Our Village. Our Plan. A community-led plan that gives East Peckham a real, legally binding say in how the village grows and changes.
The Neighbourhood Area was officially designated by Tonbridge & Malling Borough Council in April 2026. Work on the plan is now underway - and we need every resident, business and community group to help shape it.
What is it?
What is a Neighbourhood Development Plan?
A Neighbourhood Development Plan is a powerful community-led document that gives residents a direct say in planning decisions where they live.
Introduced by the Localism Act 2011, it is one of the strongest tools a local community has to guide and shape development in its area. Once completed and approved at a local referendum, it becomes part of the official planning framework for the parish - planners and developers must take it into account. It carries real legal weight.
What a plan can do
- Set out where new development should - and should not - go
- Specify the type, size, design and character of new homes
- Protect important green spaces, local views and heritage assets
- Promote community facilities, local businesses and sustainable transport
- Define what makes East Peckham special and protect it in law
What a plan cannot do
- Block all development - it must align with national and borough policy
- Override the borough's Local Plan entirely
- Replace the need for planning applications
But it can strongly influence how, where, and what kind of development happens - and that influence is significant.
Without a Neighbourhood Development Plan, developers and Tonbridge & Malling Borough Council make most of the decisions about East Peckham's future. With one - we help shape those decisions.
Once completed, and if approved by a Local Referendum, a Neighbourhood Development Plan becomes part of the official planning development framework for our Parish
That means planners and developers must take it into account when considering any new development - It carries real legal weight
Why it matters
Why East Peckham needs a plan
East Peckham is a unique parish - nine distinct hamlets set in the Kent countryside, with deep roots, strong character and a way of life worth protecting. But the village faces significant outside pressure.
Tonbridge & Malling's draft Local Plan proposes almost 600 new homes across East Peckham - a scale of growth the Parish Council believes is disproportionate, poorly planned and deeply concerning. Proposed sites sit on flood-prone land, are far from adequate transport links, and would place enormous strain on already-stretched schools, roads, water and sewage infrastructure.
The Parish Council has formally objected to these proposals. But objections alone are not enough. A Neighbourhood Development Plan gives the parish the tools to proactively set out our own vision - one that is evidence-based, community-led and legally binding.
What's at stake if we don't act
- Flooding - East Peckham experiences some of the worst flooding in the borough. Building on high-risk sites could put homes, businesses and lives in danger.
- Village identity - Large-scale development could merge our hamlets and erode the character that defines who we are.
- Infrastructure - The primary school is already full. There is no GP surgery. Our roads are at capacity. More homes without more services is not a plan - it's a problem.
- The environment - Farmland, woodland, wildlife habitats and the Coult Stream corridor must be protected for future generations.
Have your say - open now
Take part in the surveys
These surveys are the foundation of the plan. Every response counts - the more residents and businesses we hear from, the stronger and more representative the plan becomes.
The surveys close on 30th June 2026.
Your Village - Your Voice
Our first listening survey - understanding what residents value, what concerns you, and what needs to improve. Your responses will directly shape the draft plan. Takes around five minutes.
Complete the residents' surveyYour Business - Your Voice
For anyone running a business in East Peckham. Tell us about your premises, your plans, and what the parish needs to support local employment. Your responses help shape the evidence base.
Complete the business surveyHow it works
How the plan comes together
Creating a Neighbourhood Development Plan is a thorough, community-led process set out in law. Here is what is involved - and where we are right now.
Designation of the Neighbourhood Area
We applied to TMBC to have the parish officially recognised as a Neighbourhood Plan area. Approved 9 April 2026. We are now formally authorised to begin. View official TMBC decision & map
Launch
The Neighbourhood Development Plan was formally launched on 9 May 2026. Residents and business surveys opened. The Local Development Committee is leading the work.
Engagement & evidence gathering
Surveys, meetings, drop-in sessions and events. Task groups are forming for Green Spaces, Key Views, Character & Design. Your involvement shapes the evidence base directly.
Community feedback - Vision & Objectives
We share back what we heard from surveys and consultation, and develop draft Vision and Objectives for the community to review.
Evidence gathering - Understanding & Policy
Detailed evidence on housing need, green spaces, transport, heritage, ecology and infrastructure - the factual foundation the plan policies must rest on.
Writing the plan - Policy Formulation
Using the evidence, the Local Development Committee drafts the plan - setting out policies for development and land use across the parish.
Technical reports
A Strategic Environmental Assessment and Habitats Regulations Assessment are required before the plan can proceed to statutory consultation.
Statutory consultation & submission (Reg 14 & Reg 16)
Two statutory consultation periods - giving residents, organisations and statutory bodies the opportunity to formally comment - either side of the plan being submitted to TMBC.
Independent examination
An independent examiner reviews the draft plan to make sure it meets legal requirements and national planning policy. The examiner is appointed independently - not by the Parish Council.
Local referendum
Every resident on the electoral roll gets a vote. If more than 50% vote yes, the plan is formally adopted and becomes part of the planning framework for East Peckham - legally binding on all planning decisions.
This process typically takes around two years. With TMBC's Local Plan progressing, the sooner we build our plan, the stronger our position. The Local Development Committee is leading this work - find out more about the committee.
Media
Watch & share
An introduction to the Neighbourhood Development Plan and why it matters for East Peckham.
Please share this with neighbours, friends and family across East Peckham - the more people who know about the plan, the more representative our evidence base becomes.
Briefing documents
Read the detail
Key documents explaining the plan, the process and the Parish Council's position.
Get involved
Your village needs you
This plan is only as good as the number of residents who shape it. There is a way in for everyone, whatever time you have.
FAQs
Common questions
Some of the questions we hear most often about the plan.
Will the plan stop all development in the village?+
No. A Neighbourhood Development Plan cannot block all development - it must be consistent with national planning policy and the borough's Local Plan. What it can do is strongly shape where development goes, what it looks like, and what it must deliver in terms of design, infrastructure and community benefit.
The plan is about finding the right sites, for the right homes, supported by the right infrastructure - not about preventing all change.
Does having a plan mean more houses will be built?+
No. Housing numbers for the borough are set by central government and Tonbridge & Malling's Local Plan - not by the Neighbourhood Development Plan. Without our own plan, those pressures still exist and we have less ability to shape the response to them.
There is no evidence that having a plan leads to more development than would have happened anyway.
Do I need to be a planning expert to get involved?+
Absolutely not. The most valuable thing most residents can offer is local knowledge - where you walk the dog, what roads feel dangerous, which green spaces matter to you, what the village needs. The technical planning work is supported by a professional consultant.
Who is running the plan?+
The Local Development Committee - a group of parish councillors and resident volunteers - is leading the work on behalf of the Parish Council. An independent professional planning consultant (Dave Chapman, Triformis) provides technical advice.
How long will it take?+
The process typically takes around 18 months from launch to referendum. With TMBC's Local Plan progressing on a parallel track, the sooner we build our evidence base and draft plan, the stronger our position at every stage.
What happens at the end - can residents reject the plan?+
Yes. The plan is only adopted if more than 50% of residents voting in a local referendum vote in favour. It is not imposed. Every resident on the electoral roll gets a vote.
Why has my business been contacted / not contacted?+
We have contacted a number of companies and businesses directly in the village asking if they will respond to the business survey.
These are: companies registered at companies house, businesses based on our industrial sites or actively advertising on facebook East Peckham groups. The Parish Council does not have access to details for all businesses or sole traders operating in the village.
The business Survey is open to all businesses based or operating in East Peckham, and we appreciated you taking the time to respond.
How we will keep residents informed and updated+
We are using a number of information channels to reach as many Residents as possible.
These are: This website, Social Media (Facebook), Leaflets and flyers, Banners and posters displayed around the village, visiting village groups and organisations, holding public meetings and drop in sessions.
If you have been unable to attend a meeting or drop in session, but would like to talk to us, please do get in touch and we can arrange an alternative time to meet.
We will continue to expand these FAQ's as we move through the process.
Key documents & links
Official documents and guidance
Stay up to date
How we will keep you informed
We will share updates through the channels below. Let us know if there are other ways we can reach you.
Follow the Parish Council on Facebook for the latest updates. Let us know if there are other ways we can reach you.
Have a question?
Get in touch
If you have any questions about the Neighbourhood Development Plan, or would like to find out how to get involved, please get in touch with the Parish Office. We will make sure your message reaches the right person.
- Phone 01622 871309
- Hours Weekdays 10am–1pm (closed Thursdays)
- Email communityresponse@eastpeckham-pc.gov.uk
- Post The Parish Office, Jubilee Hall, Pippin Road, East Peckham, Kent TN12 5BT