36 dwellings at Land At Postley Road, Maidstone

The site and setting

The site is a field with trees, scrub and a dwelling, beside housing and countryside, near a conservation area, listed building, rights of way and nature reserve.

“The site is at the south end of Postley Road and is field with a mix of grassed and scrub areas, some groups of trees, a few individual trees, and a single storey dwelling ‘The Lodge’ in the northeast corner. It is bounded by houses on Redstart Avenue and Moorhen Road to the north, houses on Richmond Way to the east, houses on Saxon Way to the south and a field to the west.”

“The western boundary marginally extends into the Loose Conservation Area and the Grade II listed Hayle Place is around 155m to the west. ‘The Lodge’ is considered to be a curtilage listed building (within the curtilage Hayle Place when it was listed) as are some stone entrance walls and piers in the northeast corner. The site falls within the Loose Valley Landscape of Local Value (LLV).”

Officer report

The officers’ recommendation

Officers recommended approval because the lower-density design responds to the sensitive setting, provides affordable housing and biodiversity gain, and outweighs identified heritage harm.

“However, the site is at a sensitive location adjacent to the Loose Valley Conservation Area, within the setting of Hayle Place (GII listed), and within the Loose Valley Landscape of Local Value. To respond to this context landscape buffers have been provided to screen/soften the development particularly on the western edge, in addition to a lower density of development. This also allows the scheme to provide in excess of 20% BNG on site.”

“There would still be some harm to the setting of the Conservation Area, the loss of the curtilage listed ‘The Lodge’, and part of a listed wall but this has been suitably justified and the harm minimised where possible. The public benefits of providing housing, including affordable housing, are considered to outweigh this harm.”

Officer report

Consultation responses

Highways, ecology, drainage and other consultees raised no objections subject to conditions, while the conservation officer objected to heritage and design impacts.

“KCC Highways: No objections subject to conditions to secure the access, parking, EV charging, and wheel washing facilities, and to secure the applicant…”

“KCC Ecology: No objections subject to conditions re. protected species and BNG.”

Officer report

Local views

Residents supported fewer homes and a landscape-led scheme, but raised concerns about parking, safety, congestion, infrastructure, privacy, construction, wildlife and contamination.

“Will provide a high-quality, landscape-led scheme rather than maximising numbers. • Better design, stronger relationship with the surrounding environment, more attractive living environment, and supports biodiversity. • Redstart Avenue it already overpopulated with cars and this development will add to parking pressure and safety issues. • The access is used by pedestrians, children, and cyclists and will become unsafe. Will undermine promoting walking and cycling.”

“Note the lower density than previous consent and consider this to be an improvement. • Should permission be grated request a contribution towards improvement of public path surfaces and improved signposting. • Safety measures during the construction period required for paths. • Root protection measures are needed for existing trees and on the site boundaries.”

Officer report

Who spoke

An objector and a representative for the applicant addressed the committee.

The committee vote

The committee granted permission with nine votes for, none against and one abstention.

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

Minutes

The decision

Permission was granted subject to conditions and completion of a legal agreement securing the stated heads of terms, with delegated powers for necessary amendments.

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

Minutes