Tunbridge Wells — Affordable Housing Policy
Parabilis policy summary and published source references. Consult the linked council documents for the authoritative policy and its qualifications.
Council
Tunbridge Wells Borough Council
County
Kent
Local Plan
Tunbridge Wells Borough Local Plan 2020–2038
Affordable housing policy
Policy H3 — Affordable Housing (Tunbridge Wells Borough Local Plan 2020–2038, adopted Dec 2025)
Zone A
Sites comprising mostly greenfield land (>9 dwellings net increase)
Zone A rate
40%
Zone B
Sites comprising over half brownfield / previously developed land (>9 dwellings net increase)
Zone B rate
30%
Zone C
High Weald National Landscape sites of 6–9 dwellings (financial contribution only, no on-site AH)
Zone C rate
20% of units (greenfield) / 15% of units (brownfield) — financial contribution off-site
Last checked
Oct 2026
Policy wording (adopted)
ADOPTED — Tunbridge Wells Borough Local Plan 2020–2038 (adopted by Full Council 10 December 2025), Policy H 3 Affordable Housing, printed pp.381–383 (PDF pp.381–383). Source: council PDF saved via browser 3 Oct 2026. Checked 3 Oct 2026. Policy H 3 Affordable Housing Overall Approach 1. Sites comprising mostly greenfield land (i.e. non previously developed land) delivering a net increase of more than nine dwellings will be expected to include a minimum of 40 percent of the gross number of residential units as on-site affordable housing provision. Where this percentage is not a whole number, it will be rounded to the nearest whole number; 2. Sites comprising over half brownfield land (i.e. previously developed land) delivering a net increase of more than nine dwellings will be expected to include a minimum of 30 percent of the gross number of residential units as on-site affordable housing provision. Where this percentage is not a whole number, it will be rounded to the nearest whole number; 3. Timing of affordable on-site housing provision: a minimum of 50 percent of the affordable housing to be delivered on-site will be expected to be completed and transferred to a Registered Provider prior to occupation of a maximum of 50 percent of the open market units to be provided on-site, unless otherwise agreed via a ‘phasing plan’; 4. Sites within the High Weald National Landscape delivering six to nine dwellings will be expected to provide a financial contribution towards the provision of off-site affordable housing (land and build costs) based on 20 percent of the gross number of residential units to be provided on sites comprising mostly greenfield land, and 15 percent of the gross number of residential units to be provided on sites comprising over half brownfield land. Where a financial contribution for off-site provision of affordable housing is payable, this shall be payable upon commencement of development, or as otherwise agreed with the Local Planning Authority. Local Connection 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. Tenure The general approach to tenure provision of on-site affordable housing should be that 60 percent is provided as social rent and 40 percent as intermediate tenures or other affordable routes to home ownership, subject to consideration of any subsequent local policy and/or evidence. Exceptional Circumstances There may be exceptional circumstances where the provision of on-site affordable housing is not viable. The Council considers that the following may represent exceptional circumstances, but in each case these circumstances would need to be fully demonstrated to warrant a departure from compliance with this policy: 1. The developer has provided written evidence that no Registered Provider will take the units and this has been demonstrated to the satisfaction of the Council; and/or 2. It is demonstrated that there is no realistic prospect of providing affordable housing by another means, other than through a Registered Provider; and/or 3. In relation to the tenure mix, where it can be demonstrated that the values of shared ownership or intermediate rented units would be too high in that particular locality: and/or 4. It can be demonstrated that the provision of the policy-compliant level of affordable housing would make the development unviable. Where the Council considers that full provision of on-site affordable housing cannot be delivered, alternative delivery will be considered in the following order: a. the full affordable housing provision to be provided by the applicant on an alternative site agreed with the Council in (sequentially) (i) the settlement and (ii) the parish of the application site; and/or b. a reduced level of affordable provision on the application site; and/or c. a variation in the tenure of the affordable housing; and/or d. the applicant to make land available elsewhere in (sequentially) (i) the settlement, (ii) the parish, and (iii) the borough to provide the affordable housing for a Registered Provider; and/or e. a financial contribution in lieu of on-site affordable housing. Where full on-site provision of affordable housing cannot be provided and reliance is sought to be placed on criteria a to e above, applicants will be required to demonstrate this by reference to an independently reviewed viability study to be approved by the Council (including a requirement for further assessments at agreed stages of development as may be required by the Council). Design and layout approach to affordable housing Affordable housing must be well integrated into the development: integration, together with the application of high quality design, use of good quality materials, and landscaping, should mean that the affordable housing is not visually distinguishable from the market housing (see Policy EN 1: Sustainable Design). Affordable housing should be sited so that it has equitable access to existing and new amenities in the locality, including recreation, leisure, open spaces, and community facilities. Homes may be ‘clustered’ to assist with management, but such clusters must be spread evenly across the development. In the case of developments that are flats and, where management and service charge arrangements are a practical consideration, the affordable units may be clustered together; for example, by block or staircase. Building standards for affordable housing All affordable housing should meet, as a minimum, the Building Regulation Standard Part M4(2). Where affordable housing is designed for households with a disability, the homes should meet the higher M4(3) standards: see Policy H 6: Housing for Older People and People with Disabilities.
Building Safety Levy
39.25
Building Safety Levy (brownfield)
19.62
Affordable housing
15–40%
Affordable housing (detail)
Varies by site type
CIL (residential, per m²)
No CIL
Plan period
2020–2038
Adopted
10 Dec 2025
CIL rates by zone
Not applicable – no CIL is charged.
Exceptions and reduced rates
Brownfield sites: 30% (instead of 40% on greenfield). Mixed sites count as greenfield where half or more of the site is greenfield.
Rented share
60%
Home ownership share
40%
How tenure is set
Set in the adopted local plan.
Threshold
10 or more homes (net) on site; 6–9 homes in the High Weald National Landscape pay an off-site contribution.
CIL relief for affordable housing
Not applicable – no CIL is charged.
Plan status
Local plan adopted 10 Dec 2025, covering 2020–2038. Work on a new local plan has started under the new plan-making system; it is at an early stage, with no draft plan yet. Position as at 19 October 2026.
CIL (short)
Not applicable – no CIL
Emerging plan stage
Early stage (new system)
Housing Delivery Test 2025
93%
Delivery test consequence
Action plan required – delivery was below 95% of the homes required over three years.
Five-year housing land supply
4.70 years at 1 Apr 2026 (council's stated position)
Policy can change. Check the adopted documents and seek professional advice before relying on this summary.