81 homes and commercial unit at Land West Of Lodge Road, Staplehurst

The site

The site is a grassed field at the northern edge of Staplehurst, beside commercial units, a railway, housing, woodland and a public footpath.

“The site is at the west end of the Lodge Road industrial estate at the northern edge of Staplehurst. It is mainly a grassed field with a pond near the centre and also includes part of Lodge Road. It is bounded by commercial units to the east and northeast, a railway line to the north, housing to the west and south, and an area of woodland to the southeast.”

“The site falls within LPR allocation LPRSA066 which is for approximately 78 dwellings, and for 1,000m 2 of employment within the northeastern part of the site. It is therefore within the settlement boundary of Staplehurst.”

Officer report

Earlier applications and changes

A previous 94-home application was withdrawn, while this proposal changed after the original applicant went into liquidation and the Local Plan allocation changed.

“REASON FOR REFERRAL TO COMMITTEE: Councillor Perry has requested the application is referred to Committee for the reasons set out in the report. The Parish Council recommend the application be refused and request the application be referred to Committee if officers are minded to approve.”

“Plan Review (LPR) was adopted in March 2024 where the site became allocated for 78 houses and 1,000m 2 of employment. In view of Ilke Homes no longer being involved and the Local Plan change, it was agreed the applicant could make amendments to the application to reflect the proposal no longer being for modular buildings, and in order to align with the new policy for the site.”

Officer report

What consultees said

Highways, ecology, rights of way and flood officers raised no objections subject to conditions, while Network Rail objected over railway-crossing safety.

“KCC Highways: No objections subject to conditions to secure the access, parking, EV charging, and a construction management plan.”

“Network Rail: Raise objections based on safety due to the proximity of the uncontrolled railway crossing and the size of the development with the lack of mitigation.”

Officer report

What residents said

Residents and the parish council objected over traffic, connectivity, infrastructure, design, flooding, ecology, housing mix and the absence of affordable housing.

“Traffic impacts, congestion, and highway safety on Lodge Road. • Lack of parking. • Bus service is poor. • Cul-de-sac estate. • Should not be a through road to Dickens Gate. • Should not have only one entrance to the site. • What measures will prevent a future vehicular link. • Will not respect the character and appearance of the area. • Density is too high. • Flooding occurs on neighbouring site. • Lack of infrastructure/facilities/local amenities. • Harm to ecology.”

“Failure to under pin the principles of good design. • Some 4 bed homes are two and half/three storey homes overshadowing others and out of keeping with local housing. • There are no starter 1 bed homes/flats or bungalows. • No indication that 25% of affordable homes will be First Homes with a local connection to Staplehurst. • Lodge Road will be a bottle neck creating a large, dangerous Cul-de-sac. A mix of industrial traffic, housing traffic, pedestrians and cyclists.”

Officer report

Who spoke

A parish councillor and the applicant’s agent addressed the committee, and one further neighbour representation raised no new issues.

The committee’s concern

The committee considered that the absence of affordable housing conflicted with policy and failed to deliver mixed communities, despite the viability case and housing-supply position.

“Contrary to the recommendation of the Head of Planning and Economic Development, the Committee agreed to refuse permission. In making this decision, the Committee considered that with no affordable housing being provided, which is the Council’s top priority, the application was contrary to policy LPRSP10(B) of the Local Plan Review and the NPPF, and the development fails to…”

Minutes