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Shorncliffe Garrison

off Royal Military Avenue - Folkestone - Kent - CT20 3EF

We are consulting on the final phases of our residential-led development of up to 1,200 homes and community facilities at Shorncliffe Garrison in Folkestone.

  • Overview

    Shorncliffe development proposals

    We began acquiring the Ministry of Defence Shorncliffe Garrison site in 2015. Outline planning permission for a residential development of up to 1,200 homes, improved recreation facilities and a new primary school on this site was granted by Shepway District Council, now Folkestone and Hythe District Council, in December 2015. Full planning permission for the initial phases of development at St Martin’s Plain and The Stadium was also granted at the same time, and those phases now have a significant number of occupied homes.

    Our development on this site in known as Shorncliffe Heights.

    We also have planning approval for two further phases of development, which include homes, retail units and a healthcare facility.

    We are now preparing to submit five reserved matters planning applications to cover the final stages of residential development. Together these will comprise approximately 700 homes.

    On Tuesday 24th July 2018 we held public exhibition to give local people and stakeholders the chance to view and comment upon our proposals at The Tower Theatre in North Road, Folkestone, CT20 3HL.

    You can download the exhibition boards at the following link:

    Shorncliffe Garrison - Public Exhibition Boards

    The consultation period closed on Friday 10th August 2018. The feedback we received will help us to influence the details of the final scheme.

    You can find out more about the site and our latest proposals in the ‘About the site’ and ‘What’s proposed’ tabs. 

  • About the site

    Our Shorncliffe Garrison development

    The Shorncliffe Garrison site covers an area of about 77 hectares and is largely located to the south of Church Road, Folkestone, with a small section of land (St Martin’s Plain) to the west of Church Road and Horn Street.

    Phasing Plan

    Phases of development at Shorncliffe Garrison

    The principle of redeveloping the site for for residential, recreation, education and community use as part of the Ministry of Defence’s Shorncliffe Rationalisation Project was originally established in the Shepway Local Plan 2013 (Policy SS7). This principle was further enhanced by the granting of outline planning permission for a residential development of up to 1,200 homes, improved recreation facilities and a new primary school in December 2015.

    Our development on this site is known as Shorncliffe Heights.

    The Shorncliffe Rationalisation Project

    Through the Shorncliffe Rationalisation Project the Ministry of Defence (MoD) aims to reduce its Shorncliffe footprint to provide a more secure and sustainable site, recycling the proceeds from the sale of surplus land to deliver improved modern defence facilities on the retained site.

    We were chosen by the MoD to take the project forward, with the condition that land would be released for development in four phases over 20 years.

    To date, detailed (reserved matters) planning consent has been granted for 461 homes, the pavilion, sports pitches, play areas and a doctor’s surgery and retail/café/office space.

    The plan to the right (click to enlarge) shows our progress on the various phases of the Shorncliffe development. The phasing reflects how the land is being released by the MoD. 

    Phases A to D have detailed planning consent and are under construction. Phases E to J and phase M still require detailed consent. 

    The remaining phases K, L and N relate to open space and land for the primary school, the latter of which will be delivered by Kent County Council.

    We began consultation on our Shorncliffe development in 2013 and have held several public events since then. The issues raised are summed up below, along with details on how we have changed our proposals to reflect public feedback.

    Highways and access

    The impact of the proposed development on the local highway network was a local concern. The issues raised at previous exhibitions are picked up below.

    Traffic impact on Church Road and other local roads

    Vehicle access to the main part of the development is from a number of locations, including existing locations in Pond Hill Road, from Church Road (near the Army Cadet Force hut) in the north, from the existing access on Royal Military Avenue in the east (opposite St Mark’s Close), and from existing locations along North Road and West Road in the south.

    There are additional points of access from Horn Street into St Martin’s Plain and also from Cheriton Court Road. Creating the main site access from Church Road involved some road widening in order to accommodate a right-turn lane.

    In order to mitigate any traffic impact, works to improve roads and junctions near the development have been carried out as follows:

    Horn Street Bridge

    In order to reduce queuing at Horn Street Bridge, we changed the traffic flow so Church Road receives priority over Horn Street. This is controlled by a yellow box to deter vehicles from blocking the junction. 

    These improvements (pictured below) were approved by Kent County Council as the highways authority and the former Shepway District Council as part of the outline planning consent for Shorncliffe and the work is now complete.

    Shepway District Council tested the impact of widening the bridge in preparation of its core strategy, and it was found that a widening scheme was not necessary to delivery the required level of improvement to traffic flows. These findings were supported by traffic assessments undertaken by Taylor Wimpey.

    Horn Street Bridge

    Our proposed improvements at Horn Street bridge

    As part of the junction improvements a relocated pedestrian crossing was also installed in Church Road along with a new crossing to the north of the entrance to the St Martin’s Plain development.

    A widened footpath along the north-eastern side of Horn Street was installed to provide a safe and direct link to St Martin’s Plain and the dedicated pedestrian bridge crossing the railway line (pictured below).

    St Martins Plain Junction

    Our proposed improvements at the St Martin's Plain access junction.

    Internal routes

    All roads throughout the development will be pedestrian-friendly. The primary north-south link will have a dedicated shared footpath and cycleway down one side (east) and a standard footpath on the other side (west), which will link to a pedestrian/cycle-only section through Le Quesne and the school.

    South of North Road the primary north-south link will once again have a dedicated footpath and cycleway and will link in to the existing bridleway which runs through the Backdoor Training Area.

    Secondary routes running east-west with pedestrian footpaths will link Royal Military Avenue (and adjacent roads) to The Stadium, Pond Hill Road and through to the existing footpath routes within the Backdoor Training Area.

    Highways improvements secured to date

    Delivered before works began:

    • Improvements to Horn Street Bridge (see above)
    • Change in priority of Church Road / Horn Street (see above)
    • Site access from Church Road (illustrated below)

    Church Road Access

    Our proposed Church Road access junction.

    Other highways works to be delivered by Taylor Wimpey:

    • Site access to St Martin’s Plain including a new pedestrian/cycle crossing and links along Horn Street (see above)
    • Improved site access from Royal Military Avenue at the junction with St Mark’s Close (illustrated below)
    • Improved junction arrangement of North Road/Pond Hill Road/West Road
    • Additional parking for public use at The Pavilion (at The Stadium) which can be used by parents dropping off and collecting children at Cheriton Primary School
    • New and improved site accesses for the development along North Road, West Road, Pond Hill Road and Cheriton Court Close
    • New pedestrian and cycle links to and from the site at a number of locations
    • Improvement to bus stops and bus routes in the vicinity of the development

    Royal Military Avenue Access

    Our proposed access arrangements for Royal Military Avenue.

    Other highways works to be delivered by Kent County Council with contributions from Taylor Wimpey:

    • Junction improvements to Horn Street/Cheriton High Street
    • Junction improvements to Cheriton High Street/Cheriton Interchange (Tesco junction)
    • Junction improvements to A20 Cheriton High Street/Risborough Lane

    Improved bus services

    Bus operator Stagecoach is reviewing its routes through the site as development progresses. The primary routes through the site were designed to accommodate two-way bus flow in anticipation of potential new services.

    The following link shows the latest bus map for the Folkestone area: Folkestone Network Map

    Backdoor Training Area

    In consultation with Folkestone and Hythe District Council (previously Shepway District Council), Kent County Council and English Heritage, we are developing a strategy to improve access to the Backdoor Training Area (pictured right), to enhance the recreational and ecological value of the space and to ensure the retention of heritage assets. It is important that these interests are balanced to ensure future enjoyment of this large area by all.

    Heritage assets

    Back Door Training Area

    The backdoor training area

    The Martello Tower is the oldest military structure in this area and is shown in plans from 1808. The tower is on Taylor Wimpey land.

    To the east lies the Old Redoubt, a Scheduled Ancient Monument which was a defensive earthen fort designed in 1794.

    During the First World War a series of trenches were excavated in the west of the Backdoor Training Area for the training of new troops and defence against German invasion. Four pillboxes constructed during the Second World War are located here along with further trenches and machine gun, mortar and observation areas from the same period.

    The management of the Backdoor Training Area will protect these heritage assets, improving their setting and providing improved access and interpretation to promote public appreciation and understanding.


    The Backdoor Training Area is predominantly rough grassland and scrub in the northern sections (area B on the plan), more densely vegetated and wetter areas to the centre (area D) and areas of woodland dominating the southern end (areas E, F, G).

    Common reptiles are found in the rough grassland, breeding and migratory birds make good use of the extensive scrub habitats and the mix of habitats supports a range of invertebrates. The woodland is not recorded as being of ancient origin, but mature trees provide an established habitat and some interesting ground flora occurs in places.

    Future management of these areas will aim to restore woodland quality and ground flora and to maintain a suitable balance between encroaching scrub and more open tall herb and grassland areas. Low density grazing is proposed within the central and northern areas using old breeds of cattle and pony.

    Overall a relatively low-key management approach is envisaged but active conservation management will create a number of benefits for wildlife whilst preserving the character of the area and improving access and enjoyment by local residents.

    Public access

    A key component in establishing this new area of publicly accessible open space is improving the existing footpaths and rights of way.

    The main bridleway known as Sandy Lane (HB2 & HF46), which heads southwest from the corner of the Site towards the seafront and the Royal Military Canal, was upgraded at the start of 2018 in order to create a strong connection for pedestrians and cyclists.

    At the same time additional improvements were made to other footpaths (HB3 & HF43) to improve usability. New footpaths are proposed to create more circular walks within the valley and to formalise an existing desire line through the northern area, between Pond Hill Road and Cheriton Court Road.

    In order to allow this work to take place, we levelled a series of informal bike jumps as well as a track known as the ‘Dagger Trails’ in winter 2017.

    Heritage and listed buildings

    Key issues raised during the November 2013 public consultation in relation to heritage and listed buildings included the following:

    • Concerns about the future of listed buildings
    • Careful consideration should be given to the preservation of the Old Redoubt
    • Development should respect the military heritage of the site
    • Proposals should seek to include the retention of the existing water tower
    • Full heritage assessment of the site should be carried out

    Under our proposals all the listed buildings on site will be retained, including the former Sir John Moore Library, the entrance gates to Risborough Barracks, one of the concrete buildings in Burgoyne Barracks, and the racquet courts (original buildings only). We are also proposing to retain the water tower which sits at the top of Hospital Hill and the officers’ mess at Risborough Barracks

    To secure the long-term future of the buildings, planning consent was sought for a range of uses including offices, children's nursery and/or other community uses such as a hall.

    A full heritage assessment has been carried out and submitted as part of the planning application. All buildings which aren't listed will also be recorded before any demolition takes place.

    Open space and play equipment

    Shorncliffe - Pavilion

    The pavilion

    Your feedback

    During the November 2013 public consultation, people said they wanted to see existing green spaces preserved. They asked for more trees, plants and open spaces to be provided within our scheme. People also said they'd like to see play areas incorporated within the proposed development.

    Open space

    The existing areas of public open space will be retained within the development site. The Stadium has been retained (but reconfigured) with improvements to sports facilities including the retention of and improvements to four existing full-size football pitches and a new changing room pavilion/cadet hut, which is well under construction (pictured right).

    Le Quesne will be retained for recreational use and a new cricket pitch and mini football pitches will be provided in the western area, along with toilet facilities. 
    In addition to the formal sports areas, there will be other areas of open space for play and relaxation. Up to 10.5 hectares of open space will be provided across the site in addition to the Backdoor Training Area.

    Play areas

    Of the 10.5 hectares of open space, up to 1.4 hectares will be for equipped play areas. Initial discussions with the former Shepway District Council shaped our plan to provide one focal area of play equipment near the primary school and a smaller area at The Stadium. There will also be other areas of natural play.

    Ecology and trees

    Our Shorncliffe Heights site will be built largely on areas of the Barracks which have previously been developed, with many of the existing green spaces preserved as recreation areas or public open space and the woodland at the south-western corner maintained as a nature conservation area.

    A tree survey was carried out prior to the submission of outline planning permission. Trees which are of good value and worthy of retention will be kept where possible and sensitively integrated into the development. The retention of existing mature trees will contribute to the character and quality of the development and provide instant green coverage.

    An ecological appraisal was carried out along with a number of detailed surveys of flora and fauna. A detailed assessment of the implications of development on local wildlife was submitted as part of the outline planning application. As the site is being transferred to Taylor Wimpey and developed on a phased basis, subsequent ecological survey work and mitigation measures have been undertaken and identified as detailed (reserved matters) applications are submitted. Appropriate measures have been set out to protect existing wildlife, such as nesting birds, bats and reptiles, both during construction and into the future. We have outlined opportunities to enhance biodiversity, both within the development areas and within the wider areas of informal open space.


    Surface water drainage from the proposed development will be dealt with via a sustainable drainage system, where ground conditions allow. This will incorporate a range of techniques and features such as swales (natural landscaped features capable of storing excess water in the event of exceptionally heavy rainfall) to manage and control surface water and reduce flood risk. The system has been designed to ensure it does not increase the risk of flooding off site.

    Key views

    A strong spine road running north to south through the development will frame views through to the Downs and the Shepway Horse. The development will also respond to the long views over the Seabrook Valley.

  • What's proposed

    The final phases of development

    We are now consulting on our final phases of the Shorncliffe Garrison development. This principally comprises phases E (Burgoyne), G (Napier Barracks) and H (Risborough Barracks), alongside phases F (Nursery), J (Officers’ Mess) and M (Le Quesne). Together these phases will deliver the remaining new homes – about 700 in total. 

    Our development on this site is known as Shorncliffe Heights.

    We held a public exhibition on these proposals at The Tower Theatre in Folkestone on Tuesday 24th July 2018. To view the exhibition boards click the below link:

    Shorncliffe Garrison - Public Exhibition Boards

    The consultation period closed on Friday 10th August 2018. The feedback we received will be taken into consideration as we finalise the proposals for submission to Folkestone and Hythe District Council.


    Phase E: Burgoyne Barracks

    The plan for Burgoyne Barracks (click to enlarge)

    About 245 new homes are proposed for this phase, at an average density of 35 homes per hectare. Of these, 10 will be affordable homes.

    Site constraints

    • Retained MoD fence line along eastern site boundary
    • Existing trees in north-western corner and on-site boundaries
    • Retained water tower on southern boundary
    • Retained Grade II-listed concrete barrack block and racquet court


    • Chance to create an area of public open space in the north-western corner
    • Incorporate retained trees into street arrangement to create green focal points
    • Orientate development to conceal the retained MoD boundary  
    • Create a focal space which brings together the water tower and retained listed buildings to enhance their setting
    • Provide a visual link to the Old Redoubt (scheduled monument) to the south

    Development principles 

    • Strong right-angled street arrangement which reflects the previous military use of the site
    • Larger semi-detached homes set back from and overlooking the open space and West Road
    • Terraced homes concentrated along the boundary with MoD land
    • Modern extension to Grade II-listed racquet court to be removed
    • New square created in the south of the site, anchored by the retained water tower, Grade II-listed racquet court and barrack block
    • Apartment blocks positioned around the southern square, reminiscent of a parade ground layout 

    Proposed housing mix

    • 1 and 2-bed apartments - 26
    • 2-bed houses - 54
    • 3-bed houses- 126
    • 4-bed houses - 38
    • 5-bed houses - 1




    Shorncliffe - Burgoyne Street Scene

    How homes at Burgoyne Barracks could look (click to enlarge)




    Phase G: Napier

    Shorncliffe - Napier Plan

    The plan for Napier (click to enlarge)

    About 155 new homes are proposed for this phase, at an average density of 44 homes per hectare. Of these, 36 will be affordable homes. 

    Site constraints

    • The Tower Theatre land and children’s nursery to the east
    • Setting of Grade II-listed Tower Theatre
    • Retained trees on site boundaries and north-east corner


    • Development to positively connect with neighbouring Tower Theatre land
    • Napier phase to integrate with Burgoyne phase to the south
    • Development to be set back from North Road and West Road with a landscaped edge

    Development principles 

    • Layout continues the right-angled street arrangement of Burgoyne
    • Site access from North Road and West Road
    • A green square is created in the north-east corner where trees are to be retained, providing a green transition between the development and the existing children’s nursery
    • Apartment blocks set back from The Tower Theatre and concentrated along North Road
    • Limited number of terraces, with principally detached and semi-detached properties proposed

    Proposed housing mix

    • 1 and 2-bed apartments - 46
    • 2-bed houses - 37
    • 3-bed houses - 49
    • 4-bed houses - 23



    Shorncliffe - Napier Street Scene

    How homes at Napier could look (click to enlarge)




    Phase H: Risborough

    Shorncliffe - Risborough Plan

    The plan for Risborough (click to enlarge)


    About 220 new homes are proposed for this phase, at an average density of 42 homes per hectare. Of these, 38 will be affordable homes. 


    Site constraints

    • Development under construction to the north and east
    • Le Quesne open space to the south
    • Retained trees


    • Provide additional parking to serve Le Quesne open space
    • Create new open spaces and landscaped edges around retained trees
    • Provide connections with development phases currently under construction

    Development Principles

    • Provision of additional unallocated parking along southern edge with Le Quesne, as a flexible resource for those using the open space
    • New areas of open space concentrated around retained trees
    • Continues established street arrangement of other phases
    • Continues north-south access road from development under construction in the north
    • Apartment buildings concentrated along north-south access road
    • New access provided onto Pond Hill Road

    Proposed housing mix

    • 1 and 2-bed apartments - 63
    • 2-bed houses - 64
    • 3-bed houses - 78
    • 4-bed houses - 15


    Shorncliffe - Risborough Street Scene

    How homes at Risborough could look (click to enlarge)


    Shorncliffe - The Nursery Plan

    The plan for The Nursery (click to enlarge)

    Phase F: The Nursery 

    Eight new four-bedroom homes are proposed at The Nursery. We have previously consulted on this phase of development and we expect to submit a detailed (reserved matters) application in autumn 2018.








    Shorncliffe - Officers Mess Plan

    The plan for the officers' mess (click to enlarge)

    Phase J: Officers’ Mess

    This phase of development is concentrated around the retained officers’ mess building overlooking Pond Hill Road. We plan to build about 44 new homes, with a further 20 created by converting the officers’ mess.

    Development Principles 

    • Integrate with the existing phases of development under construction
    • Development to front principally on to Pond Hill Road
    • Existing mature trees along the site boundaries retained
    • Scale of development will not compete with the officers’ mess
    • Apartment building set back from and much smaller than the officers’ mess building

    Proposed housing mix

    • 1 and 2-bed apartments - 16
    • 2-bed houses - 0
    • 3-bed houses - 16
    • 4-bed houses - 9
    • 5-bed houses - 3

    *Does not include officers' mess conversion





    Shorncliffe - Le Quesne Plan

    The plan for Le Quesne (click to enlarge )

    Phase M: Le Quesne 

    Le Quense is an existing area of open space of about 2.34 hectares. 

    We plan to remove the pavilion and re-lay the sports pitches to provide:

    • Two mini football pitches for players aged nine and 10
    • Two mini football pitches for players aged seven and eight
    • One senior cricket pitch with four wickets and outfield
    • Equipped play area
    • Picnic area
    • Fitness trail equipment
    • Toilet block facilities

    We are developing these proposals with Folkestone and Hythe District Council.




    Shorncliffe - The Nursery Street Scene

    How homes at The Nursery could look


    Shorncliffe - Officers Mess Street Scene

    How homes at the officers' mess could look


    Shorncliffe - Pavilion

    The pavilion at Le Quesne

  • Updates

    Latest news

    Shorncliffe  Current Homes The Stadium

    Existing homes at Shorncliffe Heights

    • Tuesday 24th July 2018 - Public exhibition at The Tower Theatre
    • Friday 10th August 2018 - Consultation period ends