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Planning appeal decision

Dismissed9 June 20253352475

Land to the South of Cider Works , Bell Lane, Smarden , Kent, TN27 8FS

Planning appeal 3352475 at Land to the South of Cider Works , Bell Lane, Smarden , Kent, TN27 8FS (Ashford Borough Council) was dismissed on 9 June 2025 by Inspector Dyer I, by written representations. The main issue, as the Inspector framed it: The effect of the proposal on the character and appearance of the site and the surrounding area.

erection of earth sheltered autonomous dwelling with adjoining pond and woodland

Authority
Ashford Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Dyer I
Postcode
TN27 8FS

Main issues, as the Inspector framed them

  • The effect of the proposal on the character and appearance of the site and the surrounding area
  • Whether the site is a suitable location for a dwelling, having regard to local policies for housing
  • The effect of the proposal on local biodiversity

What decided it

The proposal's failure to demonstrate exceptional design quality or innovative character, combined with significant harm to landscape character and unresolved biodiversity impacts, outweighs the modest housing supply benefit in the planning balance.

The benefits of housing delivery and support for the rural economy were outweighed by the significant harm to character and appearance, conflict with the spatial strategy, unresolved biodiversity impacts, and the importance of good design and sustainable development in the plan-led system.

What the Inspector cited

Development plan policies
Policy ENV3aPolicy HOU5Policy ENV1
National Planning Policy Framework
Paragraph 11Paragraph 99

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

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The decision letter

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More decisions in Ashford Borough Council

The authority’s record since 2016 · every decision in 2025

  1. Dismissed29 October 20266007592
    Homestall Farm, Ashford Road, High Halden, TN26 3BS
  2. Dismissed26 October 20266009946
    Daniel Farm, Smarden Bell Road, Pluckley, TN27 0SY
  3. Dismissed8 October 20266012673
    Land 150metres East by Southeast of Barkleys Farm, Burnthouse Lane, Smarden, TN27 8QQ
  4. Dismissed30 September 20266011717
    4-6 Ashford Road, Tenterden, TN30 6QU
  5. Dismissed30 September 20266011714
    4-6 Ashford Road, Tenterden, TN30 6QU

The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.