Four residential dwellings at Land south of Ely Place, High Halden

What was proposed

Permission in Principle was sought for four dwellings; detailed design and other matters would be considered later.

“This application seeks Permission in Principle for the erection of 4 dwellings on the site. National Planning Practice Guidance (NPPG) explains that Permission in Principle is an alternative way of obtaining planning permission for housing led development which was introduced into legislation under the Town and Country Planning (Permission in Principle) (Amendment) Order 2017.”

“The Permission in Principle route has two stages: the first stage establishes whether a site is suitable in-principle (for residential development) known as the “Permission in Principle stage” which is being considered now. The second stage, which is when the detailed development proposals are assessed, is known as the “Technical Details Consent” stage. This is not being considered now.”

Officer report

The site and surroundings

The site is an open green field beside High Halden, with homes nearby, agricultural fields to the west and a recreation ground opposite.

“The application site is located on the north west corner of the junction of Hookstead and Shawlands Lane within the countryside immediately abutting the built confines of the northwestern section of High Halden. The site is approximately 0.4 hectares in size and currently comprises part of an open green field which forms part of the Biddenden and High Halden Farmlands landscape character area.”

“To the north of the proposal site are several residential properties fronting onto Shawlands Lane, to the west of the site there are agricultural fields, to the east of the site (on the opposite side of Shawlands Lane) is a recreational playing field (Jubilee Park), and lastly to the south of the site there are residential properties in Hookstead.”

Officer report

Planning history

There was no relevant recent planning history for the site.

“There is no relevant recent planning history for this site.”

Officer report

What officers recommended

Officers recommended approval because the site was sustainable, four homes could fit the landscape, and no demonstrable harm outweighed the benefits.

“The proposed development of 4 dwellings on the application site would be of an appropriate density befitting its edge of village location and would ensure that a future residential scheme would be able to be sympathetically designed to retain landscape buffers and maintain a sense of space within the site in between the proposed buildings and adjoining properties.”

“The proposal would boost the supply of housing and make a valuable contribution towards the 5YHLS. There would also be economic benefits both during and post construction. There is no demonstrable harm identified at this stage that would warrant refusal over the benefits identified. Overall, I consider that this Permission in Principle application should be approved.”

Officer report

What consultees said

The parish council objected, while environmental protection raised conditions and biodiversity advisers found no significant impact likely with mitigation.

“Environmental Protection Team: They do not object to the application subject to the imposition of conditions pertaining to dealing with unexpected contamination and external lighting upon any permission. They also request an informative relating to construction practices be imposed upon any permission.”

“KCC Biodiversity: They note that this application is for a permission in principle and if it is approved a technical details consent will be applied for. They have reviewed the submitted information and are satisfied that, when taking mitigation into account, the proposal is unlikely to have a significant impact on biodiversity and they are satisfied that an ecological assessment is not required as part of this application.”

Officer report

Who spoke

A Ward Member read a statement from High Halden Parish Council and spoke against the application.

The committee decision

The committee permitted four dwellings, with a three-year period, later technical details consent and advice about retaining rural features.

“This permission may not proceed until Technical Details Consent is granted. A Technical Details consent is an application for planning permission that relates to the land in respect of which the permission in principle is in force and proposes development which falls within the terms of the Permission in Principle and sets out all matters necessary to enable planning permission to be granted.”

“The applicant is advised that the Local Planning Authority would expect any future application made under the Technical Details Consent stage to pay particular regard to the retention and protection of existing rural features (including hedgerows and trees) at the site.”

Minutes