Public Inquiry - Land between Kingsnorth Green and Pound Lane, Ashford
Appeal by: Pentland Homes Ltd/Malcolm Jarvis Homes Ltd
Against non-determination of a planning application for: Outline application for a development comprising of up to 550 dwellings in a mix of size, type and tenure. Provision of local recycling facilities. Provision of areas of formal and informal open space. Installation of utilities, infrastructure to serve the development including flood attenuation, surface water attenuation, water supply, waste water facilities, gas supply, electricity supply (including sub-station, telecommunications infrastructure and renewable energy). Transport infrastructure including highway improvements in the vicinity of Ashford Road/Magpie Hall Road/Steeds Lane, Pound Lane and Bond Lane, plus an internal network of roads and junctions, footpaths and cycle routes. New planting and landscaping both within the proposed development and on its boundaries as well as ecological enhancement works. Associated groundworks.
Appeal Reference: APP/E2205/W/23/3320146
Planning Application Reference: 15/00856/AS
View the contents of core documents [pdf] 254KB.
View the draft timetable [pdf] 121KB – please note that this is a guide and is subject to change.
Click on the sections below to expand them and view the documents within each core documents section.
+ Core Documents 1 - Appeal Documents
- CD1/1 Appeal submitted to the Planning Inspectorate (forms only – all other information included in Core Docs below) [pdf] 241KB
- CD1/2.1 Officers Committee Report 14 November 2018 [pdf] 1817KB
- CD1/3.1 Officers Committee Report 05 July 2023 [pdf] 3042KB
- CD1/4 LPA Appeal Questionnaire [pdf] 121KB
- CD1/5 Consultation Responses [pdf] 14723KB
- CD1/6 Appellant’s Statement of Case, April 2023 [docx] 36KB
- CD1/7 LPA’s Statement of Case[pdf] 6874KB
- CD1/8 Kingsnorth Parish Council Statement of Case [pdf] 527KB
- CD1/9 Draft Planning Conditions [pdf] 138KB
- CD1/10 CIL Compliance Statement [pdf] 687KB
- CD1/10.1 Appendix 1 ABC Infrastructure Funding Statement-2021-22 [pdf] 4938KB
- CD1/10.2 Appendix 2 ABC SHMA August 2014 [pdf] 768KB
- CD1/10.3 Appendix 3 ABC SHMA January 2014 [pdf] 2012KB
- CD1/10.4 Appendix 4 ABC SHMA June 2015 [pdf] 1033KB
- CD1/10.5 Appendix 5 ABC SHMA Update January 2017 [pdf] 734KB
- CD1/10.6 Appendix 6 ABC Response to Issues and Questions 2018 [pdf] 2292KB
- CD1/10.7 Appendix 7 Right to Built Registers Monitoring 2016-2022 [ods] 224KB
- CD1/10.8 Appendix 8 Inspectors Report Ashford Local Plan [pdf] 465KB
- CD1/10.9 Appendix 9 Ashford Open Space Study [pdf] 6350KB
- CD1/10.10 Appendix 10 Open Space Strategy [pdf] 15908KB
- CD1/10.11 Appendix 11 Ashford Draft Cultural Strategy [pdf] 795KB
- CD1/10.12 Appendix 12 ACE Standard Charge Approach [pdf] 622KB
- CD1/10.13 Appendix 13 Green Space Cost Calculations 2011 - Evidence Base to SPD [pdf] 155KB
- CD1/10.14 Appendix 14 Ashford Borough Council Indoor Sports Facility Strategy 23.10.17 [pdf] 2152KB
- CD1/10.15 Appendix 15 Playing Pitch Strategy [pdf] 1778KB
- CD1/10.16 Appendix 16 KCC Voluntary and Community Sector Policy [pdf] 329KB
- CD1/10.17 Appendix 17 Section 106 Agreements - Annual Progress Reports [pdf] 14942KB
- CD1/10.18 Appendix 18 SPG6 Transport Needs [pdf] 349KB
- CD1/11 S106 with Ashford Borough Council and KCC [pdf] 19758KB
- CD1/12 Statement of Common Ground with Kent County Council Highways [pdf] 363KB
- CD1/13 Statement of Common Ground with Ashford Borough Council [pdf] 296KB
- CD1/14 Appellant Proof of Evidence - Ecology [pdf] 615KB
- CD1/15 Appellant Proof of Evidence - Education [pdf] 1164KB
- CD1/16 Appellant Proof of Evidence - Highways [pdf] 1132KB
- CD1/17 Appellant Proof of Evidence – Nutrient Neutrality [pdf] 1854KB
- CD1/18 Appellant Proof of Evidence - Planning [pdf] 2527KB
- CD1/19 Appellant Proof of Evidence – Viability [pdf] 26344KB
- CD1/20 LPA Proof of Evidence - Planning [pdf] 362KB
- CD1/21 LPA Proof of Evidence - Viability [pdf] 3587KB
- CD1/22 Kingsnorth Parish Council Proof of Evidence [pdf] 1160KB
- CD1/23 Kent County Council Proof of Evidence - Education [pdf] 6848KB
- CD1/24 Appellant Rebuttal - Education [pdf] 1185KB
- CD1/25 Appellant Rebuttal - Highways and Transport [pdf] 896KB
- CD1/26 Appellant Rebuttal - Nutrient Neutrality [pdf] 2186KB
- CD1/27 Appellant Rebuttal - Viability [pdf] 116KB
- CD1/28 LPA Rebuttal - Viability [pdf] 291KB
- CD1/29 Kingsnorth Parish Council Rebuttal [pdf] 1209KB
- CD1/30 Appellant CIL Compliance Statement Response [pdf] 80KB
- CD1/31 Appellant Opening Statement [pdf] 169KB
- CD1/32 LPA Opening Statement [pdf] 453KB
- CD1/33 Kingsnorth Parish Council Opening Statement [pdf] 417KB
- CD1/34 Kent County Council Opening Statement (coming soon)
- CD1/35 Appellant Closing Statement [pdf] 271KB
- CD1/36 LPA Closing Statement [pdf] 595KB
- CD1/37 Kingsnorth Green Parish Council's Closing Statement [pdf] 798KB
- CD1/38 Appeal Decision [pdf] 246KB
+ Core Documents 2 - Planning Application Documents
- CD2/1 Original Planning Application Form [undefined] 3KB
- CD2/2 Planning Statement prepared by Ian Bull Consultancy May 2015 [pdf] 81KB
- CD2/3 Development Specification prepared by Ian Bull Consultancy May 2015 [docx] 39KB
- CD2/4 Statement of Community Involvement prepared by Quantum PR April 2015 [pdf] 3824KB
- CD2/5 Design and Access Statement prepared by Farrells May 2015 [pdf] 3860KB
- CD2/6 5-year Housing Land Supply Statement prepared by PBA May 2015 [pdf] 3892KB
- CD2/7 Sustainability Statement prepared by Wardell Armstrong May 2015 [pdf] 3825KB
- CD2/8 ES Non-Technical Summary prepared by Wardell Armstrong June 2015 [pdf] 6054KB
- CD2/9 Environmental Statement prepared by Wardell Armstrong May 2015 [pdf] 4759KB
- CD2/10 Environmental Statement Appendices 2-6 2015 [pdf] 38873KB
- CD2/11 Foul Sewage Assessment, August 2015 [pdf] 4373KB
- CD2/12 Surface Water Drainage Statement, August 2015 [pdf] 1995KB
- CD2/13 Highway Boundary Data [pdf] 5233KB
- CD2/14 Topographical Survey (South West Quadrant) [undefined] 9KB
- CD2/15 Topographical Survey (South East Quadrant) [undefined] 9KB
- CD2/16 Topographical Survey (North West Quadrant) [undefined] 9KB
- CD2/17 Topographical Survey (East Quadrant)[undefined] 9KB
- CD2/18 Topographical Survey (North East Quadrant) [undefined] 9KB
- CD2/19 Planning Statement Addendum Prepared by Ian Bull Consultancy, November 2017 [pdf] 108KB
- CD2/20 Addendum to Development Specification Prepared by Ian Bull Consultancy, November 2017 [pdf] 96KB
- CD2/21 Design & Access Statement - PART 1 prepared by Farrells, 22 November 2017 [pdf] 9657KB
- CD2/22 Design & Access Statement - PART 2 prepared by Farrells, 22 November 2017 [pdf] 7973KB
- CD2/23 Supplementary Transport Assessment Prepared by PBA November 2017 [pdf] 7689KB
- CD2/24 Indicative (conceptual) Bollard Locations [pdf] 95KB
- CD2/25 Figure 3.2 Proposed Site Access Locations [pdf] 535KB
- CD2/26 Environmental Statement Addendum, Wardell Armstrong, November 2017 [pdf] 4427KB
- CD2/27 Environmental Statement Addendum Appendices 2017 [pdf] 53478KB
- CD2/28 KCC and HE Statutory Consultation response 5th June 2018 – Technical Note [pdf] 40567KB
- CD2/29 Vehicle Tracking Analysis At Magpie Hall Road/ Ashford Road/ Steeds Lane Cross Road [pdf] 1740KB
- CD2/30 Vehicle Tracking Analysis at Magpie Hall Road/ Ashford Road/Steeds Lane Cross Road [pdf] 1717KB
- CD2/31 Vehicle Tracking Analysis On Proposed Ashford Road Site Access [pdf] 1963KB
- CD2/32 Vehicle Tracking Analysis On Proposed Ashford Road Site Access [pdf] 1936KB
- CD2/33 Vehicle Tracking Analysis On Proposed Ashford Road Site Access [pdf] 2690KB
- CD2/34 Ashford Road Proposed Site Access Location [pdf] 3605KB
- CD2/35 Vehicle Tracking Analysis On Proposed Bond Lane Site Access [pdf] 2097KB
- CD2/36 Vehicle Tracking Analysis On Proposed Bond Lane Site Access [pdf] 2232KB
- CD2/37 Vehicle Tracking Analysis On Proposed Steeds Lane Site Access [pdf] 1773KB
- CD2/38 Road Safety Audit Stage 1 prepared by TMS [pdf] 1337KB
- CD2/39 Proposed Site Access Arrangement At Magpie Hall Road/ Ashford Road/ Steeds Lane Cross Road [pdf] 1523KB
- CD2/40 Indicative Road Layout Pound Lane Signalised Crossroad [pdf] 1054KB
- CD2/41 Pound Lane Proposed Site Access Location [pdf] 1429KB
- CD2/42 Ashford Road Proposed Site Access Location [pdf] 1823KB
- CD2/43 Ashford Road Proposed Site Access Location [pdf] 2668KB
- CD2/44 Bond Lane Proposed Site Access Location [pdf] 2865KB
- CD2/45 Steeds Lane Proposed Site Access Location [pdf] 427KB
- CD2/46 Environmental Statement Addendum, Wardell Armstrong, April 2020 [pdf] 5184KB
- CD2/47 Environmental Statement Non-Technical Summary, Wardell Armstrong, November 2019 [pdf] 1227KB
- CD2/48.1 Environmental Statement Addendum Appendices 2020 [pdf] 44631KB
- CD2/49 Site Location Plan [pdf] 1547KB
- CD2/50 PBA Transport Assessment, May 2015 [pdf] 4315KB
- CD2/51 Planning Statement Addendum Prepared by Ian Bull Consultancy, November 2022 [pdf] 200KB
- CD2/52 Kingsnorth Viability Report Prepared by Turner Moran 17 November 2022 [pdf] 802KB
- CD2/53 Kingsnorth Viability Report Appendices 1 – 9 Prepared by Turner Moran 17 November 2022 [pdf] 12015KB
- CD2/54 Illustrative Masterplan [pdf] 698KB
- CD2/55 Parameter Plan: Connectivity [pdf] 506KB
- CD2/56 Parameter Plan: Land Use [pdf] 710KB
- CD2/57 Parameter Plan: Density [pdf] 462KB
- CD2/58 Parameter Plan: Building Heights [pdf] 1182KB
- CD2/59 Environmental Statement Addendum prepared by Wardell Armstrong October 2022 [pdf] 3073KB
- CD2/60 ES Non-Technical Summary prepared by Wardell Armstrong October 2022 [pdf] 1341KB
- CD2/61 Environmental Statement Addendum Appendices & Drawings October 2022 [pdf] 110799KB
- CD2/62 Nutrient Neutrality Assessment and Mitigation Strategy [pdf] 6495KB
- CD2/63 Technical Note – Natural England Consultation Response [pdf] 53KB
- CD2/64 Technical Note – Accommodating Development at Court Lodge Prepared by PBA April 2018 [pdf] 785KB
- CD2/65 Technical Note – 15/00856/AS, Implications of Site S3 access through Site S5 Prepared by Stantec August 2020 [pdf] 936KB
- CD2/66 Technical Note – Response to KCC Consultation Comments Prepared by PBA 2nd October 2018 [pdf] 209KB
- CD2/67 Dormouse Connectivity And Mitigation Measures - (May 2018) [pdf] 432KB
+ Core Documents 3 - Documents Submitted During the Appeal
- CD3/1 Site Location Plan [pdf] 713KB
- CD3/2 Parameter Plan: Building Heights [pdf] 1222KB
- CD3/3 Parameter Plan: Density [pdf] 552KB
- CD3/4 Parameter Plan: Land Use [pdf] 1853KB
- CD3/5 Parameter Plan: Connectivity [pdf] 894KB
- CD3/6 Parameter Plan: Illustrative Masterplan [pdf] 959KB
- CD3/7 Regulation 22: Further Information prepared by Wardell Armstrong July 2023 [pdf] 918KB
- CD3/7.1 Regulation 22: Further Information prepared by Wardell Armstrong July 2023 Appendices A,B, C1- C8 [pdf] 918KB
- CD3/7.2 Appendix A Summary of Environmental Effects [pdf] 467KB
- CD3/7.3 Appendix B Transport Technical Note [pdf] 1041KB
- CD3/7.4 Appendix C1 PEA Report [pdf] 4850KB
- CD3/7.5 Appendix C2 Reptile Survey Report [pdf] 17192KB
- CD3/7.6 Appendix C3 Breeding Birds Survey [pdf] 2632KB
- CD3/7.7 Appendix C4 Dormouse Survey Report [pdf] 2678KB
- CD3/7.8 Appendix C5 Great Crested Newt Report [pdf] 4070KB
- CD3/7.9 Appendix C6 Water Vole and Otter Survey [pdf] 6877KB
- CD3/7.10 Appendix C7 Wintering Bird Survey [pdf] 3161KB
- CD3/7.11 Appendix C8 Bat Report [pdf] 3468KB
- CD3/8 Regulation 22: Further Information, EIA Supplement prepared by Wardell Armstrong August 2023 [pdf] 3848KB
- CD3/9 Non-Technical Summary prepared by Wardell Armstrong August 2023 [pdf] 2036KB
- CD3/10 Nitrogen and Phosphorus Nutrient Neutrality Habitats Regulations Assessment [pdf] 1018KB
- CD3/11 Vehicle Tracking Analysis on Proposed Bond Lane Site Access Drawing [pdf] 872KB
- CD3/12 Bond Lane Proposed Site Access Location Drawing [pdf] 12806KB
+ Core Documents 4 - Relevant Correspondence
+ Core Documents 7 - Ashford Borough Council Local Planning Policies Guidance (extracts where appropriate) and Regional Documents
- CD7/1 Ashford Borough Council Local Plan 2030 (online resource)
- CD7/2 Ashford Borough Council Core Strategy 2008 [pdf] 5293KB
- CD7/3 Ashford Core Strategy Local Plan examination Report [pdf] 579KB
- CD7/4 Regional Planning Guidance for the South East (RPG 9), Chapter 12 – Ashford Growth Area [pdf] 551KB
- CD7/5 The South East Plan (2009) Section C East Kent and Ashford (p. 209-218) [pdf] 742KB
- CD7/6 Greater Ashford Development Framework 2005 [pdf] 27911KB
- CD7/7 Climate Change Guidance for Development Management 2022 [pdf] 1255KB
- CD7/8 Affordable Housing SPD, 2008 [pdf] 3220KB
- CD7/9 Dark Skies SPD, 2014 [pdf] 1636KB
- CD7/10 Fibre to the Premises SPD, 2020 [pdf] 1363KB
- CD7/11 Landscape Character SPD, 2011 [pdf] 11951KB
- CD7/12 Public Green Spaces and Water Environment SPD, 2012 [pdf] 3736KB
- CD7/13 Sustainable Design and Construction SPD, 2012 [pdf] 2213KB
- CD7/14 Sustainable Drainage SPD, 2010 [pdf] 4961KB
- CD7/15 Residential parking and design SPD [pdf] 5602KB
- CD7/16 Residential space and layout SPD [pdf] 2068KB
- CD7/17 ABC 5 year HLS 2021-2026 (July, 2021) [pdf] 1673KB
- CD7/18 Ashford Strategic Housing Market Assessment, 2017 [pdf] 734KB
+ Core Documents 8 - Relevant Appeal Decisions/Judgements
- CD8/1 North Worcestershire Golf Club, Hanging Lane, Birmingham: APP/P4605/W/18/3192918 [pdf] 1216KB
- CD8/2 Cossington Road, Sileby, Leicestershire: APP/X2410/W/21/3287864 [pdf] 237KB
- CD8/3 Wates Appeal Decision, Tenterden, ref APP/E2205/W/21/3284479 [pdf] 358KB
- CD8/4 Parkhurst Road Ltd v Secretary of State for Communities And Local Government: CO/3528/2017 [pdf] 515KB
+ Core Documents 9 - Highway Documents
+ Core Documents 10 - Viability Documents
+ Core Documents 11 - Nutrient Neutrality Documents
- CD11/1 Advice on Nutrient Neutrality for New Development in the Stour Catchment in Relation to Stodmarsh Designated Sites - For Local Planning Authorities. November 2020 [pdf] 1421KB
- CD11/2 Nutrient Neutrality Generic Methodology. November 2022 [pdf] 693KB
- CD11/3 Natural England Guidance dated March 2022 [pdf] 797KB
- CD11/4 Aecom Appropriate Assessment, August 2023 [pdf] 1018KB
- CD11/5 Natural England’s Response, August 2023 [pdf] 115KB
- CD11/6 LPA Note Re Nutrient Neutrality [pdf] 403KB
- CD11/7 Natural England's Response, October 2023 [pdf] 1288KB
+ Core Documents 12 - Ecology Documents
- CD12/1 Biodiversity – Code of Practice for Planning and Development. August 2013 [pdf] 1174KB
- CD12/2 Food System Impacts on Biodiversity Loss. February 2021 [pdf] 5089KB
- CD12/3 Tackling Air Pollution with Trees [pdf] 1030KB
- CD12/4 BNG: What’s Happened and What’s Coming Next. July 2023 [pdf] 311KB
- CD12/5 Advice Note on The Lifespan of Ecological Reports & Surveys. April 2019 [pdf] 923KB
- CD12/6 KCC Ecological Advice Service Consultation Response dated 13 January 2023 [pdf] 207KB
- CD12/7 Natural England Consultation Response dated 3 February 2023 [pdf] 141KB
+ Core Documents 13 - Education Documents
- CD13/1 Securing Developer Contributions for Education. August 2023 [pdf] 373KB
- CD13/2 Area Guidelines for Mainstream Schools. Building Bulletin 103 June 2014 [pdf] 1441KB
- CD13/3 Basic Need Allocations 2025-26: Explanatory Note on Methodology [pdf] 820KB
- CD13/4 KCC Court Lodge Consultation response (20th May 2020) [pdf] 571KB
- CD13/5 KCC Commissioning Plan for Education Provision in Kent 2023-2027 [pdf] 3349KB
- CD13/6 KCC Developer Contributions Guide [pdf] 566KB
+ Core Documents 14 - Other
- CD14/1 Briefing Note for Planning Advisory Service on Nutrient Neutrality dated 15 November 2022 1 [pdf] 209KB
- CD14/2 Briefing Note for Planning Advisory Service on Nutrient Neutrality dated 15 November 2022 2 [pdf] 115KB
- CD14/3 Statement from Sue McGeever regarding Red Listed Species [pdf] 155KB
- CD14/4 Speaking Statement from Sue McGeever [pdf] 238KB
- CD14/5 Speaking Statement from Peter Finnis and appendices [pdf] 509KB
- CD14/6 Speaking Statement from Councillor Ray McGeever [pdf] 411KB
- CD14/7 Speaking Statement from Jon Clarke [pdf] 212KB