From Floodplain To Riverside Development: New Build Flats In Maidstone

We worked with an entrepreneurial developer to transform a flood-prone plot on the banks of the River Medway into an elegant riverside development with strong market potential.

Many had dismissed the site due to its floodplain location. But by engaging with the Environment Agency early on, we helped secure a full planning permission and unlock the site’s value, turning a forgotten corner of Maidstone into a viable, high-value residential scheme.

Our proposal includes nine contemporary two-bedroom flats elevated above the flood zone. Every unit offers river views and private ground-level parking. 

The Site: An Urban Plot In Tovil, Maidstone

The site is located just off Wharf Road in Tovil, on a narrow strip of land adjacent to the River Medway. 

Previously used for commercial storage, it consists of an elevated concrete podium with a public footpath running directly along its river-facing edge. Because of the footpath, any future new development needed to keep it visually open and accessible.

The plot is entirely within the floodplain and surrounded by underground services - including drainage routes, gas mains, and electrical cables - that serve properties on both sides of the River Medway. 

Despite its limitations, the land offers attractive river views and sits within an established residential context.

Engaging Taylor Roberts To Secure Consent For A Complex Riverside Site

Put off by the constraints, other developers had passed over the plot. But our client, iNTERESTING Developments, saw untapped planning potential.

Having collaborated with us on several successful apartment schemes, they brought us in early to assess feasibility, manage risk, and design a proposal that would satisfy the Environment Agency, utility providers, and local authority.

The Brief: A High-Quality Riverside Development

The client’s goal was to maximise the site’s potential by securing planning permission for a small, architect-led residential development.

The scheme needed to overcome the site’s complex limitations, meet strict Environment Agency requirements, and incorporate efficient on-site parking without compromising floodplain capacity.

The Design

To address the site's constraints, we kept all development above ground and designed a raised podium structure for parking. This is supported by carefully positioned columns that maintain public access and easement zones. 

This open ground floor allows water to pass through in a flood event while offering residents a sense of security and privacy. Perforated metal panels enclose the parking area, softening the boundary between public and private spaces.

All nine apartments are arranged across three upper storeys, with three units per floor. The building’s height mirrors nearby residential developments like The Boatyard and other riverside blocks, many of which also contain two-bedroom flats. This helped the proposal fit naturally into its context and strengthened the planning case.

Finally, we chose asymmetric mono-pitch roof forms that loosely reference the shape of sails while providing discreet space for solar panels.

The Flats’ Layout

Because one side of the site is blocked by a blank brick wall from the neighbouring building, we oriented all nine apartments toward the river. The primary living spaces and main bedrooms face the Medway, maximising light and outlook while maintaining privacy. 

All units feature glazed balconies, allowing residents to enjoy uninterrupted river views and outdoor space.

The building includes a central lift and stairwell, providing step-free access to every apartment.

The Materials

We softened the building’s façade by combining cladding materials, including fire-rated panels in contrasting tones, white and terracotta render, and corten steel accents. 

To add depth and texture to the design, we added a slim strip of corten steel on the east-facing elevation, which acts like a picture frame. 

All external materials in our design are non-combustible, which aligns with post-Grenfell fire safety standards.

Finally, the perforated metal panels enclosing the ground-floor parking are laser cut in a reed-like pattern to reference the site’s setting. 

The result is a site-responsive riverside scheme with strong architectural character. 

The Planning Application Approval Process

Rather than risk a formal objection from the Environment Agency, our client brought in flood risk consultants from the outset. 

We worked closely with them to shape a design that elevated all living spaces above the flood zone and preserved floodplain capacity. 

Our detailed modelling of the building’s supporting structure demonstrated that the new housing development would have minimal impact on flood storage.

Once the Environment Agency confirmed it would not object, the scheme moved smoothly through planning. The Local Authority approved it on first submission without requesting any changes.

Next steps

At the time of writing, the client is marketing the site and exploring potential delivery options. 

While no build-out plans are currently in motion, the scheme offers a clear opportunity for a housing provider or private developer to bring forward a high-quality, distinctive riverside development.

The Client’s Feedback

Securing full planning permission on a site many had written off was a significant success for the client.

They were particularly pleased that the scheme passed through planning without revisions, which is a testament to the design’s strength.

For the design team, the project stands out as an example of how considered detailing can elevate a simple apartment footprint into something distinctive and contextually rich. 

By turning site constraints into design features, we helped unlock the site’s full potential and significantly increased its value.

If you’re working with a constrained or technically challenging site, whether in a floodplain, urban infill plot, or riverside setting, Taylor Roberts can help you assess your site’s potential and, where the opportunity exists, shape a viable proposal.

We support developers across Kent and the South East with feasibility studies, site assessments, and fully tailored design solutions that respond to planning and environmental constraints. From early concept design to detailed planning submissions and beyond, we provide the strategic input and architectural expertise to move your project forward.

Call us on 01227 457 545 or email us on enquiries@taylorroberts.co.uk to discuss your project.