55-home countryside development at Six Acres, St Michaels, Tenterden

“Outline planning permission for the demolition of the existing bungalow and erection of up to 55 no. dwellings with associated parking, access and landscaping works with all other matters reserved save for access from Ashford Road.”

“The application site is approximately 2.68 hectares in size and is situated on the western side of the A28 (Ashford Road) within the countryside which forms part of the Biddenden and High Halden Farmlands Landscape Character Area.”

“The site comprises of a single detached bungalow in the eastern section of the site and its associated garden land to the east and south of the dwelling (including numerous mature trees and a pond feature). The site also contains a stable to the west of the house and associated paddocks which make up the remainder of the site.”

“Planning History 9. The following planning history is relevant to the application; • 14/01616/AS - Outline application with all matters reserved for the erection of a dwelling. Refused 8 th April 2015 on the grounds that the development would represent an unsustainable, sporadic and harmful form of development detrimental to the character and appearance of the countryside and the environment as a whole.”

“Environmental Protection Team: No objections subject to the imposition of conditions on any approval relating to a code of construction practice, contamination, light trespass, sound levels and sewage.”

“KCC Flood and Water Management: As the Lead Local Flood Authority they have reviewed the Flood Risk Assessment and Drainage Strategy prepared by JNP Group dated May 2025 and consider that further clarification is sought in relation to discrepancies between the hydraulic calculations and the volume of storage provided within the permeable paving shown on the Proposed Drainage Strategy. They also request additional clarification regarding the total detention basin depth.”

“Neighbours: 9 neighbours were consulted and a press advert placed and a site notice was put up in relation to this application. A total of 9 letters of objection (including 1 from the Tenterden and District Residents’ Association) and 1 letter of support have been received in relation to this application. The letters of objection raise the following concerns:”

“The proposal does not meet the requirements of the NPPF, Ashford Borough Council Local Plan 2030 (in particular policies SP1, ENV3a and HOU5) and the Tenterden Neighbourhood Plan and Design Code 2030 in terms of landscape impact and the highway safety implications of the development. • The site is not in close proximity to primary or secondary schools, GPs, Public Open Spaces, bus stops or the Town Centre.”

“(a) The proposed development of this prominent site in this rural location outside the settlement confines of St Michaels, Tenterden would by virtue of the scale and quantum of development proposed on this site, represent an unsustainable form of development that would result in a physical and visual intrusion into the countryside.”

“(c) In the absence of any completed legal agreement (S106) the proposal fails to secure the necessary infrastructure contributions provision, onsite infrastructure and housing, together with monitoring and reporting generated by the proposal.”