18MW solar project at Mathurst Farm Land West Of Goudhurst Road, Staplehurst

Earlier application history

The application was deferred previously, after which revised plans, a vineyard layout change and a hazel dormouse survey were submitted.

“Parts of the site are adjacent to ancient woodland/a local wildlife site, traditional orchards and priority woodland habitat. PROW KM318 crosses the site on a north-south alignment for around 100m. The land is relatively flat and generally slopes up from northeast to southwest (approx. 33.75mOD to approx. 36.25mOD over about 700m). It is in Flood Zone 1, the lowest risk. 2.”

“The applicant has provided a letter which sets out their assessment of this point. Officers consider this matter in the assessment of the application at paragraph 5.17. b) Secure an ecological survey of the hedgerow fronting Goudhurst Road for the presence/likely absence of hazel dormice in liaison with KCC’s Ecological Advice Service. A Hazel Dormouse Survey Report survey has been undertaken and submitted to the Local Planning Authority.”

Officer report

What officers recommended

Officers recommended approval because the dormouse survey found no evidence, the vineyard impacts were reduced, and the amended landscaping was acceptable.

“Flooding and Drainage 5.21 Comments raised in objection to the proposal make the case that wet pond would be preferable to swales, as proposed. KCC’s Flooding and Drainage Team (LLFA) were consulted initially and raised no objection to the proposal, they were consulted again as a result of amendments and made no further comment. Given the acceptability of the proposed drainage scheme, it would not be reasonable to insist on wet ponds for drainage purposes.”

“No evidence of hazel dormice have been found and KCC Ecology agree to the findings. It is therefore concluded that the proposal is not likely to affect dormice. The application has been amended to consider the neighbouring vineyard to the west, the proposal includes the omission of an area of PV panels in this location and a greater area of landscaping and it is concluded that there are unlikely to be significant harmful impacts to neighbouring business uses.”

Officer report

What residents said

Seven residents objected over flooding, pollution, countryside and biodiversity harm, consultation issues, business effects, rural character and the absence of an EIA.

“Use of wet ponds for ecology. • Harmful to countryside – site unsuitable • Harm to biodiversity (flora and fauna) • DNA surveys for Great Crested Newts (GCN) are positive [The May 22 Committee Report considered GCN and noted that the applicants have applied for the District Level Licence and have received the provisional Impact Assessment and Conservation Payment Certificate (IACPC).] • The net climate benefit is wholly unproven Proposal not substantiated by local…”

“Concern over absence of EIA [Officer Comment: as set out in the appended May 2025 Committee Report, the Applicant submitted a request for an EIA Screening Opinion from the Council on 11th October 2022. The Council issued its Screening Opinion on 25 November 2022, which confirmed that an EIA is not required (ref.22/505030/ENVSCR)] • Insufficient biodiversity information. • Strategic Obfuscation to avoid EIA.”

Officer report

Who spoke

An objector, a parish councillor and the applicant addressed the committee, while the major applications manager introduced the recommendation.

The committee vote

Six members voted for approval, one voted against and one abstained; the chairman used a casting vote in favour.

“Chairman’s casting vote: In favour of approval.”

Minutes

The decision

Planning permission was granted subject to the report conditions, a legal agreement or planning obligation and delegated authority to settle conditions or informatives.

“That permission be granted subject to the conditions set out in the report and urgent update report and the prior completion of a legal agreement or planning obligation to secure the heads of terms set out in the report.”

“That the Head of Planning and Economic Development be given delegated powers to be able to settle or amend any necessary planning conditions and/or informatives in line with the matters set out in the recommendation and as resolved by the Planning Committee.”

Minutes