27-home development at The Laurels, Greenlands Road, Kemsing

What was proposed

The application proposed demolishing The Laurels and building 27 homes, including 14 affordable homes, with gardens, parking, landscaping and Greenlands Road access.

“Proposal: Demolition of the property known as The Laurels and erection of 27 dwellings (including 14 affordable homes) with associated gardens, parking, landscaping and infrastructure. Access provided from Greenlands Road.”

Officer report

The site and its history

The 1.3-hectare site included a dwelling and separate land in the Green Belt, beside residential development, the M26, railway and National Landscape.

“2 The site comprises of an existing dwelling, its garden and a separate parcel of land. The site is bounded by existing residential development along Greenlands Road and Noahs Ark.”

“Metropolitan Green Belt • Tree Preservation Orders • Archaeological Notification Area • Risk of flooding from surface water • Adjacent to National Landscape (east, south and south east) • Listed building to the east of site (14 Noahs Ark) • Priority Habitat Chalk River to north of site • Local Wildlife Site to east and south of site • Biodiversity Opportunity Area to east and south of site…”

Officer report

Earlier applications and changes

Earlier applications for 22 homes and two bungalows were refused; this application was revised and repeatedly re-consulted, including after drainage changes.

“6 The application was submitted on 13 March 2025. It has been revised following this submission with updated/further information relating to the design of the development, ecology, biodiversity net gain and drainage.”

“8 The application was made invalid in January 2026 due to notice not having been served on all owners of the land subject to the application, including the area of land to the west of the site. The application was made valid again once notice had been served on all owners. A full re-consultation was then carried out.”

Officer report

What officers recommended

Officers recommended approval subject to conditions and a legal agreement securing affordable housing and education contributions.

“The Section 106 Agreement shall include the following requirements: • Affordable Housing comprising 50% of all on site housing to be provided, of which Plots 5 – 15 would be provided for Social Rent and Plots 16 – 18 would be provided for Shared Ownership.”

“KCC Secondary Education and Special Education Needs and Disabilities (SEND) Contributions: Secondary Education & Land - £239,063.04 SEND - £12,596.18 Total - £251,659.82”

Officer report

What residents said

The council received 208 objections covering Green Belt, sustainability, traffic, parking, flooding, drainage, ecology, services, construction and community concerns, plus one supporting letter.

“259 We have received 208 letters of objection, including from Noahs Ark Resident’s Association, Darent Valley River Preservation Society, South East Rivers Trust and Councillor Haslam, relating to the following issues: • Greenfield site • Inappropriate development in the Green Belt, the site is not grey belt • Unsustainable location – reliance on vehicles, limited public transport • Impact on green space • Impact on the character of the area, including the countryside and…”

“Existing properties will be devalued • Asbestos • Loss of community character • Why have amendments been allowed? Application has been deferred and revised multiple times, allowing the applicant to amend proposals in response to objections • Archaeology • Discharge of water onto a privately owned section of stream (Adelaide) • Drag distances for waste • Concern over handling of application – amendments, the planning process appears to have been repeatedly steered in favour…”

Officer report

Who spoke at committee

The committee heard speakers against and for the application, a parish representative and a local member.

What members debated

Members questioned drainage, access, connectivity and infrastructure, then debated the site’s accessibility and sustainability against the absence of statutory consultee objections.

“Members asked questions of clarification of the speakers. The site and neighbouring properties were the subject of uncontrolled runoff from the River Darent. Development of the site would require a detailed drainage management plan with controlled discharge, which could result in benefits for neighbouring properties. This management would include filters to stop unregulated water from re-entering the water course.”

“Members discussed the report. They had significant concerns regarding the accessibility and sustainability of the site. They noted that the walking route to the train station was on a road with no pavement and was not illuminated. The train station had limited parking spaces to support driving to the station. Shops and schools were on the further end of the high street – more than a 15-minute walk from the site.”

Minutes

The vote

The motion to agree the officer recommendation was lost, after which members moved and seconded refusal.

“Members considered the reasons for refusal. They did not consider the site to be in a sustainable location, which would make the proposal inappropriate development in the Green Belt. It was moved and duly seconded that the application be refused, on the grounds that the site was not in a sustainable location and thus constituted inappropriate development in the Green Belt contrary to paragraph 155c of the NPPF, and that the proposal failed to make provision for affordable…”

Minutes

Why members refused it

Members found the site unsustainable and therefore inappropriate Green Belt development, and also found that affordable housing and education provision was inadequate.

“1) The site was not in a sustainable location, and constituted inappropriate development in the Green Belt, contrary to Paragraphs 155c and 153 of the National Planning Policy Framework. 2) The proposal failed to make provision for affordable housing and is therefore contrary to the National Planning Policy Framework, policy SP3 of the Sevenoaks Core Strategy and the Sevenoaks Affordable Housing Supplementary Planning Document.”

Minutes