South Canterbury received Outline planning permission in 2023. This was an important milestone as it accepted the principle of development. However, as is the nature of outline planning permissions, much detail was still to be decided.
It has always been fundamental to our approach that local people are able to contribute to that detail. That’s why we have continued to run events, meet you in person, and create a Community Panel to represent Canterbury residents.
Collectively, this has given us a clear understanding of what you want from this new part of the city, from the best use of green space to your preferred ways of travelling across Canterbury. Simultaneously, we are carrying out detailed surveys into ground conditions and archaeology.
Although the core principles behind the new place remain, these insights enable us to adapt elements of our outline proposals when necessary. These changes require formal approval in one of two ways:
- A Section 96a application is for smaller, non-material changes, the kind of adjustments that may change as we understand more detail about the project. This is an example of an S96a we had approved earlier in the year: A Small but Important Update to Our Plans.
- A Section 73 is for 'minor-material changes’ to a plan. The local planning authority decides whether a change is material. If so, a statutory consultation is mandatory.
There are conditions in our outline planning permission decision notice requiring us to submit or ‘discharge’ certain information to the Council, known as a Discharge of Condition. Each condition has its own requirements and timescales. This helps ensure that important details are agreed at the appropriate stage of development.
As our plans become more detailed and work at South Canterbury develops momentum in the coming months, you will see this planning activity increasing. One of the first examples will be the submission of our Strategic Phasing Plan, in accordance with Condition 9. This sets out the proposed chronology for delivering different parts of the new place.
It is inevitable that a big new place will present new challenges, particularly when so many organisations are involved (from local authorities to utility companies). However, it’s crucial that these submissions will not change our approved vision for South Canterbury. We are completely focused on creating a wonderful, green home for people and businesses alike, bringing with it better links to the city centre, lovely public spaces, new shops, schools and more, alongside parks, extensive sports facilities and playgrounds. The planning process simply ensures that the development continues to progress in a well-planned and coordinated way, providing you with the more detail as it becomes available.
The Next Step at South Canterbury
As we continue to refine the masterplan for South Canterbury, we have been looking in more detail at how New Dover Road should work as part of the new community. The original plans were approved at outline stage, and as the design has developed, we believe there is an opportunity to create a simpler, more appropriate road layout.
The main change we are exploring is to New Dover Road itself. Rather than the previously approved dual carriageway, we are proposing a predominantly single carriageway road, with additional lanes provided at junctions and other locations where they are needed.
Alongside this, we are looking at some related changes to how people move through and around this part of the development. These include a new route through the southern neighbourhood connecting towards Old Dover Road, changes to the road layout around the Old Gate Inn and restoring the historic roman alignment to Old Dover Road as a route for people walking and cycling.
This narrower, calmer, quieter road should feel like a proper entrance to the city rather than a busy through road. It will also enable us to create safer and more welcoming road crossings. There will be no need for a footbridge across the single carriageway road.
This change impacts the areas by the roadside. We had originally planned a green space between the carriageways. On reflection – and after speaking to many of you – we felt this was an ambitious idea, but there are better spaces for walking and playing. Please be reassured that no green or public space will be lost due to this change. It will be provided elsewhere in South Canterbury and put to the same use.
What happens next?
Before we submit a future Section 73 planning application for these changes, we have submitted a Scoping Report to Canterbury City Council.
This is an early and largely technical step in the planning process. It does not seek approval for the proposed changes. Instead, it asks the Council to confirm what environmental topics need to be assessed in more detail when we prepare the full planning application – for example, matters such as transport, landscape, ecology, noise and air quality.
The detailed technical work behind the proposals is still being developed. The Scoping Report helps make sure that, as this work progresses, we focus our assessments on the right areas and provide the information the Council will need to properly consider the proposals.
The application is available to view on Canterbury City Council’s planning register under reference number: CA/26/01454.
Once this stage is complete and the proposals have developed further, we will share more information with the ahead of submitting a future Section 73 application.