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Dismissed5 December 20253373615

Land Adj Matts Hill Farm Industrial Estate, Matts Hill Lane, Hartlip Sittingbourne, Kent, ME97UY

Planning appeal 3373615 at Land Adj Matts Hill Farm Industrial Estate, Matts Hill Lane, Hartlip Sittingbourne, Kent, ME97UY (Swale Borough Council) was dismissed on 5 December 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, having particular regard to the Kent Downs National Landscape.

2No new two bedroom mobile units

Authority
Swale Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Dyer I
Postcode
ME9 7UY

Main issues, as the Inspector framed them

  • The effect of the proposal on the character and appearance of the site and the surrounding area, having particular regard to the Kent Downs National Landscape
  • Whether the site is a suitable location for the proposal, having particular regard to local policies for the provision of housing
  • The effect of the proposal on biodiversity, with particular reference to the Yaugher Woods Ancient Woodland, the Yaugher Woods Local Wildlife Site and the Swale Special Protection Area (SPA) and RAMSAR site, which is a Natura 2000 Designated Protected Site
  • The effect of the proposal on the availability of the best and most versatile agricultural land

What decided it

The significant harm to the Kent Downs National Landscape and failure to adequately mitigate impacts on the Swale SPA and RAMSAR site, combined with the unsustainable location and loss of agricultural land, outweigh the limited housing and self-build benefits.

The benefits of housing delivery and self-build provision were outweighed by the substantial harm to the National Landscape, significant harm to biodiversity (Protected Site and ancient woodland), unsustainable location requiring private car dependency, and loss of best and most versatile agricultural land.

What the Inspector cited

Development plan policies
Policy CP4Policy DM14Policy DM24Policy ST3Policy ST1Policy DM12Policy CP2Policy DM28Policy DM29Policy DM31
National Planning Policy Framework
Paragraph 11

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 Swale

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

  1. Allowed13 January 20263368690
    Webbenditch Cottage, Cold Harbour Lane, Bobbing, Kent, ME9 8NN
  2. Dismissed10 December 20253371490
    Callum Park, Basser Hill, Lower Halstow, Kent, ME9 7TY
  3. Dismissed10 December 20253367559
    Land West of Head Hill Road, Graveney, Kent , ME13 9DE
  4. Allowed10 December 20253365131
    Land At Sandbanks Lane And Seasalter Road, Graveney, Kent , ME13 9DU
  5. Dismissed15 October 20253362798
    Pear Tree House Otterham Quay Lane, Rainham, Gillingham, ME8 8QW

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.