Holiday lodges and event facilities at Land At New Park Straight Mile, Betteshanger, Northbourne

What was proposed

The application proposed 96 holiday lodges, amenity and event buildings, changes to existing dwellings, school events, landscaping, access, trails and parking.

“It is proposed to construct 96 holiday lodges on the site alongside associated amenity buildings, an arrival centre and group spaces, as well as the change of use of existing dwellings on the site for an ancillary office, staff accommodation and back-of-house operations. It is also proposed to use Northbourne Park School for event functions.”

“Landscaping and biodiversity enhancements are also proposed on site alongside a new access and internal trails, car parking and associated infrastructure.”

Officer report

The site and its setting

The site lies outside Northbourne’s settlement confines and includes agricultural land, woodland, two dwellings, a preparatory school and public rights of way.

“The application site comprises a parcel of land on the south side of Straight Mile which is made up of a mixture of agricultural land within the middle of the site, surrounded by unmanaged woodland, with two dwellings (Burnt Barn Cottages) and Northbourne Park Preparatory School (‘Northbourne Park School’) also located within the site.”

“Figure 1: Site location plan 1.2 The site lies outside of the settlement confines of Northbourne, which is located approximately 1,400m to the east. The site does lie within the Northbourne Landscape Character area, the Thanet Coast and Sandwich Bay Special Protection Area (SPA), the Kent Gardens Compendium and is within an area of archaeological potential.”

Officer report

Earlier planning history

An earlier pre-application for 96 dwellings received no objection in principle, subject to technical reports.

“PE/25/00057 – Pre app for 96 dwellings – No objection in principle, subject to technical reports.”

Officer report

Why officers recommended approval

Officers considered the principle acceptable and gave significant weight to economic benefits, landscape improvements, ecological mitigation, heritage benefits and acceptable transport impacts.

“The principle of the proposed development accords with the development plan, whilst the applicant has demonstrated how the development would provide significant economic benefits, providing local employment directly and, through increased tourism and stays, would help support local businesses. T is considered that the benefits of the scheme should attract significant weight in favour of the development.”

“Whilst the development would result in the loss of some BMV agricultural land, it is not considered that this loss would be significant and has only very weight in the planning balance. The development is considered to be acceptable in other material respects, subject to conditions.”

Officer report

What consultees said

Most consultees raised no objection, subject to conditions, while Deal Town Council and CPRE objected over woodland, biodiversity, countryside and highway concerns.

“Dover District Council Senior Natural Environment Officer – No objection No further ecological survey information is necessary at this time and that with conditions securing the implementation of mitigation measures, along with biodiversity enhancement measures, the potential ecological impacts can be adequately addressed in the determination of the application. Mandatory biodiversity net gain applies to this application.”

“Dover District Council Tree & Horticultural Officer – No objection This appears to be a well thought scheme designed around the woodland setting with the retention of the majority of trees with a good replacement planting/landscaping scheme. Therefore, I have no objections subject to the recommendations set out in the Arboricultural Impact documents dated August 2025.”

Officer report

What residents said

Supporters cited economic, employment, educational and environmental benefits; objectors cited rural character, habitat, views, parking, heritage and overdevelopment concerns.

“Proposal expected to generate significant economic benefits, including millions in local economic uplift and increased visitor spending. • Creation of local jobs across hospitality, catering, events, facilities management, environmental work, and corporate roles. • Supports local businesses through increased tourism and potential partnership opportunities. • Provides training placements, apprenticeships, and work-based learning for students and pupils.”

“Proposal would significantly alter the rural character and tranquillity of the countryside. • Considered out of keeping with countryside character and harmful to local distinctiveness. • Conflicts with DDC Local Plan landscape and countryside protection policies. • Development results in loss of local habitats, woodland, views, and public access. • Excessive number of cabins, giving the appearance of a caravan-type development.”

Officer report

Questions from members

Members questioned visitor transport, school safeguarding, economic forecasts, waste facilities, tree removal and wastewater arrangements.

Safeguarding debate

Members sought a physical barrier between the development and school, and officers agreed this could be secured through a condition or contribution.

“Councillor R M Knight commented that, as a school governor, he would be worried at the thought of 90 odd cabins being in close proximity to school children. The Principal Planner advised that officers would expect to see matters such as safeguarding included in the operational management plan which had been requested. Councillor Knight stressed that he wanted to see a physical barrier in place rather than just an action plan and that it should be conditioned.”

“The TL agreed and, following a query from Councillor N S Kenton, added that it was possible that the school would prefer to erect its own fencing. He suggested that the matter could be delegated to officers and dealt with by a condition requiring the erection of on-site fencing or an off-site contribution, to be negotiated with the applicant depending on what was feasible and most appropriate for the development.”

Minutes

The committee’s decision

The committee approved the application subject to a Section 106 agreement and conditions, including fencing or a barrier between the development and school.

“RESOLVED: (a) That, subject to a Section 106 agreement to secure SPA mitigation and, if not otherwise secured, PROW maintenance and Travel Plan monitoring, Application No DOV/25/00976 be APPROVED subject to the following conditions:”

“(x) Soft and hard landscaping scheme, including fencing/barrier between development and school (details of latter to be delegated to officers);”

Minutes