Pembrol Cryals Road, Matfield, Tonbridge, TN12 7HH

Main issues, as the Inspector framed them

• Whether the site is a suitable location for the proposed development, having regard to the spatial strategy of the development plan
• The effect of the proposed development upon the character and appearance of the area and the landscape of the High Weald Area of Outstanding Natural Beauty (the AONB)
• The effect of the proposed development upon the living conditions of the existing occupiers of Pembrol, having regard to privacy and disturbance
• The effect of the proposed development upon living conditions of future occupiers, having regard to the impact of noise from the adjoining A21 highway
• The effect of the proposed development upon existing trees and the living conditions of future occupiers
• The effect of the proposed development upon ecology
• The effect of the proposed development upon highway safety

What decided it

The cumulative harm arising from the unsustainable location requiring private vehicle travel, substantial harm to existing occupiers' living conditions through the access arrangement, harm to trees and future occupiers' living conditions, unresolved ecology and highway safety concerns, was not outweighed by the limited housing supply and self-build benefits.

The adverse impacts relating to unsustainable location, harm to living conditions of existing and future occupiers, trees, ecology and highway safety were not outweighed by the contribution to housing land supply or limited social, economic or self-build benefits, and the presumption in favour of sustainable development did not apply.