MBC Local Plan Review - Church Road

The article below is a slightly longer read, but it provides an important and clear overview of how Maidstone Borough Council will develop the next Local Plan. It also explains when each stage of public consultation will take place — something that is especially crucial for our community to understand.

We know that the land east of Church Road is a matter of genuine concern for many residents. This article helps set out the process, the points at which residents can make their voices heard, and the steps the Parish Council will take to support you throughout.

We would also like to highlight two earlier articles on the Downswood Parish Council website, which offer further background and explain several related issues in more detail. Together, these resources are intended to keep residents fully informed and to demonstrate our ongoing commitment to standing alongside the community on matters that affect Downswood.

Fencing Work in the Field Opposite the Church | Downswood Parish Council

Speedwatch in Downswood – A Call for Community Action** Over recent months, we have been fortunate to work closely with the excellent Bearsted Speedwatch team, who have generously shared their experience and provided us with the training needed to get st | Downswood Parish Council

Maidstone Borough Council’s current Local Plan (the Local Plan Review 2021–2038) does not expire until 2038. This is because the Local Plan Review was formally adopted on 20 March 2024, and its plan period runs 2021–2038.

What this means in practice

• The 2017 Local Plan (2011–2031) is now superseded, although a few policies remain saved.

• The Local Plan Review (LPR) is now the operative development plan for Maidstone.

• Its policies will guide planning decisions until 2038, unless the council begins a new review earlier (which is likely, given national requirements for regular updates).

Key dates

• 2017 Local Plan adopted: 25 October 2017 (covered 2011–2031).

• Local Plan Review adopted: 20 March 2024.

• Current plan period ends: 2038.

Maidstone Borough Council has launched a new Call for Sites because it has formally begun work on a New Local Plan to replace the Local Plan Review (2021–2038).This is confirmed by MBC’s own updates and reporting from Kent Online. maidstone.oc2.uk MBC Local Plan Kent Online

Below is the clear, Kent‑specific explanation of why they are doing it.

1. A new Local Plan is now being prepared

Although the Local Plan Review (LPR) was only adopted in March 2024, MBC’s Cabinet decided in October 2025 and again in April 2026 to begin preparing a New Local Plan.

This is because:

• Government reforms will require councils to produce Local Plans much faster (within 30 months).

• MBC wants to get ahead of the process before the new unitary authority replaces the borough council.

• Starting early gives MBC more control over the evidence base and strategy before reorganisation. MBC Local Plan Kent Online

2. A Call for Sites is the first mandatory step

A Call for Sites is always the first stage of a new Local Plan.
It allows the council to identify all land that landowners or developers might want to promote for:

• Housing

• Employment

• Retail

• Leisure

• Gypsy & Traveller sites

• Mixed‑use schemes

• Infrastructure land
  MBC Local Plan

This does not mean the sites will be allocated — only that they must be assessed.

3. MBC wants to shape the next plan before the new authority takes over

Kent Online reports that MBC’s strategic planning manager explicitly said the council wants to get “as far down the line as possible” so that the new unitary authority is likely to adopt the principles already set out by Maidstone.
Kent Online

In other words: MBC wants to lock in its preferred development strategy before it is abolished.

4. Housing pressure: Government expects 1,400 homes per year

Kent Online also confirms that the Call for Sites is partly driven by the need to identify land for around 1,400 homes per year under the national housing formula.
Kent Online

This means MBC must show it has a pipeline of potential sites , even if many will later be rejected.

5. Political reality: old rejected sites will reappear

Councillors have already warned that:

• Sites rejected in the 2017 plan

• Sites rejected in the 2024 Local Plan Review

will resurface again in this Call for Sites.
Kent Online

 Maidstone Borough Council will consult on the land put forward in the Call for Sites, but not immediately.
The Call for Sites is only the first stage. Public consultation happens later, once MBC has assessed the sites and produced a shortlist.

Here’s the clear sequence so you know exactly when and how the public gets a say.

1. Call for Sites = NO consultation yet

This stage is simply MBC asking:

• Landowners

• Developers

• Agents

• Parish councils

to submit land they want considered.

At this point, the public is not consulted, because the council is only gathering raw data.

2. MBC will assess all sites internally first

After the submission window closes, officers will:

• Map all sites

• Score them against planning criteria

• Check constraints (AONB, flood risk, heritage, ecology, access, conservation)

• Compare them to housing/employment needs

• Produce a Strategic Land Availability Assessment (SLAA)

This is all done behind the scenes.

3. Public consultation happens at the next stage: “Issues & Options”

This is the first time residents, parish councils, and community groups can comment.

At this stage, MBC will publish:

• A list of all sites submitted

• Their initial assessment

• Early options for growth (e.g., new settlements, urban extensions, dispersal)

This is the first real opportunity to object.

4. A second consultation happens at the “Regulation 18 Draft Plan”

This is where MBC publishes:

• The draft Local Plan

• The proposed site allocations

• The sites rejected

• The evidence base

This is the most important consultation for stopping unsuitable sites.

5. A final consultation happens at “Regulation 19 Submission Plan”

This is a more formal, legalistic stage.
Objections must be based on:

• Soundness

• Legal compliance

• Evidence gaps

• Failure to follow national policy

These objections go directly to the Planning Inspector.

Maidstone Borough Council will consult Downswood Parish Council even if the land being promoted sits inside Otham parish. This is because parish councils are statutory consultees on planning policy when they are affected, not only when the land is inside their boundary.

1. Parish boundaries do NOT limit consultation

Under the Local Plan Regulations and the Duty to Cooperate principles, MBC must consult:

• All parish councils whose area may be affected by proposed development,
  not just the parish where the land physically sits.

If a site in Otham would affect:

• Downswood’s roads

• Downswood’s landscape setting

• Downswood’s residents

• Downswood’s infrastructure

• Downswood’s traffic flows

then Downswood PC must be consulted.

2. MBC already treats Downswood and Otham as linked for planning purposes

This is long‑established:

• Downswood PC receives all planning applications from MBC, including those outside its boundary but affecting the parish.
• Downswood PC was consulted on Otham’s Neighbourhood Plan.
• Downswood PC was consulted on Church Road, Gore Court, and the Otham housing allocations in previous Local Plan rounds.

So the precedent is clear: If it affects Downswood, Downswood PC is consulted.

3. During the Local Plan process, consultation is even wider

At the Local Plan stages (Issues & Options, Reg 18, Reg 19), MBC must consult:

• All parish councils in the borough

• Neighbouring parish councils

• Any parish council whose area may be affected

This is written into the Local Plan Regulations. So even if a site is in Otham, if it impacts Downswood, MBC must include Downswood PC in:

• The site assessment consultation

• The draft Local Plan consultation

• The submission consultation

4. In practice: Downswood PC will be consulted on any Otham site near the boundary

This includes land:

• Along Church Road

• Near Gore Court

• Near the Otham/Downswood boundary

• Affecting the conservation area setting

• Affecting traffic on Willington Street, Deringwood Drive, or Church Road

If the land is anywhere near Downswood, consultation is automatic.

If you require any further information, please contact the following - clerk@downswoodpc.org