Specialist education school at Former Syngenta Office Building, Yalding

What was proposed

The application sought to convert an office building into a specialist school, with alterations, 72 parking spaces, outdoor play space and a bin store.

“This application is for a change of use of the office building to Class F1 (Learning and Non-Residential Institution) with the creation of 72 parking spaces, a bin store, outdoor play space, and alterations to the building.”

“The Planning Statement sets out that the proposed use of the building is for a school run by ‘Quest’ who provide specialist education and complementary therapies for pupils who have a diagnosis of autism spectrum disorder (ASD).”

Officer report

The site and its setting

The three-storey building lies within a redeveloping employment site near Hampstead Lane and Yalding station, in Flood Zone 3.

“Hampstead Lane and Yalding train station are to the north and the site is just under a 1km west of Yalding village. A railway line runs along the west boundary with a Grade II listed dwelling (Station House) on the other side and other dwellings beyond. There are other houses at Blumer Lock to the northeast.”

Officer report

Earlier planning history

Earlier permissions covered office renovations, wider employment-site redevelopment, commercial units, leisure uses and related access and infrastructure works.

“Renovations and upgrade of the former Syngenta Office building to provide additional floor space, refurbished flexible office and ancillary accommodation with associated access and parking. Approved 31/03/20 Adjacent Site 24/500003 Erection of a building for indoor and outdoor leisure and recreation uses with associated parking and access (revised scheme to Unit 1G approved under 23/502118/REM) Approved 30/04/24 23/502119”

“Section 73 - Application for variation of condition 21 to allow 14,000m2 of floorspace to be occupied prior to the provision of the capacity improvements to the Maidstone Road/Hampstead Lane junction pursuant to 19/504910/OUT Approved 17/11/23 23/502118 Approval of Reserved Matters (scale, layout, appearance and landscaping sought) for Phase B of the development, comprising erection of 20no.”

Officer report

Flooding and other effects

The site’s flood risk was considered manageable through warning systems, evacuation arrangements and resilience measures, while other impacts were found acceptable.

“The applicant’s view is that there will be sufficient time in advance of a flooding event to take action and there will be sufficient time to close the school with it remaining closed until such time that it is safe to return.”

“For the above reasons, it is considered that the site would benefit from safe access and escape in the event of a flood event, and subject to the Flood Evacuation Management Plan being secured by condition, the proposed change of use is acceptable and in accordance with national policy and guidance.”

Officer report

What consultees said

Statutory consultees raised no objections subject to conditions, while parish councils raised concerns about fencing, lighting, flooding, traffic and the location.

“Although welcome the enlargement of a SEN school, the location is not the right fit for it. • Unsuitable building use to put in an industrial estate. • Concerns over the significant increase in traffic movements particularly at peak hours when that will be generated at school drop-off and pick up times as well as the staff.”

“KCC Highways: No objections subject to conditions re. construction traffic management, retention of parking and turning areas, maintenance of access, bound surface at the access, and measures to prevent surface water run off onto the highway.”

Officer report

Who spoke

A principal planning officer proposed an additional flood-warning condition, and an agent addressed the committee for the applicant.

The decision

Permission was granted subject to the report conditions as amended, including an Environment Agency warning-system condition and further flood-plan requirements.

“That permission be granted subject to the conditions set out in the report, as amended by the urgent update report, with:”

“The additional condition recommended by the Principal Planning Officer when introducing the application (Written Evidence that the School is Signed up to the Environment Agency Flood Warning System).”

Minutes