High Lees Farmhouse , Wagon Lane, Paddock Wood, Kent, TN12 6PT

change of use from agricultural barn to an equestrian mental health and wellbeing therapeutic programme centre with construction of first floor and creation of associated ancillary bedroom accommodation and services. Construction of a new road with access to Wagon Lane and car parking for 13 no. cars (resubmission of 22/504082/FULL)

Authority: Maidstone Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: community-institutional · Change of use
Inspector: Walker R

Main issues, as the Inspector framed them

Whether the proposal is an acceptable form of development having regard to its flood zone location
The effect of the proposal on the character and appearance of the surrounding area

What decided it

The proposal fails the Sequential Test as there is insufficient evidence that reasonably available alternative sites in lower flood risk areas have been properly assessed, contrary to paragraph 168 of the NPPF.

Framework references: 168

Plan policies cited: LPRSS1, LPRSP15, LPRSP9, LPRQD4

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.