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Dismissed4 November 20253368842

Woodfield Farm, Bromley Green Road, Ruckinge, Ashford, TN26 2EQ

Planning appeal 3368842 at Woodfield Farm, Bromley Green Road, Ruckinge, Ashford, TN26 2EQ (Ashford Borough Council) was dismissed on 4 November 2025 by Inspector Whitfield H, by written representations. The main issue, as the Inspector framed it: whether the site is suitable for residential development, having regard to its location, land use and the amount of development proposed, with particular consideration to the effect of the proposal on the integrity of the Stodmarsh Lakes European sites.

the residential development of 2 detached self -build 2 storey dwellings, together with all necessary infrastructure

Authority
Ashford Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Other minor developments
Inspector
Whitfield H
Postcode
TN26 2EQ

Main issues, as the Inspector framed them

  • whether the site is suitable for residential development, having regard to its location, land use and the amount of development proposed, with particular consideration to the effect of the proposal on the integrity of the Stodmarsh Lakes European sites
  • the Council's spatial strategy and accessibility to services and facilities
  • the effect of the development on the character and appearance of the site and surrounding area
  • the site's proximity to an Ancient Woodland

What decided it

The proposal would have a likely significant adverse effect on the integrity of the Stodmarsh Lakes European sites due to nutrient pollution with no certainty of mitigation, precluding permission in principle under Article 5B(1) of the Order.

The limited social, economic and environmental benefits associated with the delivery of two dwellings would not outweigh the harm to the European sites, spatial strategy, character and appearance, and Ancient Woodland, and the presumption in favour of sustainable development does not apply due to the protection of habitats sites under paragraph 11(d) of the Framework.

What the Inspector cited

Development plan policies
Policy ENV1Policy SP1Policy SP2Policy HOU5Policy SP6Policy ENV3a
National Planning Policy Framework
Paragraph 84Paragraph 11Paragraph 193

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.

See how each was applied

The decision letter

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

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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.