An application seeking outline planning permission for a new development consisting of 70 houses in Sevenoakes, Kent, has been rejected on appeal. The original proposal would have seen the creation of 35 affordable houses, parking, open space, play areas and other associated development. However, location was key in this decision.
The land chosen for the development was on the boundary of Sevenoakes, within the Metropolitan Green Belt and just east of the Kent Downs Area of Outstanding Natural Beauty (AONB). Nearby to the site is also ancient woodland, Brittains Farm Conservation Area and also some Grade II listed farm buildings. The inspector therefore had to consider, amongst other things, what impact the proposal would have on:
In their report, the inspector weighed up each point. They stated that it would have spatial and visual impacts on the Green Belt and undermine its purpose of preventing urban sprawl. In addition, they decided that the site was not sensitive to the AONB setting, breaching local policies.
From a heritage viewpoint, the inspector decided that the proposal would fail to help preserve the rural setting of the Grade II listed farms, damaging their significance. This element would also be at odds with local policies which aim to protect and enhance heritage assets and their settings.
On the ecological issues, the inspector acknowledged that there were issues with the location, but stated they believed that once fully assessed at a further point in the planning journey, the ecological issues identified could be adequately mitigated to avoid harm, including avoiding harm to the ancient woodland. There was therefore no conflict with local policies on this point.
However, the job of the Inspector is to weigh up all of the potential pros and cons of the development and come to a balanced conclusion. In the end, they decided that, given the reasons outlined above, the whole proposal would be in conflict with the overall development plan for the area as well as being in conflict with the National Planning Policy Framework. For these reasons, the appeal was dismissed.
