135 homes at Land South Of Phillippines Close, Edenbridge

What was proposed

The application sought outline permission for up to 135 homes, with access decided now and other details reserved for later.

“- 25/03241/OUT Date expired 24 June 2026 Proposal: Outline planning permission (all matters reserved except access) for residential development of up to 135 new homes (Use Class C3). Location: Land South Of, Phillippines Close, Edenbridge Kent Ward(s): Edenbridge South & West Item for decision This application has been referred to Development Control Committee by Councillor McArthur on grounds of impacts to the purposes of the Green Belt, a failure to comply with the…”

Officer report

What officers recommended

Officers recommended approval because they considered the site Grey Belt, the scheme sustainable, its benefits significant and its harms manageable through conditions and obligations.

“Planning Balance 572 In the absence of a 5 year housing supply, an out of date Local Plan for housing delivery and the Council not meeting its Housing Delivery Test, paragraph 11d) of the NPPF contains a presumption in favour of granting permission, unless the application of policies in the Framework that protect areas or assets of particular importance (such as Green Belt) provide a strong reason for refusing the proposed development.”

“577 Other matters raised, including archaeology, residential amenity, ecology, flooding, highways and infrastructure can be dealt with by planning conditions and planning obligations so as to have a neutral impact on the planning balance. 578 Overall, the proposals are considered a sustainable development where the public benefits of the scheme clearly outweigh the harms, when assessed against the policies of the NPPF, and local policies and guidance.”

Officer report

What consultees said

Technical consultees generally raised no objection subject to conditions, while the Town Council and adjoining parish council objected mainly over Green Belt, access, drainage and infrastructure.

“Consultations 25 Edenbridge Town Council – objection lodged: 26 Green Belt: • Loss of Green Belt. • This site has clear views across the site to the countryside with only a thin hedgerow at the boundary of the site suggesting notable encroachment into the Green Belt. • Overdevelopment in the Green Belt. • The proposed site will landlock other areas which are currently in the Green Belt.”

“35 Hever Parish Council (Adjoining Authority) – objection lodged: • Loss of Green Belt: Building on this site will result in overdevelopment of the Green Belt and the permanent loss of hedgerows, ponds and meadows. • Access to site: There is inadequate vehicular access to the site: Phillippines Close is a private road serving the industrial area off Hever Road.”

Officer report

What residents said

There were 152 representations: 151 objections focused especially on drainage, highway safety, Green Belt impact, congestion, infrastructure and sustainability.

“162 151 x object as follows (with number of objections in brackets): • Drainage infrastructure inadequate for development / flood risk (96) • Highways safety concerns - unsafe and unsuitable access (84) • Impact on Green Belt (74) • Exacerbate existing parking, traffic and congestion (including construction period) (73) • Social infrastructure inadequate for scale of development (65) • Road network unsuitable for increased development (62) • Unsustainable location - public…”

“Mead Road Residents’ Group 166 Object as follows: • The primary access is unsafe/unsuitable |(Hever Road) and would create pressure on Mead Road as a secondary access which is also unsafe/unsuitable; • Secondary/emergency access is required for the site under Kent Design Guide; • Use of Mead Road for active travel harms highways safety to road users (narrow road with unusable pavement; no safe access across Mill Hill; loss of turning circle); • Impact on residents visual…”

Officer report

Who spoke

The committee heard speakers against and for the application, parish representatives, and a local member’s submission read by another councillor.

What members discussed

Members focused on highway access, emergency access, the Green Belt and sewerage, while officers explained the highway response and the effect of deferral.

“Members asked questions of the speakers with a focus on highway and access to the site. In response to questions, it was explained that the professional Transport Consultant had had sight of the highways improvement plan and KCC had been consulted. A previous error in the initial submission had been amended to show that Mead Road could be considered emergency access and KCC had confirmed this would be possible.”

“Questions of clarification of the officers were asked with a focus on access to the highway and the greenbelt. Officers explained that KCC Highways had not raised concerns with access from the site to the highway. The technical body had advised there would be no significant impact. The internal access agreement would be further explored at the reserved matters stage.”

Minutes

The decision

The committee granted permission subject to conditions and completion of a Section 106 agreement, including affordable housing, education, green space, biodiversity and transport measures.

“Members discussed the proposal with consideration being given to site access and the site location. They noted that KCC Highways had not raised concerns and the technical body had said there would be no significant impact on the junction. Concerns from residents was noted however, Members also noted the conditions which would mitigate these concerns and that further information could be requested at a later stage.”

“Affordable housing provision: comprising 50% of all housing to be affordable and delivered on-site • Education contributions: financial contributions for secondary education/land, primary education, and Special Education Needs & Disabilities (SEND) • New and improved green space: on-site delivery • Biodiversity Net Gain of 10%: on and off-site delivery • Walking/cycling infrastructure improvements (Active Travel measures): on and off-site • Public transport improvements:…”

Minutes