Hurst Hill Farm, Pluckley Road, Hothfield, Kent, TN26 1ER

Demolition of existing barns (with approval for conversion under reference 21/01719/AS) and replacement with a single residential dwelling with detached car barn/yoga studio

Authority: Ashford Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Pattison B

Main issues, as the Inspector framed them

whether or not the development would be in a suitable location having regard to its position within the countryside, its accessibility, and the overall spatial strategy for the area
the effect of the proposal on the landscape character and appearance of the area

What decided it

The harm to landscape character and appearance from the contemporary design and fenestration of the proposed dwelling, which would be incongruous and visually dominating in its agricultural setting, significantly and demonstrably outweighs the benefits of one additional home when assessed against the Framework as a whole.

The adverse impacts on landscape character and appearance significantly and demonstrably outweigh the benefits of housing delivery and economic contributions, assessed against the Framework taken as a whole, tipping against the proposal.

Framework references: 84, 135

Plan policies cited: Policy HOU5, Policy SP1, Policy HOU7, Policy SP6, Policy ENV3a

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.