35 homes at 193 The Rocks Road, East Malling, West Malling

What was proposed

The application proposed 35 two-storey homes, including 14 affordable homes, with access, parking, landscaping, open space and associated works.

“Erection of 35 No. residential dwellings (including affordable housing) with landscape, parking, open space, and associated works Applicant: [the applicant]:”

“Proposal: 3.7 The application seeks the erection of 35No. residential dwellings, comprising a range of 1, 2, 3 and 4 bed dwellings, in the form of flats, terraced, semi-detached and detached dwellings all 2 storey in height. 3.8 40% of those dwellings (14 dwellings) are to be affordable with the affordable mix offering a range of 1, 2, 3, and 4 bed dwellings. Vehicular access to the site is proposed by way of a new priority junction with The Rocks Road.”

Officer report

The site and surroundings

The 2.4-hectare countryside site comprises paddocks south-east of East Malling, near homes, commercial buildings, a public right of way and heritage assets.

“Background Site and Surroundings 3.1 The site (approximately 2.4 ha) is located to the south-east of East Malling within the open countryside. The site comprises paddocks with mainly low level vegetation making the boundaries. The land slopes with the levels declining from the north to the south. Marking part of the north boundary are two commercial buildings with residential properties located to the north-west and east.”

“The site is located approximately 0.6km to the southeast of the High Street and East Malling Railway Station. Site Specific Planning Designations 3.4 The site is located within the following policy constraints.”

Officer report

Planning history

There was no relevant planning history for the site itself.

“- Countryside - Ground water vulnerability Zone; - Aquifer Designation Bedrock; - Source Protection Zone; - Mineral safeguarding area; and - Archaeological notification area Relevant Planning History 3.6 There is no relevant history related to the site itself.”

Officer report

What officers recommended

Officers recommended permission because housing, affordable homes and economic benefits outweighed the loss of best and most versatile agricultural land.

“The NPPF advises that significant weight should be placed on the need to support economic growth and productivity. Weighing against the development is the loss of BMV land, however this loss needs to be weighed against the aforementioned benefits and specifically the substantial weight given to the provision of 35 dwellings.”

Officer report

Consultation responses

Highways, ecology, drainage, heritage and other consultees raised no objection subject to conditions or contributions, while two parish councils objected over farmland and traffic.

“Consultation: 5.1 The consultation responses are publicised and can be found on the Council’s public access website. The application can be found following this link and using the application reference at the top of the report. East Malling and Larkfield Parish Council Objection The two issues of major concern are the loss of another area of farmland and countryside in East Malling, and the road access to the site.”

“Kent Police No objection standard letter re designing out crime. Kent Fire No objection KCC Highways No objection subject to conditions securing a lighting scheme for MR105, the highways improvements and access arrangements, a construction management plan, EV charging points. KCC Strategic Development and Place Developer Contributions Development contributions are required for: Primary Education.”

Officer report

Public comments

Objectors cited countryside and farmland loss, traffic, access, parking, poor walking connections, infrastructure pressure, flooding, pollution, ecology and heritage; one letter supported the homes.

“Lack of Infrastructure − Public transport is limited, not enough footpaths to make walking safe, especially for older residents and young children − Local services are already under pressure. The secondary school is oversubscribed, and it’s difficult to get appointments with GPs and dentists. Adding more homes would only stretch these services further.”

“Loss of Agricultural Land - The site is productive farmland stabling horses, and its loss would have a detrimental impact on local beauty and rurality security and character of the area. Once built on, such land can never be replaced General comments − We moved here due to the quiet village and beautiful walks and countryside and we have already lost so much area to development. We simply do not want or need more .”

Officer report

Who spoke

A representative of the Four Acres Action Group and a representative of the applicant addressed the committee in person.

What members discussed

Members discussed countryside visibility, bulk, roof height, materials, public-right-of-way access, lighting, protected species and piling impacts.

“Careful consideration was given to the general principle of development on an undeveloped countryside site and concerns were expressed in respect of sustainability and highway issues, access, adequacy of parking, air pollution, footpaths, footways and play space, scale and visual intrusion, heritage, hedges/trees, hydrology, drainage and contamination, design and tenure.”

“Local Members expressed concern in respect of the development’s visibility from the surrounding countryside, its bulk, roof height and proposed external materials and the condition and practical accessibility of the public right of way. There was also detailed discussion on the effect of external lighting upon ecology and residential amenity, the protection of dormice and other protected species and the method of piling during construction.”

Minutes

The committee decision

The committee granted permission subject to the legal agreement, submitted details, conditions, reasons and informatives, with amended requirements for water, drainage, ecology and piling.

“RESOLVED: That planning permission be GRANTED in accordance with the submitted details, conditions, reasons and informatives set out in the main and supplementary reports of the Director of Planning, Housing and Regulatory Services, subject to:”

“(2) strengthened pre-commencement condition(s) requiring the Applicant to demonstrate that the water utility company could provide an adequate water supply, and to submit full details of foul drainage for approval by the Local Planning Authority, with no dwelling occupied until the necessary foul drainage infrastructure was complete and operational;”

Minutes