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Notice upheld17 July 20263377356

Stephens Bridge Field, Water Lane, Headcorn, Ashford, Kent, TN27 9JP

Planning appeal 3377356 at Stephens Bridge Field, Water Lane, Headcorn, Ashford, Kent, TN27 9JP (Maidstone Borough Council) was dismissed on 17 July 2026 by Inspector Steen A, following a hearing. The main issue, as the Inspector framed it: The effect of the development on flood risk.

without planning permission, the material change of use of the Land to a mixed residential use and keeping of horses, comprising the stationing of mobile homes and touring caravans, together with associated operational development, including the laying of hard surfacing, substantial raising of land levels, extensive excavation works and the formation of an access

Authority
Maidstone Borough Council
Appeal type
enforcement · Enforcement Notice
Procedure
Hearing
Development
caravan-gypsy · Major traveller and caravan pitches
Inspector
Steen A
Postcode
TN27 9JP

Main issues, as the Inspector framed them

  • The effect of the development on flood risk
  • Whether the development would preserve the Grade II listed building known as Stephens Bridge or its setting or any features of special architectural and historic interest (or significance) which it possesses
  • The effect of the development on the River Beult Site of Special Scientific Interest (SSSI)
  • The effect of the development on the intrinsic character and beauty of the landscape and adjacent rural lane
  • Whether there are any material considerations that would indicate a decision other than in accordance with the development plan, such as the need for the development and the personal circumstances of the occupiers (including whether they are Gypsies or Travellers)

What decided it

The flood risk posed by the development, including the lack of safe exit and increased flood risk to Headcorn, which constituted a Footnote 7 'strong reason for refusal' disapplying the presumption in favour of sustainable development.

The identified benefits relating to Gypsy and Traveller accommodation need and the occupiers' personal circumstances did not outweigh the harm from flood risk and to the setting of the listed building, and the development conflicted with the development plan as a whole.

What the Inspector cited

Development plan policies
LPRS14(A)LPRS14(C)LPRQD4LPRHOU8HNP Policy 2LPRSP15HNP Policy 1LPRSS1PLRSP9LPRS15HNP Policy 5
National Planning Policy Framework
Paragraph 212Paragraph 214Paragraph 215Paragraph 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 Maidstone Borough Council

The authority’s record since 2016 · every decision in 2026

  1. Quashed On Legal Grounds28 September 20263378504
    Pear View, Symonds Lane, Yalding, Kent, ME18 6HA
  2. Planning permission granted22 June 20263377362
    Lenwood, Polhill Lane, Harrietsham, Maidstone, Kent, ME17 1LG
  3. Planning permission granted10 June 20263347386
    Land at The Meadows, Lenham Road, Headcorn, TN27 9LG
  4. Notice varied and upheld24 April 20263364740
    5 Bower Place, Maidstone, Kent, ME16 8BG
  5. Allowed13 March 20263374529
    Land North of Old Ashford Road, Lenham, Kent, ME17 2GT

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.