The Hay Barn Smockham Farm Reynolds Lane Royal Tunbridge Wells Kent TN4 9XL Data via plota.co.uk

26/02071/FULL - Full Application Awaiting decision
Extensions & alterationsUtility infrastructure

Proposal

(Part retrospective) Proposed garage, entrance gate, wall & water treatment plant Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
17 Sept 2026
✓
Validated
21 Sept 2026
✓
Consultation
1 Oct 2026
Decision
Expected by 16 Nov 2026

This application is under consideration - no decision has been issued yet. Plota predicts a decision around 13 Nov 2026, from Tunbridge Wells's recent extensions. Comments are open until 23 Oct 2026.

Comment on this application ↗

Documents 1

Other documents 1

PDF ApplicationFormRedacted Application Details · 17 Sept 2026 View ↗

All documents on the council site ↗

Site constraints 6

Green belt: London
Inappropriate development needs very special circumstances.
Green belt policy allows a short list of exceptions, such as limited extensions and replacement buildings. Anything else needs very special circumstances that clearly outweigh the harm.
Public footpath 13 m away
Matters where it crosses or adjoins the site: obstructing a path without a diversion order is an offence, and work cannot start until the order is confirmed.
Compiled from highway authority data, not the legal definitive map. A few authorities have not published, so no path shown is not proof there is none.
Agricultural land, grade 3a
Best and most versatile land (grades 1, 2 and 3a). Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. Natural England's Provisional ALC map (1:250,000, 1970s) agrees.
Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.
Habitat network: Network Enhancement Zone 2
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
Also on the record
1 listed building within 150 m; National landscape 454 m away: High Weald.
Not affected
Outside flood zones 2 and 3 · No scheduled monument at the site

Checked on 25 September 2026. Historic England, the Environment Agency, Natural England and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

Sales history 1

Last sold for £525,000 in November 2022. Detached house, freehold.

25 November 2022£525,000

Sale prices from HM Land Registry's price paid record, matched to this application by its address.

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Other new applications on this street

23 Sept 2026

Little Knoll Reynolds Lane Royal Tunbridge Wells Kent TN4 9XL

Electricity Notification - 10m pole plus stays, and replacement of 222m of overh...

26/02119/ELEC
14 Apr 2026Approved

Farmyard Barn Smockham Farm Reynolds Lane Royal Tunbridge Wells Kent TN4 9XL

Submission of Details in relation to Condition 4 - (Bats strategy), Condition 5 ...

26/00817/SUB
14 Apr 2026Withdrawn

Smockham Farm Reynolds Lane Royal Tunbridge Wells Kent TN4 9XL

Submission of details in relation to Statutory Biodiversity Net Gain Condition o...

26/00828/BNG
18 Jun 2026Approved

Down End Reynolds Lane Royal Tunbridge Wells Kent TN4 9XN

Non-material amendment to 22/02832/FULL - changes to pergola design

26/01382/NMAMD

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23 Sept 2026

Little Knoll Reynolds Lane Royal Tunbridge Wells Kent TN4 9XL

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26/02119/ELEC
4 Sept 2026Pending

Ravenswood 56B Culverden Down Royal Tunbridge Wells Kent TN4 9SG

Addition of rooflights

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1 Sept 2026Pending

36 Huntleys Park Royal Tunbridge Wells Kent TN4 9TD

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Important details

Council
Tunbridge Wells
Application type
Full Application
Postcode
TN4 9XL
Received
17 Sept 2026
Validated
21 Sept 2026
Ward
Culverden
Case officer
Show
Target decision
16 Nov 2026
Decision level
Delegated Decision
Applicant
Show
Agent
Show

Decision outlook

Day 13 of the 56-day target. Tunbridge Wells usually decides extensions by day 53.

Day 1343 days to the 56-day target
80%decided within 8 weeks
93%approved
509decided in the last year

Plota live figures for extensions decided by Tunbridge Wells in the last twelve months, from validation. Tunbridge Wells decision record →

Consultation & key dates

Alt. reference
PP-15206864
Comments by
23 Oct 2026
Site or press notice
1 Oct 2026
Statutory expiry
16 Nov 2026
Env. assessment
No

Historical activity at this location

16 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2023 Approved
Submission of Details in relation to Condition 6 - (landscaping details); Condition 8 - (…
23/00941/SUB
2023 Approved
Variation of Condition 2 of Planning Permission 21/03038/FULL (Conversion of hay barn to…
23/00313/FULL
2023 Approved
Submission of Details in relation to Conditions 3 - (External Materials), 5 - (Biodiversi…
23/00216/SUB
2021 Approved
Conversion of hay barn to residential use
21/03038/FULL
Within ~100m

Nearby activity

2021 Approved
The Rocks Reynolds Lane Royal Tunbridge Wells Kent
Submission of Details in relation to condition 5 (Sewage), condition 13 (Landscape and En…
21/02506/SUB
2021 Approved
St Gregorys Roman Catholic Comprehensive School Reynolds Lane Royal Tunbridge Wells Kent TN4 9XL
Consultation from Kent County Council - Proposed retention of freestanding 2-storey tempo…
21/00702/COUNTY
2019 Approved
St Gregorys Roman Catholic Comprehensive School, Reynolds Lane, Tunbridge Wells, Kent TN4 9XL
Details of Drainage pursuant to condition 9 of planning permission TW/18/2129
KCC/TW/0215/2019
2019 Approved
St Gregorys Catholic School, Reynolds Lane, Tunbridge Wells, Kent TN4 9XL
Details of a Construction Management Plan pursuant to Condition 14 of planning permission…
KCC/TW/0178/2019
2019 Approved
St Gregorys Roman Catholic Comprehensive School, Reynolds Lane, Royal Tunbridge Wells, Kent TN4 9XL
Details of Materials pursuant to condition 3 of planning permiission TW/18/2129
KCC/TW/0221/2019
2019 Approved
St Gregorys Roman Catholic School, Reynolds Lane, Tunbridge Wells, Kent TN4 9XL
Proposed installation of freestanding 2-storey temporary accommodation (four classrooms t…
KCC/TW/0086/2019
2018 Approved
St Gregorys Catholic School, Reynolds Lane, Tunbridge Wells, Kent, TN4 9XL
Proposed expansion by 1 form of entry involving the erection of a new 2-storey teaching a…
KCC/TW/0100/2018
2018 Approved
St Gregorys Roman Catholic School, Reynolds Lane, Royal Tunbridge Wells, Kent, TN4 9XL
Planning application for a proposed 'temporary' car park (13 parking spaces)
KCC/TW/0101/2018
2018 Approved
Caenwood Farm Reynolds Lane Royal Tunbridge Wells Kent TN4 9XL
Listed Building Consent - Single storey timber orangery extension to side and rear to rep…
18/00472/LBC
2018 Approved
Caenwood Farm Reynolds Lane Royal Tunbridge Wells Kent TN4 9XL
Single storey timber orangery extension to side and rear to replace existing garden room…
18/00471/FULL
2018 Approved
Caenwood Farm Reynolds Lane Royal Tunbridge Wells Kent TN4 9XL
Listed Building Consent - Single storey timber orangery extension to side and rear to rep…
18/00472/LBC
2018 Approved
Caenwood Farm Reynolds Lane Royal Tunbridge Wells Kent TN4 9XL
Single storey timber orangery extension to side and rear to replace existing garden room…
18/00471/FULL
Tunbridge Wells
Planning Authority Score
8.7/10
Excellent
#13 of 296 councils
Relevant to this application:
Householder decisions

Tunbridge Wells is one of the fastest councils in England for householder decisions, ranking #26 out of 296. Only 25% of applications have the time limit extended, well below the 41% national average - the council usually decides on time. Householder applications are slightly more likely to be approved here (96%) than the national average (90%).

Among the fastest councils in England
for householder decisions
These figures are council-wide context, not a prediction for this application. View full council performance
Tunbridge Wells decision statistics
Based on MHCLG data, the year to March 2026
93%
Overall approval rate
Above avg (87%) #69 of 296
96%
Householder approved
Above avg (90%) #63 of 296
84%
Decided in 8 weeks
Above avg (63%) #26 of 296
25%
Extended time limit
Below avg (41%) #32 of 296
85%
Minor dwellings approved
150 decided (1-9 homes)
82%
Major dwellings approved
11 decided (10+ homes)
96%
Change of use approved
47 decided
1,178
Total decisions
83 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

Sale prices: Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.

Freehold boundary: © Crown copyright and database rights 2026, HM Land Registry. Polygons © Crown copyright and database rights 2026 Ordnance Survey 100026316. Conditions of use