8 self-build plots at Land East Of, Town Hill, West Malling

What was proposed

Outline permission was sought for eight self-build plots, with access, layout and landscaping considered and appearance and scale reserved for later applications.

“Background 3.1 Site and Surroundings 3.2 The application site comprises approximately 1.5 hectares of land located south of the A20 London Road and east of Town Hill, West Malling. The site is currently used as grazing land and contains a stable building close to the existing access. The land rises significantly from north to south and is enclosed by mature vegetation, including protected trees and woodland. The site lies within the West Malling Conservation Area.”

“Planning Committee - Part 1 Public Date 16 September 2026 4.2 The application has been submitted in outline form, with approval sought only for access, layout and landscaping. The matters of appearance and scale are reserved for future determination through subsequent reserved matters applications.”

Officer report

What officers recommended

Officers recommended approval subject to conditions and a legal agreement because the housing and other public benefits outweighed the identified limited heritage harm.

“These adverse effects attract weight in the planning balance, particularly in respect of the identified heritage impacts which, in accordance with Policies HE4 and HE6 of the Framework, must be afforded considerable importance and weight. Notwithstanding these harms, the proposal would deliver significant public benefits.”

“Taking all matters into account, officers conclude that whilst the proposal would give rise to some harm through the loss of undeveloped land and a low level of less than substantial harm to the significance of the Conservation Area, these impacts are limited and are moderated by the landscape-led design approach, the retention of significant tree belts and woodland, additional planting and the controls secured through the Design Code and recommended planning…”

Officer report

What consultees and residents said

Twenty-three objections and one supporting representation were received, while the parish council objected and several consultees raised no objection subject to safeguards.

“Conservation Officer Concludes that the site's undeveloped character contributes positively to the Conservation Area but notes that views are largely screened by retained mature vegetation. Considers that the landscape-led, low-density development would integrate acceptably with its surroundings and cause only very limited harm to heritage significance. No objection is raised subject to details being secured through the Design Code.”

“Planning Committee - Part 1 Public Date 16 September 2026 planting and proposed mitigation measures, and recommends conditions to secure heritage, landscape and archaeological safeguards. No objection is raised, subject to the identified harm being weighed against the public benefits of the scheme.”

Officer report

Who spoke

The parish council representative and four members of the public addressed the committee in person.

What members debated

Members focused on openness, urbanisation, the Conservation Area, the historic ragstone wall, settlement separation and whether the public benefits outweighed heritage harm.

“Concern was expressed regarding the harm to the West Malling Conservation Area, the loss of openness and parkland character, the potential for the development to reduce the separation between settlements, the relationship between the application and the evidence supporting the emerging Local Plan, the low density and scale of the proposed self-build plots and the mechanisms available to mechanisms available to secure the development as genuine self-build housing.”

“Members considered that the landscape and heritage evidence provided strong reasons why the site should remain undeveloped. Particular weight was placed on the loss of openness, the urbanising effect of the proposal, the sites contribution to the conservation area and the harmful interruption of the historic ragstone wall.”

Minutes

The committee’s decision

The committee refused permission because eight dwellings would urbanise the site, reduce its openness and harm the Conservation Area, with benefits insufficient to outweigh that harm.

“(i) The proposed development, by reason of the provision of eight self-build dwellings and the resulting urbanisation of the site, would result in the loss of the site’s openness, which made an important contribution to the entrance to, character and significance of the West Malling Conservation Area; and…”

“(ii) The loss of part of the historic ragstone wall, which formed a key characteristic of Town Hill and the entrance to the Conservation Area, would result in additional harm to the significance of the designated heritage asset. The public benefits of the proposal were not considered sufficient to outweigh the identified heritage harm.”

Minutes