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Find out about our plans for the remaining phases of development of land at East Hill, Chatham, an exciting new community of 800 homes
We are working on plans for the development of phases 2 to 6 on land at East Hill, Chatham.
The site benefits from outline planning permission for 800 new homes, 150 sqm of retail floorspace, a site for a new primary school and substantial new areas of public open space.
The first phase of the development, known as Capstone Oaks, has received planning approval for 91 homes which are currently under construction by Taylor Wimpey.
This consultation relates to the remaining phases of development which will be brought forward jointly by the landowners Taylor Wimpey and Vistry. These phases include the remaining allocation of the residential development, retail floorspace, new areas of equipped play, allotments and connections through the new open space to Capstone Country Park.
As a multi-phase development, the balance of the site comprises phases 2 to 6, which will deliver 709 new homes, with a mix of one to five bedroom properties. In addition, 25% (177) of these homes will be provided as affordable housing.
In line with the approved outline planning permission, the remaining phases are served off a new spine road which will run through the centre of the site and connect North Dane Way with Capstone Road. The spine road will act as a new relief road providing a bus, cycle and pedestrian connection.
The plan below shows the location of the remaining phases (outlined in red) and the first phase of the development (outlined blue) which is under construction.
Further details of our plans for the remaining phases can be found on this page and you can provide your comments by clicking the ‘Have Your Say’ button or by emailing [email protected]
About the development
Masterplan
The masterplan illustrates how our proposals will deliver a new community of 800 new homes, retail floorspace and a site for a new primary school that could also incorporate a nursery.
The delivery of the remaining phases has been carefully considered and the masterplan ensures the development will come forward in an integrated and joined up way, connecting with the consented first phase.
The essential elements of the masterplan comprise:
- 800 new homes of which 200 will be affordable (this includes the homes that in the consented first phase)
- 150 sqm retail floorspace
- A new spine road linking North Dane Way and Capstone Road
- Allotments
- 2 x neighbourhood areas of equipped play (NEAP)
- 1 x locally equipped area of play (LEAP)
- An informal kickabout space
- Surface water drainage including attenuation basins
- New and enhanced links to Capstone Country Park
- A site for a primary school, including space for a Multi Use Games Area and sports pitches. The site could also incorporate a nursery
- Woodland improvements and habitat creation
The new spine road is already approved as part of the outline permission but its final detailed design is subject to a separate discharge of condition planning application. This can be viewed on Medway Council’s planning portal and searching application reference number MC/25/0013.
The retail floorspace is proposed to be positioned on the spine road, as part of a new focal square at the interface between Shawstead Road, a new locally equipped area of play and enhanced connections into Capstone Country Park.
In accordance with the outline permission, 19.53ha of the development will be open space for residents and the wider community to enjoy.
Street scenes
In addition to variations in the proposed layout, the architectural character and treatment of the homes will vary within each character area to create variation in the street scene and a sense of place. However, a common pallet of materials and architectural treatments will be used throughout, acting as unifying feature and to make the homes distinctive to this development.
Each character area will be subtly different to reflect its location within the development and to respond to its edge conditions. For example, the number of homes proposed for development along the Spine Road will be denser, whereas development along the eastern edge adjacent to Capstone Country Park will be looser and less dense.
The illustrative street scenes below, provide examples of some of the proposed character areas and architectural treatments proposed.
Homes proposed
Our proposals include a mixture of 1 to 5 bedroom homes, including apartments and houses. Of the balance of 709 homes proposed (excluding the consented first phase), 25% will be affordable (total 177 homes).
Of the balance of the 709 homes, all will comply with nationally described space standards, to ensure good levels of residential amenity.
The proposed housing mix is currently as follows:
| No. Bedrooms | Market | Affordable |
| 1 bed apartments | 0 | 57 |
| 2 bed apartments | 24 | 34 |
| 2 bed houses | 42 | 29 |
| 3 bed houses | 217 | 49 |
| 4 bed houses | 217 | 8 |
| 5 bed houses | 32 | 0 |
| Total | 532 | 177 |
The affordable homes will be designed to be tenure blind. This means that all homes on the development, whether for private sale or affordable, will follow the same design principles.
In accordance with the legal agreement that accompanies the approved outline permission, the affordable homes will be split as follows:
- 60% affordable rent
- 40% shared ownership
Of the affordable homes, and in line with the legal agreement for the site, a target 50% will also be accessible and adaptable, and a further target 5% fully wheelchair accessible.
Future phases
Phase 1 is already under construction by Taylor Wimpey for 91 homes (including 23 (25%) affordable homes). Phases 2-6 will come forward jointly between landowners Taylor Wimpey and Vistry. Phases 2, 4 and 6 will be delivered by Taylor Wimpey. Phases 3 and 5 will be delivered by Vistry.
Our current proposals are for the following breakdown of homes. These numbers include the provision of 25% affordable housing:
- Phase 2: 37 homes
- Phase 3: 263 homes
- Phase 4: 197 homes
- Phase 5: 92 homes
- Phase 6: 120 homes
Future reserved matter applications for phases 2-6 are anticipated to be made in the following timeframes:
- Phases 2, 3 and 4 - March 2025
- Phases 5 and 6 - December 2025
The plan above shows the location of each of the phases.
Development Map Category features
Connectivity
Our plans include the delivery of new connections across and throughout the site, connecting the development and the existing community with Captstone Country Park. New road links will also be provided through the site, between North Dane Way and Capstone Road.
The new spine road through the development will connect North Dane Way with Capstone Road. It will act as a new relief road, incorporating dedicated footways and cycleways. The road has been designed to accommodate buses and two new bus stops will be located on each lane.
The northern extent of Shawstead Road, where it meets North Dane Way, will be closed and realigned through the development. Where Shawstead Road runs through the development, it will be widened to serve the new homes to improve the access to the Capstone Household Waste site.
Running across the development, the two existing public rights of way (RC9 in phase 1 and RC32 across the north of the site) will be incorporated into the layout to maintain and enhance existing connections to the wider area.
Existing permissive routes will also be incorporated into the development and complemented by new connections running through the site which will be designed to accommodate pedestrians and cyclists. In total, we are proposing four points of connection to Capstone Country Park.
Drainage
New drainage features are proposed in the form of Sustainable Urban Drainage (SuDs) in the areas of open space to manage and control surface water runoff from the site. The inclusion of these features will improve existing surface water conditions by holding back water and slowly releasing it into the drainage catchment.
The drainage scheme for the development has been carefully designed to take account of the existing site conditions, surface water run-off as a result of the development and allowing an additional 45% in the drainage design for climate change. A series of Sustainable Urban Drainage (SuDs) features in the form of basins are proposed throughout the site, which will hold and control the release of water into the wider drainage catchment. This will significantly improve the existing site conditions, where water currently runs off the fields at an uncontrolled rate. The basins will be complimented by underground storage features and swales, to aid with the storage and conveyance of water.
Ecology
Preserving and enhancing local wildlife is a key consideration when we plan and build new developments.
In the main, the site is of limited ecological value being in agricultural use. Features of interest are limited to the site boundaries.
The majority of the site is arable land with grassland field margins, hedgerows and patches of scrub and woodland. Ecological surveys of the site have been conducted in 2018, 2019, 2022 and 2024. Species identified on site include reptiles and dormice. Reptiles will be translocated to a new off-site receptor. Replacement habitat will be provided for dormice with the provision of new hedgerow and significant new areas of scrub and woodland habitats which provide an enhancement over the existing habitats on site. Where dormice habitats are encountered, any works will be undertaken in accordance with a Natural England licence. The presence of badgers will also be continually monitored and standard best practice implemented.
Heritage
Recognising and preserving the heritage of our developments is very important to us.
The development of the site is not constrained by heritage assets such as Listed Buildings and there are no identified heritage assets on or within the immediate vicinity of the site.
In accordance with the outline planning permission, prior to works commencing on the site, there will be archaeological trial trenching to determine if there are any features of interest underground. Should anything of interest be found, these will be subject to recording, preservation in situ or removal from the site. The method of preservation is subject to ongoing dialogue with Kent County Council Heritage. We anticipate archaeological work will start on site in spring 2025.
Our approach features
Previous use
Previous planning applications
This application can be reviewed on Medway Council’s planning portal, under application ref: MC/19/0765.
The outline planning permission was granted at Appeal (ref: APP/A2280/W/21/3280915) following the Medway Council’s decision to refuse planning permission. The Planning inspectorate determined that the proposals would deliver a significant number of benefits including the delivery of much needed market and affordable housing.
Following the granting of the outline permission, a reserved matters application for the first phase for 91 new homes has been submitted and approved. The reserved matters established the design, layout and appearance of this phase, which is accessed via a new roundabout off North Dane Way. This phase is currently under construction by Taylor Wimpey and the application can be found by searching application ref: MC/23/0187.
The outline application was consulted on prior to the submission of the application and during the determination of the application. The plans for Phase 1 were also consulted on prior to and during the determination of the application.
The main comments that we received raised concerns about the principle of the development and its potential impact on local infrastructure provision, including services and facilities and highway impacts.
A public consultation event was held before the outline planning application was submitted. Circa 1,000 homes were consulted as part of the outline proposals. Medway Council further consulted with the local community on submission of the application and again when the application was refused and appealed. The principal comments received from residents related to:
- Loss of countryside, agricultural land and green space
- Encroachment on Capstone Country Park
- Concerns of flooding
- Traffic, noise and air quality concerns
- Impact on ecology and protected species
- Loss of footpath
- Unsustainable Site and over development
All of the above issues were assessed in significant detail in the Appeal.
To inform the preparation of the reserved matters for Phase 1, Taylor Wimpey further consulted on the emerging proposals. Over 2,200 residents were informed of the consultation event, which included an in-person event at Lordswood Sports & Social Club where the consultant team were also on hand to answer questions. For those that could not attend in person, the exhibition boards were also hosted on-line.
Very few comments were received in response to the Phase 1 consultation. The majority of feedback related to matters that were raised at the outline stage and not directly related to the reserved matters application which focused on matters of layout and design. Those comments which were relevant included:
- Character of the homes should complement the local area
- Concerns over anti-social behaviour
- Need for more affordable housing
The above feedback has been taken into account in our proposals for development of the remaining phases.
History of the site features
Economic benefits
The development will secure economic benefits through the construction and operational phase of the development through the delivery of new homes and employment floorspace.
In addition, the construction of the development will generate jobs and associated economic benefits, namely through the labour needed to deliver the development and associated jobs through the supply chain (including. the provision of materials and services). Linked to this, increased expenditure in the local economy will be generated as a direct result of the development, but also indirectly but those employed spending money within the local economy.
In the longer term, the development will support the economic health and well-being of the local area by ensuring that there is high-quality housing to support the growth of existing business and to assist in attracting new businesses to the area.
Open space
The open space has been designed to provide a multi-functional area of open space which will provide a range of recreational opportunities, including areas of equipped play, allotments, kickabout space and general amenity space. Throughout the open space recreational routes will be incorporated to provide connections to the neighbouring development to the west and Capstone Country Park to the east. Along these routes, opportunities to sit and play will be provided.
The open space has been closely designed in consultation with an ecologist to ensure the landscape design provides ample opportunity to enhance the ecological value of the site. This will be done through the enhancement of existing habitats and by creation of new ones, including the incorporation of native species as well as extensive new tree planting throughout the development.
Amenities and facilities
The development will provide a range of amenities and facilities which will not only benefit the residents of the development, but also the wider local community which will also be able to access them.
The amenities and facilities proposed to be provided on site include:
- A site for a new primary school that could incorporate a nursery. This facility will be delivered by Medway Council with financial contributions from the developers
- A new retail unit
- A new relief road through the development, designed for vehicles, buses, cyclists and pedestrians
- At least 19.53ha of open space, including new areas of equipped play and kickabout areas
- Allotments
- Improvements to the existing public rights of way that cross the site
- Retention and improvement to permissive rights of way that cross the site
- New points of connection to Capstone Country Park
Community benefits features
Upcoming consultation activity
Reserved matters planning applications for phases 2, 3 and 4 was submitted to Medway Council in April 2025.
Separate reserved matters planning applications for phases 5 and 6 will be submitted in Summer 2025.
The s.106 Agreement allows land for the primary school to be gifted to Medway Council should Medway Council confirm that it wants the land and as such this is likely to be subject to a separate consultation event organised by Medway Council.
If our plans are approved, we will make financial contributions of circa £7.2 million to Medway Council to support and improve local infrastructure, including education, youth facilities, healthcare facilities and public transport. Sustainability Sustainability We’re committed to building greener, healthier homes for us all.
The development will be sustainably constructed, adopting a fabric first approach to improve the thermal and energy efficiency of the homes. The homes on phases 2-6 will be all electric rather than gas powered and will incorporate renewable energy technologies. While the exact technology has not yet been agreed, it could include solar panels or air source heat pumps.
Homes will be fitted with energy saving and water efficient appliances and all homes will have EV charging.
- Reserved matters planning application to Medway Council for phases 5 and 6 - Summer 2025
- February 2022 - Approval of outline planning application by Planning Inspectorate
- 15th December 2022 - Public consultation event for first phase of development at Lordswood Sports & Social Club
- January 2023 - Reserved Matters Application for 91 homes, access from approved new roundabout at North Dane Way and open space for phase one, submitted to Medway Council. Application reference number: (MC/23/0187 refers) Reserved matters application for phase one submitted to Medway Council
- December 2023 - Taylor Wimpey purchased the land for phase one of the development
- March 2024 - Updated reserved matters application submitted to Medway Council, with changes to landscaping outlined
- May 2024 - Reserved Matters Application for phase one of development approved by Medway Council
- 30 September 2024 – Taylor Wimpey and Vistry Homes purchase the remainder of the East Hill site (phased 2-6) on a 50/50 basis
- November 2024 – Development starts on phase 1
- Spring 2025 - Reserved matters planning applications for phases 2, 3 and 4 submitted to Medway Council April 2025
Question 1: Why is the Site still coming forward for housing development?
As set out in the exhibition material, the Site benefits from Outline planning permission for the development of the Site for 800 homes and associated infrastructure. The development was approved at Appeal and will contribute to addressing the identified significant need for housing in Medway, where past and future housing delivery has not met Central Government requirements.
The Outline permission therefore establishes that the principle of residential development on the Site is acceptable. It also approved in detail the new site accesses from North Dane Way and Capstone Road and the connecting link road, running through the Site.
The future reserved matter applications are coming forward in accordance with the Outline permission.
Question 2: What are reserved matters?
The reserved matters therefore refer to the detailed design of the development which still need to be submitted to and approved by Medway Council. However, these do not re-visit whether the principle of the development is acceptable because this has already been determined as part of the Outline permission
The original description of development refers to the provision of a GP surgery on the Site. However, when the Outline planning application was being considered the NHS advised that it preferred a contribution towards the improvement of existing off-site facilities rather than a new facility being provided on site. The development therefore will contribute £522,928.00 towards the improvement/expansion of primary and community health facilities at Hempstead and Capstone. See the response to Question 5, which provides further information on what other services and facilities the development is contributing towards.
Question 4: How will the open space on Site be managed and will it be publicly accessible?
The open space provided on site will be managed by a landscape management company but will remain accessible to those living outside the development.
To mitigate the impacts of the development on local services and infrastructure, the proposals secure a range of contributions towards different infrastructure items as summarised in the table below, with the development contributing circa £7.2 million in total. This is secured in the legal agreement (Section 106) which accompanies the Outline permission.
| Infrastructure | Contribution | Notes |
| New nursery facilities at an existing primary school | £924,715.32 | Towards the provision of new nursery school facilities at Kingfisher Primary School and/or Maudene Primary School and/or Lordswood Primary School and/or St Benedicts RCP and/or Walderslade Primary School and/or within a new free school within the Site |
| New primary school facilities at an existing primary school | £2,238,454.61 | Same as above |
| New secondary facilities at an existing secondary school | £1,823,232.17 | Towards the provision of secondary school facilities by way of the expansion of Greenacre Boys School and/or Walderslade Girls School and/or a grammar school within the Medway area and/or within a new free school within the Hempstead pupil place are |
| Improvement/expansion of primary and community health facilities | £522,928.00 | Towards the improvement/expansion of primary and community health facilities at Hempstead and Capstone |
| Improvement/expansion of primary and community health facilities | £522,928.00 | Towards the improvement/expansion of primary and community health facilities at Hempstead and Capstone |
| Provision of youth facilities | £64,760 | Towards the provision of youth facilities more particularly towards a minibus vehicle which is converted for detached work with young people away from youth centres and supplies and instructors. |
| Open space | £270,613.54 | Towards the provision and improvement of sports facilities and public open space facilities within 1.5 km of the Site including but not limited to Capstone Farm Country Park and outdoor sports provision in Medway including but not limited to Luton Recreation Ground |
| Great Lines Heritage Park | £14,242.82 | To be spent on the Great Lines Heritage Park |
| Heritage | £234,424 | To improve heritage assets within 7.5km of the site could include but not limited to Upnor Castle and Old Brook Pumping Station |
| PROWs | £51,000 | Towards improvements within 1.5-2km of the Site |
| Cycleways | £113,500 | Towards improved cycleway connectivity by way of a cycleway link on the west side of North Dane Way from the Princess Avenue North Dane Way roundabout in the south extending to the North Dane Way Capstone Road roundabout |
| Public Transport | £404,768 | Towards new bus services |
| Bus Vouchers | £50 per household | |
| Community facilities | £146,592 | Towards community facilities within 3km of the Site |
| Waste and recycling | £141,104 | Waste receptors |
| SPA Birds Contribution | £203,064 | Strategic Access Management and Monitoring (SAMMS) |
Question 6: Will the primary school be delivered?
The proposals set aside a 3 hectare parcel of land for the primary school. In line with the legal agreement accompanying the outline planning permission, Medway Council will determine if it wants to take the land to deliver a school on site. As set out in response to question 5, the development will also pay £924,715.32 towards the provision of the school. This will be pooled with other primary school contributions secured from other developments. If the Council does not take the school site, these monies will be put towards improving other primary schools in the local area.
Question 7: What is being done to address highway capacity?
In addition to a new relief road being provided through the site connecting North Dane Way and Capstone Road, the development will deliver a series of off-site highway works, which are secured by the Outline permission. These are summarised below.
Hempstead Road
A new signalised junction will be provided in place of the existing roundabouts at the junction of Hempstead Road and Pear Tree Lane and Hempstead Road and Hempstead Valley Drive.
Walderslade Road/Princes Avenue Roundabout
Widening of the approaching arm from Walderslade Road to the south to facilitate two lanes of traffic.
St End Rd/Capstone Rd/Luton High St Roundabout
Widening of the approach from Street End Road and Luton High Street to facilitate two lane approach.
Princes Avenue/Prince Charles Avenue Roundabout
Widening of the approach from Prince Charles Avenue to facilitate two lanes of traffic.
Shawstead Road
Introduction of new passing places and the formalisation and resurfacing of existing passing places along Shawstead Lane from the household waste site to the end of the road at Ham Lane.
All the above works will be undertaken by Vistry and Taylor Wimpey prior to the 160th home being occupied on the Site.
Question 8: When will development start on site?
Taylor Wimpey started work on phase 1 on 4th November 2024. It is anticipated that the link road will start in January 2026 and work on the houses on phases 2-4 will start in the first quarter of 2026.
If the reserved matters applications are approved, Taylor Wimpey and Vistry Homes currently anticipate that the site, including all 800 homes, will be completed by the end of 2030. Timescales for the primary school are within the control of Medway Council.
Question 10: How will the impacts of the development be managed during the construction?
As required by the approved outline planning permission a Construction Environmental Management Plan (CEMP) is required to be submitted to Medway Council for approval. This will provide details of how construction will be managed including hours of operation, traffic, noise, air quality, mud on roads, site lighting, waste management and pollution.
Once approved the developers are required to comply with the requirements of the CEMP.
The open space will be provided alongside the residential development as works progress through the site. Refer to the phasing plan in the consultation material which illustrates the phases of development inclusive of the open space. However, there are likely to be multiple phases of construction happening at the same time.
The retail floorspace will be provided within Phase 3 and within the first 75 homes in that phase.
If Medway Council chooses to take the land for the school, the land must be transferred prior to the 350th occupation. Medway Council will then bring the school forward. Also see the response to Question 6.
Works on the roundabout are well underway and are expected to be completely finished by June 2025.
Question 13: What measures will be put in place to protect wildlife?
The site has been subject to on-going ecological surveys which will remain on-going. In response to these surveys, the proposals will incorporate new and enhanced habitats to mitigate for any habitat loss. In the case of reptiles, these will be translocated off-site to an area purposefully managed for reptiles.
Where protected species, such a dormice, are identified on site, then licenses to carry out works which affect their habitats will be sought and any required compensatory habitat will be provided. Works on site will also be overseen by an ecologist.
Question 14: Will the homes have sustainable features? Solar panels, EV charging points etc?
Yes. The proposals will incorporate renewable energy technologies. The precise form of technology to be used is currently unknown but could include solar panels or air source heat pumps. EV charging will also be provided to all homes.
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