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

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.