The Vision

"To create a unique and prestigious addition to Kings Hill, surrounded by Kent countryside. A delightful place where people enjoy the local facilities, are friendly with their neighbours and feel they belong."

Broadwater Farm will be an exemplar, sustainable, residential-led development with community at the forefront of its design. It will deliver 900 high quality new homes, - of which 30% (270) will be affordable being a mix of rented and shared ownership tenures. The delivery of these private and affordable homes will enable significant wider public benefits to be delivered which include:

  • Nursery school places
  • A new 2 form entry primary school
  • A new 6 form entry secondary school
  • Reserved site for provision of a medical centre (subject to occupier requirements)
  • 31 hectares of natural and semi natural green space 
  • 9 hectares of green corridors 
  • 5 hectares of parks and gardens 
  • 1.3 hectares of children’s play areas

The ecological potential of the site will be realised through the creation of a diverse range of new habitats that will deliver a net gain in biodiversity of 24% assessed by DEFRA’s biodiversity metric. Existing habitats such as mature trees and hedgerows will be retained and enhanced where possible. Through close collaboration with Tonbridge and Malling Borough Council, Kent County Council, local parish councils and residents, we can shape a shared vision for a beautiful new part of Kings Hill, with valuable amenities and the mix of high quality homes local people will love.


Broadwater Farm will deliver up to 900 new homes, 30% of which will be affordable in accordance with the council's emerging policy.

We are proposing the development will comprise 630 private homes, comprising a mix of 3, 4 and 5 bedroom houses. In addition, 270 affordable homes are proposed, being a mix of 1 and 2 bedroom apartments, and 2, 3 and 4 bedroom houses.

Affordable Homes

An 'affordable home' is defined within the National Planning Policy Framework as 'housing for sale or rent, for those whose needs are not met by the market (including housing that provides a subsidised route to home ownership and/or is for essential local workers). There are several types of affordable homes with affordable housing split into two categories, rented properties and intermediate properties.  Affordable rent and social rent are the main types of rented homes.

The main form of intermediate housing is shared ownership. This type of affordable home enables ownership for those who could not normally achieve home ownership on the open market.  The prospective homeowner would be able to buy a proportion of the home (between 25%-75%) and pay subsidised rent on the remaining share of the home to the registered affordable home provider.

The shared ownership scheme, allows the occupants to increase their ownership share in the property over time. This is known as staircasing and enables the owner to acquire the entirety of the home should they be in a position to do so. In accordance with the council's emerging affordable policy 270 homes (30%) will be affordable with 70% being for rent and 30% being shared ownership. The affordable homes will be designed so as to be tenure blind and distributed throughout the scheme.

Our homes greatly influence our lives, from how well we sleep, to how safe and secure we feel. Research shows that sustainable, well designed homes lead to better health and wellbeing of occupants whereas poor housing can negatively impact a person's health and wellbeing in a number of ways. In order to contribute to the wellbeing of our customers, Berkeley has developed a Healthy Homes Design Framework which focuses on:

  • Thermal comfort

  • Safety and security

  • Noise

  • Indoor air quality

  • Light Adaptability

  • Space and storage

The aim of the Framework is for our homes to go beyond mere building regulations and encourage good practice and innovation in design. Incorporating this into the homes we design and build ensures the high quality that we are known for.

School Campus

The school campus will provide for a conjoined 2 form entry primary and 6 form entry secondary school (including 6th form). There will also be provision for up to 52 nursery places. The schools land parcel will be serviced by Berkeley before being transferred to Kent County Council who will construct the schools and select an education occupier (e.g. an academy trust). 

A primary estate road will run to the south of the campus with two access points into the school with drop off/pick up and dedicated parking to be provided within the campus. The carriageway is sized to take buses. The layout makes allowance for travel by car but also seeks to encourage residents to take more sustainable forms of transport. For example, the majority of the proposed homes will be within a 10 minute walk/800 metre radius of the campus. The primary estate roads will provide a foot/cycleway which will take you to the schools ‘front door’ and create a direct cycle/pedestrian link from West Malling Station to the campus. 

A small road will be provided to the east of the school land to provide a dedicated access to the sports pitches to the north of Pikey lane which will be for both school and public use (outside school hours). 


Medical Centre

Land has been reserved within the layout for a medical centre. The detail will need to be agreed through discussions with NHS.

Medical Centre Map


The application is supported by a Transport Assessment and Travel Plan. These documents include details of the proposed site access arrangements by vehicular and non-vehicular modes, opportunities for travel by non-car modes, and the residual cumulative impact of the proposals on the safe and efficient operation of local highway network, including any mitigation measures that may be required. The scope of assessment and associated methodologies were prepared in consultation with Kent County Council.

Site Access and Roads

The principal point of vehicular access to the site will be provided from the A228 Ashton Way, close to West Malling Railway Station. The access will be provided by reconfiguring the existing A228 / West Malling station access junction such that a fourth arm is introduced into the site, thereby forming a staggered signal-controlled junction, with pedestrian crossing facilities.

A signalised pedestrian / cycle crossing would be provided across the site access arm of the junction, to allow continuation of the footway / cycleway along the eastern side of the A228, as well as across the A228 south (western arm). A new footway / cycleway will be provided along the proposed site access road to provide connectivity between the development and the existing footway / cycleway along the A228 and connections to West Malling station and West Malling town, via this crossing. 


Broadwater Farm, Proposed Junction

There will be a secondary vehicular/cycle/pedestrian access connecting to the A228 just to the south of the Lavenders Road bridge, via a left in/left out junction. The layout is shown below:

Lavenders Road, Broadwater Road and Pikey Lane would form additional emergency access points.

Secondary Access Plan Proposal 

Broadwater Farm, Secondary Access Point

The Vision, Highways Amendments

Both the main and secondary access roads are designed with cuttings and embankments to mitigate the noise and visual impact on nearby residents.

There will be a vehicular road to the southern boundary of the site which could potentially link with Kings Hill (subject to the finalised layout of phase 3 of King's Hill, the master developer for which is Prologis (formerly Liberty)).


Sustainable Travel

Broadwater Farm is in a sustainable location for travel on foot, cycle and public transport. As well as the proposed primary and secondary schools and medical centre, West Malling railway station is located approximately 1.4km from the centre of the site, equating to a circa 17-minute walk or a 4-minute cycle. The site is also well located in respect to the various local bus services, amenities and employment opportunities in Kings Hill to the south.

There are a number of public rights of way that run alongside or within the site that will be retained as part of the proposals and, where beneficial, would be improved as part of the development. These routes will facilitate pedestrian access from the development to Kings Hill, East and West Malling and surrounding areas. In addition, various additional pedestrian and cycle links have been, or will be, implemented as part of the forthcoming Kings Hill developments to the south of the site thereby providing links close to the southern boundary. A network of footways and cycleways would be provided within the site itself with connections to the existing network.

More detail can be found in the Site Connectivity Plan available here.

We have interest from Brompton Bike Hire about partnering to provide rental bikes within the development.

Berkeley is committed to creating well-designed, high quality, safe and sustainable places which will endure as settled, vibrant communities long into the future. To help achieve these aims, ambitious commitments are set every two years. A headline commitment for 'Our Vision' is sustainable transport. The way we travel is changing and in order to design developments fit for the future, there is a need to understand customers' needs and expectations, as well as future trends and how the transport mix is likely to change over time. Berkeley is undertaking research to gain a greater understanding of the changes and how it may impact its developments. In the short term, all new sites will incorporate electric vehicle charging facilities and cycle storage. Furthermore, a comprehensive Travel Plan will be provided and implemented as part of our proposals. This would accord with various local and national policies and best-practice guidance to encourage active modes of travel and discouraging single occupancy car travel.

Trip Generation and Impact

The additional trips made by walking, cycling, public transport and car during the key morning and afternoon peak hours has been forecast and the impact of these trips on the local transport network identified. In terms of the traffic impact of the proposals, Tonbridge & Malling Council, as part of the draft Local Plan preparation has carried out a number of assessments which show that the Broadwater Farm allocation can be accommodated on the highway network. Further traffic modelling has been carried out to identify required improvement works where existing junctions have insufficient capacity.

Parking Strategy

Parking will be provided as follows:

1 & 2 bedroom apartments: 1 unallocated space each
1 & 2 bedroom houses: 1.5 spaces (1 of which allocated if possible)
3 bedroom houses: 2 spaces (independently accessible with of these spaces allocated if possible)
4/5 bedroom houses:
2 spaces (independently accessible with 1 of these spaces allocated if possible)
Visitors parking: 0.2 spaces per home
Tandem parking: Generally avoided but if necessary then additional on street visitor parking will be provided at 0.25 spaces per home


One cycle space will be provided for every home with two spaces for homes with 4 or more bedrooms. 

A second, all-modes access will be provided from Ashton Way (A228) by way of a left-in/left out arrangement to the south of the Lavenders Road bridge. It has been sited to avoid the highest quality trees and will be in a cutting to mitigate noise and visual impact. It is designed based on a 30 miles per hour speed limit and includes a 3.5 metre wide footway /cycleway segregated from the carriageway by a grassed, landscaped verge, with native hedgerow and trees flanking the east side of the road. The new footway/cycle way will connect with the existing footway/cycleway along Ashton Way. Substantial woodland blocks and native shubs will be planted to bolster existing tree belts surrounding New Barns to further mitigate the impacts from the road. 


Berkeley is committed to creating a net biodiversity gain on all new developments. Put simply, this means there will be more nature after we finished than before we began.

To achieve this we use our Nine Concepts approach and work in partnership with ecologists, landscape architects and local wildlife trusts to integrate biodiversity into every development. At Broadwater Farm this will include the protection, creation and enhancement of habitats for protected and rare species as well as ponds, log piles, additional roosting and nesting areas for bats, birds and by planting additional native trees and shrubs.

This approach will enable us to deliver a 24% net increase in biodiversity, creating a beautiful environment where local people can enjoy the outdoors and experience all the benefits that come with interacting with nature.

Landscape and Drainage


Broadwater Farm will be a landscape-led development, defined by inviting, generous and active green spaces where people of all ages and backgrounds can mix, meet and share their time.

We will create varied spaces to complement the surrounding countryside and preserve the site's finest natural and historical features. At Broadwater Farm there will be parkland, water, woodland, children's play spaces, sports pitches, traditional greens, wildlife habitats and other uses defined through collaboration with local residents and key stakeholders.

Holborough Lakes

We will create a pleasant living environment to support the health and well-being of residents. For example, circuits and trails will be designed to encourage exercise and spaces will provide opportunity for social interaction, informal recreation, contemplation and relaxation. People friendly streets will reduce the impact of cars and enable residents and vehicles to co-exist.

The masterplan has been shaped by thorough analysis of the landscape character and context and the approach establishes connections between Broadwater Farm and the surrounding countryside. The site lies within the 'Greensand Fruit Belt ' landscape character area where long glimpsed views to the Downs, tall hedgerows and shelterbelts associated with the fruit and broadleaf copses are characteristic. The tall hedgerows create a strong character to the narrow lanes that run through the site. The design will retain and reinforce the coherent landscape pattern by incorporating these elements into 'greenways' and public open space. This green infrastructure will be extended as green corridors through the development to connect to surrounding woodlands as wildlife corridors. The green corridors will provide generous visual breaks in development to optimise views across the landscape to the countryside, Kent Downs and surrounding landmarks. Careful selection of materials and detailing within the public realm and landscape will celebrate the rural setting and local vernacular of Kent.


The drainage strategy is to allow existing surface flows across the land (generally flowing from the south to the north of the site due to the topography) to continue, albeit diverted to new swales that will run alongside woodland corridors and amenity space. Furthermore we will create permanently wet ponds that will aid biodiversity and create a new waterscape. The drainage is designed to ensure that there is no greater run off from the land once the development is complete than there currently is from the existing agricultural land. 

West Village


Air Quality 

An air quality assessment has been carried out to determine the potential effects on local air quality during both construction and operational phases from dust and particulate matter and exhaust emissions. Through good site practice and use of mitigation measures the effect of dust and particulate matters would be significantly reduced so that the effects will be negligible. The effects of emmissions from construction vehicles and plant will also be negligible. 

The effect of pollutants from road traffic associated with the development on air quality has shown by modelling to be negligible and not significant. However, a number of transport related mitigation mesures have been proposed which will benefit local air quality. An Environmental Statement which (amongst other topics) considers the effect of the development on air quality has been submitted with the planning application. 


Construction and traffic noise from the development have been modelled and the likely noise effects have been considered in the noise chapter of the Environmental Statement submitted with the planning application. 


We have had an ecological assessment carried out which considers the potential effects on habitats and protected species. Surveys have been carried out in respect of bats, birds, badgers, great crested newts, dormouse and reptiles. These found seven species of bat, three species of reptile in low numbers (common lizard, slow worm and grass snake), seven species of Principal Importance (SPI) birds (turtle dove, nightingale, skylark, linnet, house sparrow, song thrush and dunnock), great crested newt, dormouse and badger. Where possible, high value habitats will be retained and protected with buffers. The effects of construction and the completed development have been considered and mitigation measures for these effects are proposed to ensure habitats re retained, protected, and to ensure compliance with protected species legislation and policies. In addition, enhancements for biodiversity, both floral and faunal, in the form of hedgerow, pond and grassland creation and enhancement, woodland creation and ongoing monitoring and management are included in the proposals. The net increase in biodiversity will be 24%.


The New Barns and Broadwater Farm Conservation Area sits partly within the site. It is significant as a small area of traditional farming landscape with two associated historic farmsteads. The distinctive oasthouses highlight the reputation of this region for hop-growing. The area stretches from New Barns in the west across an open area of land to a cluster of buildings around Broadwater Farm. Within the conservation area there are three grade II listed buildings. The conservation area heavily informs the approach taken to the access roads and to the northern areas of the development. A gently winding, partially sunken road works its way between Broadwater Farm to the east and the New Barns cluster to the west. The road’s geometry is designed to reduce the visual impact by digging the carriageway into the ground and introducing landscaping in keeping with the local character. 

Similarly, the secondary access (which will provide a left in/left out junction with Ashton Way) will provide a gently sweeping geometry from Ashton Way, west of the New Barns area to the north west of the development parcels. 

North east of the site is the Mill Street Conservation Area, the closest buildings to the site within the conservation are on Well Street which has eight grade II listed buildings and two grade II* listed buildings (The Barracks and Derbies). 

The scale of the site means there are opportunities to mitigate any perceived harm through the design and layout of the proposals. 


Environmental Sustainability

In line with our business strategy called Our Vision, we believe in putting people at the heart of placemaking. We work in partnership to create well-designed, beautiful, high quality, safe and sustainable places which will endure as settled, vibrant communities long into the future. They include sustainable infrastructure and amenities, designed to be resilient to the effects of climate change.

The proposals include a range of measures that will assist in mitigating climate change. These measures will reduce carbon emissions in the following areas: 

  • the construction of dwellings

  • the use of the development

  • the transport generated

As part of Berkeley's Our Vision requirement, the proposals will include:

Net Zero Carbon - A low carbon transition plan to show how the homes would need to be designed with the potential to be 'net zero ready' in operation by homeowners by 2030. To achieve these carbon reduction targets, the new homes are likely to feature reductions in operational energy use due to:

  • The use of highly energy efficient and carbon-efficient construction methods, high levels of insulation and airtightness to walls, floors and roofs

  • Increased renewable energy supply, employing for example, a range of reliable low carbon technologies including photovoltaic (solar) panels and heat pumps

  • Offsetting any remaining carbon emissions.

Sustainable materials - All materials and products shall be specified in accordance with the Berkeley Group Sustainable Specification and Procurement Policy. This includes all timber being Forest Stewardship Council (FSC) or Programme for the Endorsement of Forest Certification (PEFC) certified and for other materials, preference to materials which:

  • Have a low environmental impact

  • Have a high recycled content or can be re-used

  • Help to mitigate issues such as climate change, ecological damage, waste production and water scarcity

Recycling facilities - Each home shall have fixed units within the kitchen to segregate and store recyclable waste.

Water efficiency - The development shall meet the water efficiency requirement of 105 litres/ person /day. In addition, rainwater will be managed to prevent flooding in and around the development whilst also providing a positive visual aspect and amenity for the community, with associated health and wellbeing benefits.

Energy efficient Lighting - All fixed internal lights within the home and communal areas shall be LED.

Domestic appliances - All domestic-scale appliances and any white goods installed will achieve the following ratings (or better) under the EU Energy Efficiency Labelling Scheme:

  • Fridges and fridge-freezers: A+ rating

  • Washing machines: A++ rating

  • Dishwashers: A+ rating

  • Washer-dryers: A rating

  • Tumble dryers: A rating

Sustainable transport - Incorporating electric vehicle charging facilities, cycle storage and rental scheme will help enable residents to choose low carbon transport methods.

Sustainability - Royal Wells Park

Community and Social Sustainability

In order to measure and increase our customers' quality of life and well being, we have worked with experts in the field of social sustainability to create a framework that will be used to assess our proposals. The framework has three dimensions:

  • Social and cultural life (what it will be like to live there)

  • Voice and influence (how people affect what will go on)

  • Amenities and infrastructure (the design and facilities)

We have published a toolkit to help apply the ideas behind social sustainability to each development. We also commission independent assessments of our developments which reveal what life is like for residents living in the places we build. The application of this toolkit aims to combine the design of the physical environment with a focus on how people who live in and use a space relate to each other and function as a community. It focuses on providing the right infrastructure to support a strong social and cultural life, opportunities for people to get involved and scope for the place and the community to evolve.

Applying the toolkit we are considering the following community sustainability features for Broadwater Farm:

  • A drawing competition with winning drawings incorporated into planters

  • Tree planting for existing and new residents 

  • Ecological trails throughout the site

  • Outdoor activity gym associated with playgrounds

  • Equestrian routes across the site

  • Several village greens that can be used for events

  • Perimeter pedestrian / running route

Broadwater Farm, Community Features

Community Plans

For Broadwater Farm we will create a Community Plan which reflects local needs and aspirations. The Community Plan provides the structure to enable the community to mix and meet, usually through an events programme and an online forum. Through this, we want to ensure community networks and governance systems begin to form, ranging from social clubs to residents committees. These help to embed a sense of shared-ownership and self-management, which will be important for Broadwater Farm in the long term.


The development will contribute to the local economy as it will:
Broadwater Farm, Economy, Home

Contribute to meeting housing need (including the need for new affordable homes).

Broadwater Farm, Economy, Sub-Contractor

Create new jobs that are directly created (or sub-contracted) to manage and supervise the construction of the proposed development.

Broadwater Farm, Economy Bricks

Create new jobs in other companies and organisations that provide services to the proposed development (i.e. procurement and other supply chain effects)

Broadwater Farm, Economy, Money

Create additional jobs and other economic outputs that are created in the wider economy as a result of the spending of employee incomes.

Broadwater Farm, Economy, Health Care

Create permanent jobs, including within the proposed schools and potential healthcare centre.

Broadwater Farm, Economy, Wallet

Introduce £31m of new household expenditure into the area per year.


Provide around £13m in developer contributions towards school building, healthcare, libraries, adult and special educational needs, social services and waste.

Tonbridge & Malling Borough Council and Kent County Council will also receive New Homes Bonus funding as a result of the development. The New Homes Bonus Scheme provides cash for councils that allow new homes to be built in their area. Under the scheme the Government matches the council tax raised from new homes for the first six years through the New Homes Bonus. Councils and communities work together to decide how to spend the extra funding - whether on council tax discounts for local residents, boosting frontline services like rubbish collection or providing local facilities like swimming pools and leisure centres.