regulation 19, 2025)

Ends on 11 August 2025 (38 days remaining)

6. Housing

6.1 Introduction

6.1.1 Medway experiences many of the same housing issues seen across the country, with rising costs of housing placing significant pressures on people. House prices have risen by just over 24% in the last five years[52]. Many people cannot afford to gain access to the 'housing ladder' and also face issues of availability and rising costs in the private rented sector. There has been a marked increase in homelessness requests in the last three years and greater use of Temporary Accommodation to support people. Increasing cost of rents in the private sector are exacerbating the problem. We also have areas of poor housing, where standards are low, and do not provide for a safe and healthy home. Poor quality housing impacts on people's health, such as worsening respiratory illnesses in damp homes. Some of these poor-quality homes have been provided through conversions under Permitted Development Rights, where they do not have to meet the normal requirements of a planning application for housing. Comment

6.1.2 A primary purpose of the new Local Plan is to meet the needs of Medway's communities for housing. The Council is using the government's Standard Method for calculating Local Housing Need. As of May 2025, this is defined as 1,636 homes a year. There is a need for 24,540 homes over the plan period to 2041. The development strategy set out in this plan provides for meeting full housing needs in Medway. Comment

6.2 Housing mix

6.2.1 Accommodation standards and affordability impact on the quality of life of Medway's residents including their health and wellbeing. As Medway's population grows and changes, we need to ensure that we plan for the right mix of housing, reflecting the size of households and the demographics of our communities. Provision must be made to encourage socially mixed, sustainable communities with a sufficient choice and mix in the size, type and location of housing. The wide range of different households includes single households, families with children (including looked after children) and older people. Our evidence base for the Local Plan includes a Local Housing Needs Assessment (2025) (LHNA) that considers the make-up of Medway's communities, projected forward over the plan period.[53] Comment

6.2.2 A key strategic objective of this Local Plan is to provide for the range of housing needs of Medway's communities. The needs of specific groups are reflected in our proposed policies. This is in line with national planning policy and advice in the LHNA evidence base. Comment

Policy T2: Housing Mix Comment

The Council seeks to ensure that a sufficient range of sustainable housing options are provided to adequately meet the needs of a growing and changing population.

Residential development will only be permitted if it encourages a sustainable mix of housing that includes an appropriate range of house types, including bungalows, and sizes to address local requirements, as evidenced through the Medway Local Housing Needs Assessment, or updated reports and studies.

The mix must be appropriate to the size, location and characteristics of the site as well as to the established character and density of the neighbourhood.

Accommodation requirement as detailed in the latest Local Housing Need Assessment will be used to help inform which house sizes and mix should be delivered in key locations in urban and rural areas to meet the objectively assessed needs of Medway as detailed in the latest evidence.

In relation to affordable housing, the Council will require developers to provide details of how this evidence has been used to justify the proposed mix.

Where affordable housing is to be provided, developers should also take into consideration the needs of households on the Council's housing register and discuss affordable housing requirements with the Council's Housing Strategy team at the pre-application stage of the planning process.

Development schemes must demonstrate that as part of the housing mix, sufficient consideration has been given to:

  • older persons housing need, (particularly for downsizing);
  • custom and self-build plots.

The criteria outlined in policy T4 and T9 needs to be observed

6.2.3 Research on Medway's housing market shows that there is a need in Medway for all types and sizes of new homes. Dwelling mix analysis linked to demographic/household change in the 2025 LHNA supports a housing mix as set out below: Comment

  • Tenure mix - An overall tenure split of around seventy percent f units offered as market housing is required, with the remainder split between affordable/social rented and affordable home ownership, including First Homes.
  • Dwelling size mix - demographic analysis suggests a requirement range for 23.5 percent of units as one bed dwellings, 24.5 percent as two bed dwellings, 19.9 percent as three-bed dwellings and 32.1 percent as 4/4+ dwellings.

6.3 Affordable housing

6.3.1 As well as supplying a sufficient number of homes, local plans are required by national planning policy to make provision for affordable housing. With the cost of living pressures on our communities and escalating housing prices, there are many people in Medway who are priced out of the housing market. Comment

6.3.2 Affordable housing in this policy refers to housing for rent or sale for households whose housing need is not met by the open market. It encompasses a range of options: affordable housing for rent, starter homes, discounted market sales housing and other affordable routes to home ownership. Comment

6.3.3 The Government's First Homes scheme ensures that First Homes – unlike starter homes – will be sold with a minimum discount of 30 per cent off the market price. They are available via conventional mortgage products and when sold on the discount will be passed on to the new owner with the discount applied to the new value following an independent valuation. Homes will always be sold below market price and local communities will benefit for generations to come, with local authorities continuing to allocate these homes to first-time buyers and able to prioritise households with a local connection. First Homes are not allowed to be used as holiday homes or as buy to let properties.[54] The Council has set out guidance in a First Home Position Statement.[55] Comment

6.3.4 The One Medway Council Plan, 2024 identifies Living in Good-Quality, Affordable Homes as a key priority.[56] The implementation of the Local Plan contributes to this priority, with a plan that reflects the needs of the communities in Medway, supporting a transition to a low- carbon future promoting affordable, energy efficient and sustainable homes. To meet this priority, a range of homes should be made available across a range of budgets. Comment

6.3.5 National planning policy states that affordable housing should not be sought for residential developments that are not major developments.[57] Our policy therefore states that all sites of 10 or more units shall be required to provide affordable housing. Comment

6.3.6 To understand the need and appropriate levels of affordable housing required the authority has developed a significant evidence base to support the Local Plan and this policy. Two documents are key to this work - the Local Housing Need Assessment (LHNA) and the Local Plan Viability Assessment.[58] The Viability Assessment considers the level of affordable housing that can be provided, ensuring that development is deliverable and meeting policy requirements. An update Viability Assessment has been produced for the Pre Submission Draft Local Plan, and its findings reflected in policy. Comment

6.3.7 The LHNA sets out the level of demographic need for housing amongst key groups, one of which is those seeking affordable housing. The Viability Assessment tests the economic impact of policies within the Local Plan and financial viability of proposed development in Medway. These documents are used in conjunction to set an appropriate affordable housing requirement. Comment

Policy T3: Affordable Housing Comment

All developments in Medway of 10 or more residential units (net) will require the delivery of affordable housing.

The level of affordable housing required is informed by the LHNA and the Local Plan Viability Assessment, which distinguishes between high value and low value/marginal areas. These are set out in the Local Plan Viability Assessment. In line with the viability evidence, the requirement will be for:

  • In high value areas, including the Hoo Peninsula strategic sites and suburban greenfield sites, 30% of all residential units proposed.
  • In lower value areas, 25% of all dwellings proposed in greenfield areas, and 10% of all residential units proposed on previously developed land.
  • In line with the Planning Practice Guidance, it is up to the applicant to demonstrate whether particular circumstances justify the need for a viability assessment at the application stage.

When delivering affordable housing it is required to:

  • Be provided and retained for an affordable use in perpetuity.
  • Be designed to be indistinguishable from the market housing on site.
  • Be of the same size and scale as market housing.
  • Avoid being visibly distinguishable as different from the wider neighbourhood and be delivered across the site where appropriate.

Reflect the tenure mix as set out in the latest Local Housing Need Assessment

  • Reflect the need for affordable accommodation for older persons and those with specialist needs, in line with tenure and size split requirements as detailed in the latest Local Housing Needs Assessment

Delivery of affordable housing should be on site in the first instance. If this cannot be achieved, then an alternative approach will need to be robustly justified. The local context and demographics will be a key consideration. The following delivery sequence should be followed to justify any alternative approach:

  • A change in the tenure mix on site to facilitate delivery.
  • Delivery of the required units on a separate site.
  • An agreement with a registered provider to deliver the units off site.
  • Only if both on-site and off-site delivery is demonstrated with robust justification not to be achievable should consideration then be given to a financial contribution provided to the Council to the equivalent value of the onsite provision to allow for offsite delivery.

A viability assessment in line with national policy and guidance should be submitted to the Council to be independently verified if the affordable housing proposed does not meet that which is required.

All forms of affordable housing will be provided on the basis of a 'local connection cascade'. The details of this cascade will be determined on a case-by-case basis, but will follow the general approach of prioritising households with an established local connection (and for social and affordable rent) in housing need to the parish or town through residence or place of work, then households from surrounding parishes in the borough, and then wider. This will be secured by a Section 106 agreement.

6.3.8 In Medway there is a significant need for affordable housing. However, such a requirement needs to be deliverable by demonstrating the viability of such a policy. Evidence from the Viability Assessment was applied to identify an achievable policy requirement. Comment

6.3.9 The affordable housing element of the housing supply can be split further into the following tenures. The LHNA, 2025 identified need for 40% for social rent, 25% affordable rent, and 35% shared ownership. The Viability Assessment has identified issues in achieving this proportion of social rent in some schemes. Comment

6.3.10 The Council has commissioned viability assessment work as part of the evidence base for the new Local Plan. This work has included consideration of the level of affordable housing that could be supported across different types of development and locations. The assessment showed that different rates of affordable housing contributions could be made between the higher value areas, such as greenfield sites, and lower value areas, such on inner brownfield sites. Comment

6.3.11 In the areas where viability was challenged, such as urban brownfield sites, a 10% affordable housing rate could be supported. In the stronger market areas, such as the Hoo Peninsula strategic sites and suburban locations, this rose to 30%. The difference was based on the different land values, house prices and build costs. Comment

6.3.12 The delivery of affordable housing should be on site in the first instance. National planning policy outlines this preference.[59] However off-site provision and financial contributions are allowed, but this should be tightly controlled to ensure that affordable housing is delivered to meet the needs of the local population. Comment

6.3.13 The provision of affordable housing for local residents is an important issue for local communities. To support the provision of affordable homes for local people, a 'local connection cascade' is set out in relation to allocating affordable housing on sites. Comment

6.3.14 The policy follows a cascade principle, where the preference is for on-site delivery. If this cannot be delivered, then consideration is given to off-site provision can be made through delivery on another site, or in the last resort a financial contribution. However, this should be justified and supported by evidence as to why it cannot be met via the Council's standard approach of on-site delivery. Comment

6.3.15 If the development proposes no contribution towards affordable housing this needs to be justified. The Council will expect justification via a viability assessment undertaken and submitted by the applicant. This will then be verified by the Council's independent viability consultant with the cost for the work for the independent verification being paid for by the applicant. Comment

6.3.16 It is noted that there are current issues, particularly for SME developers in securing registered providers to take on affordable housing secured as part of a section 106 agreement. The Council will continue to work collaboratively to address this issue. Comment

6.4 Supported housing, nursing homes and older persons accommodation

6.4.1 Policy T4 considers the need for housing specially designed for specific sectors of the community, such as older people, people with disabilities and vulnerable people, those with particular housing needsincluding 'Looked After Children', who may, for a variety of reasons, face barriers to finding suitable accommodation to meet their personal needs. Comment

6.4.2 The NPPF promotes the need to supply homes where they are needed that meets the needs of groups with specific housing requirements. This is essential if the objective of creating mixed and balanced communities is to be achieved. The provision of appropriate housing needed for different groups in the community should be assessed and reflected in planning policies including older people and people with disabilities.[60] This translates into a need for all types of housing including retirement housing, children's homes, housing-with-care and care homes. Comment

6.4.3 The Care Act 2014 includes the explicit need to consider accommodation suitability as part of the assessment and delivery of services. Comment

6.4.4 The Medway Council Plan, Housing Strategy, Children and Young People's Plan and Adult Social Care Strategy identify priorities for a supply of accommodation to enable residents who have additional needs to live independently in their own home. There is a commitment to ensure there is sufficient housing for specific vulnerable groups to provide equal access to housing for all residents in Medway.[61] Comment

Housing need Comment

6.4.5 The Local Housing Needs Assessment considers the housing needs of a wider range of household groups including older persons, people with disabilities and looked after children. Comment

6.4.6 The health and lifestyles of older people will differ greatly, as will their housing needs, which can range from accessible and adaptable general needs housing to specialist housing with high levels of care and support. Comment

6.4.7 Similarly, people with disabilities can include, but are not limited to, people with ambulatory difficulties, blindness, learning difficulties, autism and mental health needs, which may generate a range of housing requirements which can change over time. Comment

6.4.8 Medway's population is predicted to grow over the Local Plan period to 2041, with over 65's accounting for a significant proportion of this growth as people are living longer. The official population and household projections indicate a significant increase in older persons and older person's households.[62],[63] With the ageing population, a range of health needs are projected across the population. These include an increase in people living with dementia. Medway's Joint Strategic Needs Assessment, 2024 for Adult and Social Care identifies key issues and gaps in services, and makes recommendations for commissioning.[64] These include working with the Planning Service to ensure the availability of suitable housing, and supporting adaptations to assist people to remain living in their own homes. Comment

6.4.9 Older people living on their own may be expected to have greater care needs than those living with a partner or family members, who may be more likely to receive unpaid informal care. Comment

6.4.10 The household projections indicate a notable increase in older persons living alone, with over 65's single person households increasing by just over one quarter over the course of the Local Plan period. Comment

Table 2: Over 65's single person households trend 2024 to 2041 Comment

Change

2024

2041

Nos

%

14,411282,049

18,182291,445

3,771

+26.2

Source: Office for National Statistics (2020). Subnational population projections: 2018-based. Comment

6.4.11 Medway is also seeing an increase in looked after children, and a need for additional specialist accommodation for children and young people.Modelling estimates in the Local Housing Needs Assessment suggest that the number of looked after children could increase by just under one-fifth over the plan period. It is therefore important that the Council makes provision to accommodate this growing population. Further information is available in the council's Sufficiency Strategy. Comment

6.4.12 A number of different models exist to meet the housing needs of those with specific needs including older persons and people of all ages with physical or learning disabilities or the homeless. Comment

6.4.13 Housing with care can include extra care, sheltered housing and assisted living. This is normally delivered in the form of self-contained accommodation that is provided within a purpose-built block or small estate where all residents have similar support needs. Care is provided for those who cannot live completely on their own, or would like the comfort of knowing assistance is available, but do not need significant levels of personal care. This type of accommodation can also serve the wider needs of: young people at risk of, or who are homeless; young people leaving care; people with learning disabilities; those with clinical mental ill-health issues; people with added vulnerabilities who are or become homeless; and people experiencing domestic abuse. In planning for the mix of housing to meet our communities' needs, consideration will be given to specialist accommodation, including dementia care homes and children's homes. Comment

6.4.14 Care or nursing homes provide a higher degree of personal care and / or long-term medical treatment for those who cannot live independently. Comment

6.4.15 Modelled projections based on the official projections indicate a significant increase in the need for housing and schemes that offer an element of care for older persons and others with these specific needs. Comment

6.4.16 Projected figures indicate an increase in older residents unable to complete at least one domestic activity on their own increasing by almost one third to 2040. Comment

Figure 3: Older Persons Need

Figure 3: Older Persons Need Comment

Source: Projecting Older People Population Information Comment

6.4.17 Many people with disabilities will be cared for by a family member. The 2021 Census indicates that around 22,500 residents in Medway are providing unpaid care in their own homes. In cases where a family member is no longer able to provide care – such as elderly parents looking after children with additional needs or children looking after an ageing parent , they are likely to seek the provision of alternative accommodation. edway Council reports the requests for support have increased in the last 5 years for both working age (18 to 64 year olds) and older adults (aged 65+) and are now above England and South East averages.[65] Comment

Supply Comment

6.4.18 Medway's supply of housing needs to account for the above growing demands, to provide suitable accommodation for a wide range of requirements. Offering older people a better choice of accommodation to suit their changing needs can help them live independently for longer, feel more connected to their communities and help reduce costs to the social care and health systems. Comment

Figure 4: Care Homes and Supported Living

Figure 4: Care Homes and Supported Living Comment

6.4.19 In Medway there are around twenty-nine supported residential facilities for older persons and one hundred and thirty-nine facilities for working-age residents, as detailed in the map above. In addition, there are a number of children's homes, and a growing demand to support looked after children. Comment

6.4.20 Medway had 8.1 care home beds per 100 people aged 75+ in 2021, which is fewer than the South East average of 10.1 and England average of 9.4. The number has been decreasing in the last ten years from a high of 10.1 in 2012.[66] Comment

6.4.21 Good housing design is vital in promoting well-being and improving quality of life, both in general housing and in sheltered and supported housing or housing with care. Comment

6.4.22 The Housing design policy (DM5 ) supports the need for flexible and adaptable accommodation to suit a wide range of needs to contribute to housing choice, long-term occupancy and lifelong homes. Comment

Policy T4: Supported Housing, Nursing Homes and Older Persons Accommodation Comment

The development of specialist residential accommodation for older people, including care homes, nursing homes; and other specialist and supported forms of housing for those with particular needs including looked-after children - will be supported where it:

  • Meets a proven need for that particular type of accommodation.
  • Is well designed to meet the particular requirements of residents with social, physical, mental and/or health care needs including the relevant space standards (e.g. the National Described Space Standards).
  • Incorporates dementia friendly standards where required.
  • Is easily accessible to public transport, shops, local services, community facilities and social networks for residents, carers and visitors. Local services are particularly essential in those developments where residents have fewer on-site services and greater independence.
  • Does not adversely affect the character and amenity of the area, or the health and well-being of the residents (new and existing).
  • In relation to care facilities for looked after children rooms shall comply with the National Described Space Standards (or subsequent equivalent standards) with the provision of suitable communal space of at least one reception room and kitchen or equivalent space.
  • Loss of specialist housing will be permitted only where it is demonstrated that there is no need for the form of accommodation.
  • Developers will be expected to have regard to residential design criteria specific to accessibility issues for older persons and others with specialist needs.

6.4.23 Offering older people a better choice of accommodation to suit their changing needs can help them live independently for longer, feel more connected to their communities and help reduce costs to the social care and health systems. This is a key objective of the One Medway Plan and the Joint Health and Wellbeing Strategy supported by the Market Position Statement for Adult Social Care and the Adult Social Care Strategy. Comment

6.4.24 The provision of appropriate housing for looked after children, people with disabilities, including specialist and supported housing, is crucial in maintaining safe and independent lives. Unsuitable housing can have a negative impact on disabled people and their carers. It can lead to mobility problems inside and outside the home, poorer mental health and a lack of employment opportunities. Providing suitable housing can enable disabled people to live more independently and safely, with greater choice and control over their lives. Comment

6.4.25 Over the past five years there has been a small net gain of ten bedrooms in older persons accommodation (C2). Looking forward over the next five years, extant permissions have been given for around 210 bedrooms, which will be delivered in Gillingham, Chatham, Rainham and Halling. Further opportunities will be coming forward over the Local Plan period. Comment

6.5 Student accommodation

6.5.1 Promoting learning is a key ambition for Medway, and capitalising on a skilled workforce and the student economy. The Council needs to consider the needs of students as a sector of Medway's communities, in line with the NPPF in planning for specific housing requirements.[67] Comment

6.5.2 Positive planning for students can contribute to Medway's regeneration objectives and potentially boost the vibrancy and vitality of town centres, and secure benefits for the growth of the local economy. Comment

6.5.3 Medway's student population has continued to grow across the further and higher education sectors, largely clustered in the Learning Quarter at Chatham Maritime. Comment

6.5.4 However, it is important to ensure that the expansion of the sector does not adversely affect established neighbourhoods by an over concentration of students and that existing privately rented accommodation is not 'lost' to tenants with otherwise limited housing options. Comment

6.5.5 The highest concentrations of students are seen in Gillingham North ward, representing approximately 19.9% of the resident population as this area is within close proximity to the universities and colleges.[68] According to Medway Council tax exemptions (i.e. class N at March 2019), more than half of the student households in Medway which qualify for a student Council Tax discount are located in Gillingham. Comment

6.5.6 Unlike some traditional student cities, evidence points to a 'not insignificant' section of students remaining living at home while studying in Medway, some commuting in from London, for example, as well as students at the Canterbury campuses being bused in from Medway, due to accommodation shortages there. The Universities, such as the University of Greenwich, are exploring the reasons why students choose to commute to Medway and are seeking to expand the accommodation and wider offer for students in Medway. Comment

6.5.7 Students represent approximately 6.5% of the Medway population, however student households represent less than three percent of the private rented stock in Medway, suggesting the contribution of purpose-built student accommodation. The wider housing market pressures, including increased costs and demand for private sector rented accommodation impact on student households. Comment

6.5.8 Growth in student numbers does not easily translate into a direct accommodation need for the reasons mentioned above. Evidence shows that private rental sector accommodation in Medway does not fully meet the housing requirements of students, and purpose-built student developments may be required to address these shortcomings.[69] This could also contribute to wider regeneration ambitions, particularly for town centre renewal. Comment

Policy T5: Student Accommodation Comment

The Council aims to ensure that student housing is provided in the most appropriate and accessible locations and has due consideration to surrounding land uses.

Provision for students will be predominantly located close to the higher and further education establishments in Medway where there is deemed to be an identified local need for student accommodation.

The Council will favourably consider opportunities for student accommodation in town centres where the development can be shown to make a positive contribution to the vitality and sustainability of the centres, does not have a negative impact on the core functions of the town centres, and is consistent with strategic, regeneration and redevelopment plans.

Locations for student accommodation must be well served by walking, cycling and/or public transport and accessible to a wide range of town centre, leisure and community uses.

Student accommodation will be permitted where it does not involve the loss of permanent, self-contained homes, or the loss of designated employment land, leisure or community space. Proposals must also avoid impacts to environmental designated sites and where required provide appropriate ad adequate measures to mitigate any potential impacts on the local environment.

Purpose built student housing will be required to provide a high-quality living environment and include a range of unit sizes and layouts, with and without shared facilities to meet the housing requirements of the educational institutions they serve.

6.5.9 The policy approach ensures a sufficient supply of accommodation to meet the needs of students and support the success of the universities and colleges in Medway. Comment

6.5.10 The proposed policy approach seeks to balance the proximity of students to their places of study and avoid over concentration of student households, where this could impact negatively on amenity or access to family housing. Comment

6.5.11 Opportunities to increase the supply of student accommodation as part of redevelopment/regeneration schemes in town centres, particularly Gillingham and Chatham, are welcomed. Comment

6.5.12 National policy promotes the need to supply homes where they are needed that meets the needs of groups with specific housing requirements such as students. Comment

6.5.13 Responses to previous consultations on the emerging Local Plan have been supportive of the need to provide accommodation for students. Comment

6.6 Mobile home parks

6.6.1 Mobile home refers to a variety of accommodation units, such as 'caravan', 'park home' or 'lodge' and can be transported from place to place. Mobile home parks refer to sites developed for the placement of mobile homes. Mobile or park homes account for around one percent of the overall housing stock in Medway, this is around twice the national average. This policy does not consider free standing individual mobile homes or caravans, such as those provided for specialist workers in the land-based sectors, or specialist accommodation for gypsy and traveller communities or travelling showpeople. Nor does it consider where provision is made in the form of temporary accommodation such as during the construction of a new or replacement dwelling. Comment

6.6.2 Two main residential park homes estates at Hoo Marina Park and Allhallows Park account for the majority of occupied mobile homes in Medway. These are in rural coastal locations on the Hoo Peninsula, in proximity to the estuarine habitats. These park homes are a popular form of housing, particularly in some age groups, and the Council recognises that they help to provide for a choice of housing in Medway. Comment

Policy T6: Mobile Home Parks Comment

Proposals for permanent mobile or park home developments will be subject to compliance with planning policy in assessing impact and sustainability.

The Council seeks to protect existing parks from competing uses and restrict their expansion outside designated areas to limit adverse environmental impacts to the surrounding green and open spaces. It will restrict intensification beyond density guidelines and seek opportunities to enhance the design and visual impact on the surrounding area, particularly those near areas of sensitive environmental interests.

Any development that may result in the permanent loss of mobile homes at the Hoo Marina Park or the Allhallows Park, or a reduction in the area available for their use will not be permitted.

Intensification within the footprint of existing sites must adhere to latest Model Standards for Caravans in England.

Any proposals for updates or intensification must be carefully considered for the colour, massing and materials used, incorporate appropriate landscaping, and have no adverse impact on the character of the locality or amenity of nearby residents.

6.6.3 Previous consultation on this topic has generally found that there is support for this form of housing, to provide wider choice in Medway. Mobile homes are an attractive housing option for a number of households in Medway. Some cater for specific market sectors, such as people aged over 55 years. The Council supports the retention of mobile homes in these parks, to assist in the supply of a mix of accommodation. Comment

6.7 Houseboats

6.7.1 There are approximately 462 houseboats in Medway. These are located in six marinas on the River Medway located at: Hoo, Port Werburgh, Chatham Maritime, Medway Bridge, Port Medway and Cuxton. Over the past five years the number of houseboats on the River Medway has increased by a little over thirteen percent, up from 400 in 2019. Comment

6.7.2 Regeneration plans for waterfront development could impact on some sites. However, redevelopment plans could lead to improvements to the local environment around the areas where houseboats are located. This could lead to better access to key services for residents, in conjunction with better clustering of houseboats on the River Medway. There are wider environmental considerations, given the ecological sensitivity and importance of the river and estuary. The provision of adequate services to protect the health of the estuary is a key consideration, as well as providing for the needs of this sector of the community for good amenity and wellbeing. Comment

Figure 5: Residential Marinas

Figure 5: Residential Marinas(Source– Local Land & Property Gazetteer) Comment

Policy T7: Houseboats Comment

The Council will seek to manage provision for houseboats in order to secure environmental benefits and address needs for this specialist type of accommodation. It will aim to:

  • Protect the current mooring locations of houseboats and specify where any further growth may be allowed to take place.
  • Seek the removal and disposal of any vessel so moored if a boat sinks, or becomes unfit for habitation, derelict or is otherwise abandoned.
  • Provide for the amenity and wellbeing of residents through requiring appropriate foul water disposal in proposals for new houseboats.
  • Seek opportunities to deliver improvements that benefit the local amenity and environment.
  • Avoid impacts to designated sites from moorings and/or increased disturbance to habitats and the species they support.
  • Any new development that impacts upon BAP priority foreshore (Mudflat) must ensure that vessel wake and grounding upon the foreshore are mitigated for. The Environment Agency may ask for Foreshore monitoring plans where vessel wake is concerned, and a timber of metal grid/plinth system to ensure that vessels do not ground out over intertidal Mud when berthed. In canal and fluvial environments, the creation of wastewater infrastructure for the collection of houseboat waste will be encouraged.

Potential developments will only be supported where there are no adverse environmental impacts upon the health of the designated marine and supporting habitats of the estuaries and rivers.

Any proposal for further growth of houseboats, or the replacement of existing ones, will need to observe the above policy guidelines, as well as observing the criteria outlined in Policy T22 – Marinas & Moorings.

6.7.3 Comments from earlier consultations on the emerging Local Plan have supported the proposed houseboat policy with strengthened provision for managing environmental impacts. Comment

6.7.4 Houseboats are part of the River Medway's character, providing a distinctive housing option. It is however important to ensure that the natural environment of the river is conserved and enhanced, and residents have good living conditions. Comment

6.7.5 Development can have a positive or negative impact on the appearance of the area and on residential amenity. It is important that houseboats do not have a negative impact upon the natural environment and should respect the unique habitat with which they are situated. Comment

6.7.6 Medway's river and estuary are designated for their environmental importance. This policy supports opportunities to upgrade facilities and amenities where there will be no adverse environmental impacts. Comment

6.7.7 Particular regard needs to be given to the potential environmental impacts on designated marine and supporting habitats of the estuaries and river. Source pollution, especially from moored houseboats, has a detrimental effect upon our waterways reducing dissolved oxygen and increasing phosphate and nitrogen input. Comment

6.8 Houses of multiple occupation

6.8.1 A House in Multiple Occupation (HMO) is a property that is shared by three or more tenants who are not living together as a family, and who share basic amenities such as a kitchen, bathroom or a toilet facility, but have separate bedrooms. HMOs can provide an affordable type of housing for single people. Comment

6.8.2 HMOs have a role to play in sustainable and inclusive communities, providing accommodation for single people on low incomes, and can also be the accommodation of choice for young professionals moving to an area for work for either temporary or permanent accommodation. Comment

6.8.3 Evidence shows that areas with particularly high concentrations of HMOs can potentially undermine the sustainability of the community, through loss of family housing, or by lowering the standards of amenity experienced by local residents. Comment

6.8.4 Poor management of properties, disturbance and poor provision or use of waste storage facilities can lead to a low-quality feel in relation to the street environment. The Council is also concerned that people have a decent place to live, and the standards of HMOs provide for a safe and healthy environment for residents. Comment

6.8.5 A combination of issues can lead to an area attracting a high proportion of young, single people, which may be linked to short-term tenancies and a relatively high turnover of residents. Comment

Large HMOs in Medway Comment

6.8.6 HMOs containing five or more residents require a licence. Licensable HMOs in Medway were mapped in 2025, as detailed below. Smaller HMOs do not need a licence, for that reason the total number of HMOs in Medway is not known. Comment

6.8.7 As demonstrated in the map below, HMOs are situated in urban areas and are in close proximity to central areas of Gillingham, Chatham, Rochester and Strood. The highest concentration of licensed HMOs is located primarily within central, urban Medway, specifically areas in Gillingham and surrounding Chatham and Rochester Riverside. Comment

HMOs and planning background Comment

6.8.8 There is a distinction between the planning and licensing regimes for HMOs. Single family houses and flats are classified as class 'C3 dwelling houses' in the Use Class Order. Privately rented HMOs with between three to six tenants are classified as small or 'C4 Houses in Multiple Occupation'. Comment

6.8.9 Planning permission is not required to change the use of a C3 dwelling house to a shared rented house (C4 HMO), unless specifically controlled by condition on a planning application. Planning permission is required however to increase an HMO from six to seven or more tenants. This is because large HMOs are in their own distinct use class 'sui generis'. Comment

6.8.10 A large HMO in England is defined if it is rented to 5 or more individuals who are not from the same household. A large HMO will need a license. Comment

Policy T8: Houses of Multiple Occupation Comment

The Council seeks to avoid detrimental clusters of HMOs and to ensure that they provide a suitable quality of accommodation. Where planning applications for HMOs are not already covered by permitted development rights, they will be favourably considered where they:

  • Do not adversely affect the character and amenity of the area.
  • Do not contribute to an over concentration of HMOs in a particular area.
  • Do not lead to the loss of units suitable for family housing, particularly in areas noted as already containing multiple HMOs.
  • Do not contribute to the generation of excessive parking demands or traffic in an area.
  • Provide for a suitable level of amenity for future occupiers with rooms complying with the National Described Space Standards (or subsequent equivalent standards) and communal space of at least one reception room and kitchen or equivalent space.
  • Make appropriate provision for the storage of waste and cycles.
  • Do not adversely affect the health and well-being of the residents (new and existing).

6.8.11 Neighbourhoods containing transient populations can experience issues that conflict with the amenity of more settled residents within the same neighbourhood. A high turnover of residents can undermine the sense of community within an area. Comment

6.8.12 The National Design Guidelines state that waste storage and management should be 'accessible and well-integrated into the design of streets, spaces and buildings, to minimise visual impact, unsightliness and avoid clutter.[70] Where refuse bins are required to be on a street frontage or in a location that is visible from a street, they are sited within well-designed refuse stores that are easy for occupants to use. Comment

6.8.13 The Council recognises the role of HMOs in providing affordable choice in the housing market, but seeks to avoid unacceptable, adverse impacts on amenity, or loss of family accommodation, through managing the development of new HMOs, and to secure decent living conditions for residents. Comment

6.9 Self-build and custom housebuilding

6.9.1 Medway's vision for 2041 includes an aspiration that all sectors and ages of the community can find decent places to live; as part of this custom and self-building will provide new living opportunities for residents. This is supported by one of the Local Plan objectives of supporting people to lead healthy lives and strengthening communities by providing high quality, energy efficient homes that meet the needs of Medway's communities, reflecting the range of sizes, types and affordability the area needs, including provision for specialist housing, such as custom and self-build; and driving reductions in the carbon impacts of housing by securing opportunities for retro-fitting older properties. Comment

6.9.2 Self-build is generally where the owner is directly involved with and/or manages the design and construction of their new home, while the custom housebuilding approach is where the owner commissions the construction of their home from a developer / builder / contractor / package company who builds the property to the owner's specifications. With custom build the occupants do not usually carry out any of the physical construction work but still make key design decisions. Comment

6.9.3 National planning policy advises that authorities should include people wishing to commission or build their own homes when planning for the needs of different groups in the community.[71] The Government has also provided additional policy and guidance to support the demand from the self and custom house building market, which advises 'in considering whether a home is a self-build or custom build home, relevant authorities must be satisfied that the initial owner of the home will have primary input into its final design and layout'.[72] Comment

6.9.4 To identify and provide for people who wish to build their own home, the Council maintains a Self-build and Custom Housebuilding Register of interested parties and reports the headline data annually on the Council website.[73] Comment

6.9.5 Self-build and custom build can be an important source of delivering a mix of homes; all self-build proposals in sustainable and suitable locations will be positively considered. The contribution small and windfall sites can make to providing Self-build and Custom Housebuilding plots is encouraged and welcomed; it is also acknowledged that there can be opportunities on larger sites to meet expected demand. Larger site developers are encouraged to work with smaller sized builders to promote site diversity and to offer a range of plot sizes to provide the different types of plots self-builders are looking for. This enables people to have the opportunity to build their own high-quality homes, on a range of different sized developments, which can also boost and support the local economy by providing opportunities for local tradespeople and small and medium sized builders, as well as leading to a good mix of property designs, giving the area visual interest. Comment

6.9.6 To meet the demand on the self and custom build register and to facilitate a wide range of opportunities of different types and tenures for self/custom builders: Comment

  • Small site and windfall plot provision in sustainable and suitable locations for self and custom builders is supported and encouraged.
  • A Site within Medway will be allocated to provide self and custom build plots.
  • Sites of 100+ dwellings will be required to supply no less than 4% of serviced dwelling plots for sale to self or custom builders, excluding flatted developments.[2]

6.9.7 This will provide a stream of plots on a variety of sized developments throughout the plan period. Developers and landowners may find it useful to work with a self and custom build 'enabler' for assistance in delivering the self/custom build plot element of the site. Comment

Policy T9: Self-build and Custom Housebuilding Comment

The Council will support self-build or custom build home development in sustainable and suitable locations across Medway, encouraging plot provision in areas preferred by applicants on the Register.

Site Allocations for self-build and custom housebuilding

The following site is identified specifically for self-build and custom housebuilding:

  • Fenn Farm, Ratcliffe Highway, Hoo (AS2) – 100% (4 plots)

Sites of 100+ dwellings will be expected to provide no less than 4% plots for self and custom build

To ensure a consistent supply for the demand identified from the Register, sites of 100+ dwellings will be expected to provide no less than 4% plots for self and custom build. They will be secured by use of a Section 106 agreement. If it is not viable to provide self-build plots on site, applicants would be expected to present robust evidence to show why for the Council to consider. No provision will be expected where the scheme proposed is a predominantly flatted development.

Affordable Housing

The affordable housing requirement of the site should be calculated on the total number of homes being delivered, including the self-build and custom housebuilding element. Self and custom build units delivered will not be accepted as part of the affordable housing provision.

All new self-build/custom housebuilding applications

  • Applicants will need to have regard to the local landscape and guidance from other relevant Local Plan policies in the same way that other types of residential applications do; this will ensure all types of new development are of high quality.
  • Permission granted for self/custom build sites with more than one plot will be outline only; reserved matters applications would be required for each plot sold. In accordance with Government guidance on Self-Build and Custom Housebuilding, the plots must be serviced (have access to a public highway and connections for electricity, water and wastewater) or, in the opinion of a relevant authority, can be provided with access to those things within the duration of a development permission granted in relation to that land.
  • For larger sites where a proportion will be self/custom build plots, the plots should all be located in one attractive area of the site and not pepper-potted throughout.
  • For phased development, self/custom build plots must be provided and serviced at the earliest stage possible. This will be secured by a planning condition.
  • Self/custom build plots must respond to the sizes identified on the Register.
  • The person(s) occupying the plot will need to provide evidence confirming they have had primary input into the final design and layout of their property and that it will be their sole/main residence.
  • To prevent overall completion of a site being drawn out and the delay of housing delivery, a short timeframe for building the plot(s) is desirable. This could be translated into a shorter time limited condition than the standard requirement, depending on the site.[3]
  • Sites (including the self-build element) that meet or exceed the threshold to trigger the requirement for developer contributions will attract mitigation contributions in the same way as any other housing development.

Design Code

  • Depending on the location of the site, the Council may require a design code framework; this should be agreed with the Council prior to the submission of the outline planning application. This will ensure that the variety of design and construction materials will respect the character and appearance of a local area, without suppressing innovation and individuality. The design code will be secured by condition.

Marketing the self/custom build plot

  • Once a site has received outline permission and plots become available for sale, the landowner/developer is required to market (to the satisfaction of the Council) the plots available for self/custom-build for a minimum period of 12 months.[4] The 12 months will start from when the plots are first available for purchase, with the responsibility on the plot provider to notify the Council when the marketing period has begun.
  • If any plot(s) remain unsold after being marketed for the minimum period, they can either remain for sale as a self/custom build plot or be offered to the Local Authority to acquire for the provision of affordable housing (separate from any relevant affordable housing requirement for the Development as applicable), before reverting back to the land owner to build out on the plot or sell without restriction.[5] To prevent the delay of housing delivery, the Local Authority will be given a time period of three months to acquire the vacant plot(s).[6] This provision will be secured as part of the original Section 106 agreement.

Expanding/intensifying existing residential permissions

  • Where there is an existing residential permission and the developer approaches the Council seeking to expand/intensify the development, the developer should demonstrate that they have considered some/all of the additional plots to be provided as serviced self/custom build plots, where there is identified demand.

Speculative residential applications

  • Where a landowner has a suitable site that they wish to obtain speculative outline residential permission for, they are encouraged to have regard to the Register and consider the plot for self-build or custom housebuilding, depending on the local demand.

Neighbourhood Plans

  • The Council supports and encourages the consideration of self-build and custom housebuilding in the preparation of Neighbourhood Plans, and joint working with Neighbourhood Plan groups to establish a locally derived design code.

Rural Exceptions

  • These will be considered on a site-by-site basis.

Council owned land and Regeneration

  • The Council will consider opportunities for self-build and custom housebuilding in disposal of Council land and in promoting regeneration schemes.

6.9.8 The need for plots of land on which people can build their own home has been identified through the Self-build and Custom Housebuilding Register, required by legislation from 1st April 2016.[74] Medway Council's Self-build and Custom Housebuilding Register is publicised on the website and operates in 'base years', which run from 31 October in one year through to 30 October the following year.[75] Eligible individuals or associations (groups of individuals) can apply to go onto the Register to record that they are seeking to acquire a serviced plot of land for their own self-build and custom housebuilding.[7] Comment

6.9.9 Relevant authorities are required to give development permission in respect of enough serviced plots of land to meet the demand for self-build and custom housebuilding in their area; at the end of each base period, they have 3 years in which to permission an equivalent number of plots of land, as there are entries for that base period. Comment

6.9.10 From the commencement of the Register in April 2016, the Council has received regular applications from individuals and associations wishing to register their interest in acquiring a plot of land on which to build their own home. Applicants are interested in acquiring plots across the Medway area for building their own house or bungalow, with plot sizes ranging from 0.01ha to 1ha and above. Comment

6.9.11 As at 30 October 2024, there were 139 individuals and 2 associations who had applied to join the register since April 2016, resulting in an average of 17 applications per year. Around 25% of these applicants have also applied to go onto other authority registers which although could be a double-count of demand, is thought to be counteracted by numbers of people who possibly do not know about the register but still have a desire to build their own home. As at the end of base period 9 (30 October 2024) , permission had been granted for 20 self/custom build plots. Comment

6.9.12 Using two different methods to come to a similar result, the Local Housing Needs Assessment concludes that it would be reasonable to plan for around 430 plots over the course of the plan period to address current and future demand. There is clearly a need to have a policy in place to enable sufficient permissions of self/custom build plots to be granted in order to supply this demand Comment

6.9.13 Self-build and custom housebuilding policies across the UK have continued to evolve in recent years and there has been a marked increase in adopted plans with percentage based policies. Having a site partially devoted to self-build can help to balance different density requirements across a site and encourage larger house builders to work alongside smaller local house builders, with the potential to work successfully alongside the delivery of mainstream housing. These types of % policies can work most effectively as part of a package approach, which is why as well as applying a 4% requirement to sites 100+, Policy T9 also allocates a specific site for self/custom build development and encourages plot provision on smaller windfall sites, maintaining the key intention of providing self/custom build plots to meet expected demand. Comment

6.9.14 The fundamental purpose of Policy T9 is to deliver self-build and custom build housing in Medway, but it is plausible that due to circumstances out of the control of the Council and landowner, some plots may not receive the interest that has been anticipated and are not taken up by the self and custom housebuilding market. It is important that the land is not left unused or vacant for sustained periods while other essential types of housing are needed, such as 'affordable housing'. This is reflected in the 'cascade' approach. Comment

6.9.15 A 12 month marketing period as a minimum is considered an acceptable length of time to allow potential self/custom builders time to view the site, arrange finances and apply for planning permission to ensure that what they actually want to build on the site is acceptable. This timeframe is generally seen as a successful benchmark for many other recently adopted local plans. Comment

6.9.16 Purchased plots should not be left empty to the detriment of its neighbours or the developers as a whole – however it would prove difficult for the Council to control/enforce a requirement for purchased plots to be built out within a certain timeframe within Policy T9 but instead will include a desirability for a short timeframe for builds (which could be translated into a shorter time limited condition than the standard requirement depending on the site). Comment

6.9.17 Rural exception sites –These will need to be considered on a site-by-site basis when there is greater certainty on the preferred spatial strategy. Comment

Allocations Comment

6.9.18 Fifteen sites were submitted to provide self-build plots as part of the most recent Call for Sites and further sites in the responses to the Reg 18b consultation in Summer/Autumn 2024. The majority of applicants on the register are interested in plots anywhere across the Medway area, with the most preferred sub areas being on the Peninsula and in Rainham. Following work in the Land Availablility Assessment and reviewing responses to the Reg 18b consultation, one of these sites at Fenn Farm Ratcliffe Highway, Hoo (AS2) was identified as a suitable allocation Comment

Sustainable, green and high-quality design Comment

6.9.19 Some self/custom builders seek to be more innovative and adventurous in their design/green credentials, which the policy allows for through the use of design codes where relevant. Using both traditional and modern methods of construction, self and custom builds can often be and most certainly are encouraged to be the pinnacle of energy efficient, environmentally friendly and sustainable standards, demonstrating superb examples of what can be accomplished in both green and high-quality design. Comment

6.9.20 Made and emerging Neighbourhood Plans in Medway are positively promoting opportunities for self and custom housebuilding development, which is supported and encouraged by the Council. Comment

6.9.21 Demand may shift over time, so the policy will be closely monitored and will be reviewed if the level of demand changes significantly. Further information on this topic is set out in a background paper. Comment

6.10 Gypsy, Travellers and Travelling Showpeople

6.10.1 Medway Council is tasked with providing for the needs of all its residents including providing housing options for all that require it. Housing provision includes the consideration of the needs of Gypsy and Travelling Showpeople, which is supported by an up-to-date evidence base. Comment

6.10.2 The Council commissioned an updated Gypsy and Traveller Accommodation Assessment (GTAA) to identify the need for gypsy and traveller pitches and travelling showpeople plots, to align with the Local Plan period, and to consider the implications of any changes to definitions or other requirements brought in since the last evidence base update.[76] Comment

6.10.3 The definition of pitches and plots comes from national Government policy. A pitch for the purpose of this policy is defined as: 'means a pitch on a "gypsy and traveller" site. A plot is a: 'pitch on a "travelling showpeople" site (often called a "yard")'. Comment

6.10.4 Planning Policy for Traveller Sites (PPTS), updated in 2024, provides a planning definition of gypsies and travellers, and the government's approach to decision making and plan making in relation to traveller sites.[77] The overarching aim of the national policy is to 'ensure fair and equal treatment for travellers, in a way that facilitates the traditional and nomadic way of life of travellers while respecting the interests of the settled community. Comment

6.10.5 For the purposes of the planning system, the PPTS defines gypsies and travellers as:   Comment

Persons of nomadic habit of life whatever their race or origin, including such persons who on grounds only of their own or their family's or dependants' educational or health needs or old age have ceased to travel temporarily or permanently, and all other persons with a cultural tradition of nomadism or of living in a caravan, but excluding members of an organised group of travelling showpeople or circus people travelling together as such. Comment

6.10.6 For the purposes of planning policy, the PPTS definition of travelling showpeople is:   Comment

Members of a group organised for the purposes of holding fairs, circuses or shows (whether or not travelling together as such).  This includes such persons who on the grounds of their own or their family's or dependants' more localised pattern of trading, educational or health needs or old age have ceased to travel temporarily or permanently, but excludes Gypsies and Travellers as defined above. Comment

6.10.7 There are a number of gypsy and traveller sites, and one travelling showpeople site in Medway. These include one public site at Cuxton, managed by Medway Council, and a range of permanent and temporary private sites across the authority area. The GTAA identified a need of 31 pitches for gypsy and travellers and 3 plots for Travelling Showpeople, from households that meet the planning definition. There is wider need from undetermined households and those that do not meet the planning definition. Comment

Policy T10: Gypsy, Travellers & Travelling Showpeople   Comment

To meet the identified need for gypsy and traveller and travelling showpeople's accommodation, existing sites will be protected and intensification or expansion sought. New sites will also be permitted where the criteria are met as set out below. The Council will explore the potential to provide more provision at its public site at Cuxton through intensification and/or expansion.

Safeguarding existing sites

All authorised* gypsy and traveller and travelling showpeople sites will be safeguarded over the plan period from 2022 to 2041.

Safeguarded gypsy and traveller and travelling showpeople sites will be retained, unless:  

  • there is a surplus of available accommodation over and above the required five-year supply of sites; or 
  • the site will be replaced elsewhere in Medway by a site of similar proportions and capacity for pitches or plots in an appropriate location which complies with the criteria listed below for new sites.

Expansion of safeguarded gypsy and traveller and travelling showpeople sites will be permitted where all of the following apply:

The density of pitch provision within the application site is maximised, having regard to the minimum separation distances between mobile homes/caravans, etc, as required by any relevant legislation or guidance.

The proposal would not cause harm to character or appearance of the landscape and must be well-screened by existing or additional native vegetation.

Foul drainage to a public sewer should be provided where possible. Where it is not, evidence will need to be provided showing that suitable alternative facilities can be provided.

Adequate parking and turning space shall be provided on site.

There is adequate provision for storage and maintenance of equipment, where required.

For the purposes of this Policy, authorised gypsy and traveller and travelling showpeople sites means those with planning permission that are not subject to a condition limiting them to a temporary period or a specified person(s).

New sites

Proposals for new gypsy, traveller and travelling showperson sites will be permitted, where they meet the following criteria:

  • Definition - The intended occupiers meet the national definition of Gypsy, Traveller or Travelling Showpeople.
  • Need – the Council is satisfied that there is a clear need for the site and that need cannot be met through the expansion of existing authorised sites.
  • Location – Not located in the Green Belt, flood risk zones 2 & 3, areas covered by landscape or environmental designations (National Landscapes SSSI, Ramsar, SPA, SACs, Local Wildlife Sites, Ancient Woodland or local nature reserves), protected open spaces or protected heritage assets (listed buildings, scheduled ancient monuments or conservation areas), or the best and most versatile agricultural land, of Grades 1, 2 or 3a).
  • Accessibility– good connections to local facilities for education, healthcare, and convenience retailing.
  • Scale – a site should respect its location and surrounding environment and be embedded within it and not intrude onto the landscape and must be well-screened by existing or additional native vegetation. Pitches and plots should be of a sufficient size with adequate provision for storage and maintenance of equipment, where required.and, on sites for Travelling Showpeople have space for adequate storage.
  • Design – Any proposed site and associated development such as day rooms should be of an appropriate size and designed to minimise the impact on the area.
  • Access – there is safe and convenient pedestrian and vehicular access to the public highway, with adequate space on site for vehicle turning and parking. 

6.10.8 The NPPF requires local authorities to make provision for the specialist accommodation needs of gypsy and traveller communities and travelling showpeople. This is achieved through assessing the accommodation needs of the gypsy, traveller and travelling show person population in their area and to set pitch targets for gypsy and travellers and plot targets for travelling showpeople and demonstrate deliverable sites in the short and long-term. Comment

6.10.9 Responses to previous public consultations raised concerns over the potential for conflict between the settled community and the Gypsy and Traveller communities. In iterative Call for Sites, few sites have been promoted for gypsy, traveller and travelling showpeople uses. The approach to intensify existing safeguarded sites is therefore most appropriate to meet the need outside of permitting new applications meeting the required criteria, however consideration will be made towards the following: Comment

  • Overcrowding.
  • Accessibility and scale of local amenities to meet the needs.

6.11 Small sites and SME housebuilders

6.11.1 Small sites and SME housebuilders have a key role to play in housing delivery in Medway, and broadening the choice of housing. A five-unit threshold is considered to the threshold for a small site, while a 60-unit threshold is considered to be representative of the general threshold at which a medium sized developer may develop and the point at which sites become too small for larger regional or volume housebuilders. Comment

6.11.2 Delivery of housing by a limited number of volume housebuilders will struggle to meet full housing needs. SME's offer the opportunity to supplement quality housing delivery and diversify the market which supports increased delivery. Comment

6.11.3 Medway will pro-actively support well designed new homes on small sites through both planning decisions and plan-making in order to: Comment

  • Increase the contribution of small sites to meet Medway's needs.
  • Support and increase SME Housebuilders and associated local businesses delivering in Medway.
  • Diversify the locations, type and mix of housing being delivered in Medway.
  • Support self and custom build housing developments as well as community-led housing projects.

Policy T11: Small Sites and SME Housebuilders Comment

The Council seeks to encourage the development of small housing sites that contribute positively to the local community and adhere to sustainable development principles. The Council will support the development of small housing sites in Medway, subject to the following criteria:

  • The site must not exceed 60 dwellings (net) in order to maintain the character and scale of the local area.
  • Proposed developments must demonstrate high quality architectural design that enhances, respects the character of the surrounding area and appropriate in scale in relation to the surrounding area.
  • All dwellings must meet or exceed the national and local design guidance to ensure a high quality of living for residents.
  • Proposed developments must not result in an unacceptable level of harm to residential amenity, designated heritage assets, or environmental resources and biodiversity.
  • Developers must provide adequate measures to mitigate any potential impacts on the local environment, such as landscaping and green infrastructure, and make a clear contribution to mitigation and adaptation to climate change.
  • Small housing sites should be well-connected to existing infrastructure, including public transportation and local amenities, to promote sustainable living practices.
  • The site is not part of a larger site unless, through specific proposals to sub-divide a larger site, to speed up the delivery of homes and includes SME builders as part of that delivery mechanism.
  • Weight will be afforded to the delivery of small sites by SME housebuilders coming forward.
  • Affordable housing will be delivered in accordance with Policy T3

6.11.4 In the Regulation 18 Local Plan consultation, responses showed support for small sites, particularly in rural areas. The NPPF also supports the development of small sites recommending local planning authorities identify land to accommodate at least 10% of their housing requirement on sites no larger than one hectare. Small sites can help to diversify housing options, create opportunities for smaller developers, and contribute to the overall character and identity of Medway's neighbourhoods. Comment

6.11.5 Moreover, developing small (and medium) sites may help to make the best use of existing infrastructure and resources, minimise environmental impacts, and prevent urban sprawl. SMEs are more intrinsically linked with the local supply chain and are more likely to invest in local materials and construction, offer apprenticeships and utilise wider Kent based partners from concept through to sale. Comment


[2] In this calculation, if the result is not a full number, then any rounding would need to be made upwards if the decimal is 0.5 or higher and downwards if it is 0.4 or below.

[3] For example, the site may already be serviced and have access to the public highway, electricity, water and wastewater, so once reserved matters are approved, there are no physical barriers to commencing construction.

[4] The local planning authority would expect to see clear and robust evidence to show that there is no demand from self/custom housebuilders following a sustained 12-month period. This would include evidence showing records that the site has been actively marketed by a recognised commercial agent and should include a copy of the dated letter of instruction to the commercial agent, dated records of associated web-based marketing and the Estates Gazette, or similar publication. Plots should be marketed at a reasonable price commensurate with local market values. The commercial agents should provide records of enquires throughout the period of the marketing campaign, including date, contact details and nature of enquiry and the follow-up actions undertaken, e.g. whether the enquiry resulted in a site visit.

[5] All contact would need to be made through the Housing Team at Medway Council who will facilitate contact with housing associations.

[6] This timeframe shall be calculated from the date of the initial correspondence. This timeframe may be extended at the mutual agreement of the landowner, land promoter, local authority or housing association.

[7] Eligibility criteria as stated in The Self-Build and Custom Housebuilding Regulations 2016


[52] Medway Local Housing Needs Assessment, 2025

[53] Ibid

[54] Ministry of Housing, Communities & Local Government (2020). A Guide to First Homes. Available at A Guide to First Homes [Accessed 17 June 2025]

[55] Medway Council. Position Statement on First Homes. Available at Position Statement on First Homes [Accessed 17 June 2025]

[56] Medway Council (2024). One Medway Council Plan 2024-28. Available at One Medway Council Plan 2024-28 [Accessed 17 June 2025]

[57] Department for Levelling Up, Housing and Communities (2024). National Planning Policy Framework. Available at National Planning Policy Framework [Accessed 17 June 2025]

[58]Medway Local Plan Viability Assessment, 2025

[59] Department for Levelling Up, Housing and Communities (2024). National Planning Policy Framework. Available at National Planning Policy Framework [Accessed 17 June 2025]

[60] Ibid

[61] Medway Council. Medway Housing Strategy to 2030. Available at Medway Housing Strategy to 2030 [Accessed 17 June 2025]

[62] Office for National Statistics (2020). National population projections: 2018-based. Available at National population projections: 2018-based [Accessed 17 June 2025]

[63] Office for National Statistics (2020). Household Projections for England: 2018-based. Available at Household Projections for England: 2018-based [Accessed 17 June 2025]

[64] Medway Council (2024). Medway's Joint Strategic Needs Assessment: Adult Care and Support. Available at Medway's Joint Strategic Needs Assessment: Adult Care and Support [Accessed 17 June 2025]

[66] Ibid

[67] Department for Levelling Up, Housing and Communities (2024). National Planning Policy Framework. Available at National Planning Policy Framework [Accessed 17 June 2025]

[68] Office for National Statistics. NOMIS: Official Census and Labour Market Statistics. Available at NOMIS: Official Census and Labour Market Statistics [Accessed 17 June 2025]

[69] Medway Council (2010). Understanding the Housing Requirements of Students in Medway. Available at Understanding the Housing Requirements of Students in Medway [Accessed 17 June 2025]

[70] Ministry of Housing, Communities and Local Government (2021). National Design Guide. Available at National Design Guide [Accessed 17 June 2025]

[71] Department for Levelling Up, Housing and Communities (2024)). National Planning Policy Framework. Available at National Planning Policy Framework [Accessed 26 February 2025)

[72] Department for Levelling Up, Housing and Communities and Ministry of Housing, Communities & Local Government (2022). Guidance: Self-build and Custom Housebuilding. Available at Guidance: Self-build and Custom Housebuilding [Accessed 17 June 2025]

[73] Medway Council (2023). Self-build and Custom Housebuilding. Available at Self-build and Custom Housebuilding [Accessed 17 June 2025]

[74] Self-build and Custom Housebuilding Act 2015 (as amended by the Housing and Planning Act 2016). Available at Self Build and Custom Housebuilding Act 2015 [Accessed 17 June 2025]

[75] Medway Council (2023). Self-build and Custom Housebuilding. Available at Self-build and Custom Housebuilding [Accessed 17 June 2025]

[76] Medway Council (2024). About the Local Plan: Local Plan Evidence Base. Available at About the Local Plan: Local Plan Evidence Base [Accessed 17 June 2025]

[77] Department for Levelling Up, Housing and Communities and Ministry of Housing, Communities & Local Government (2023). Planning Policy for Traveller Sites. Available at Planning Policy for Traveller Sites [Accessed 17 June 2025]

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