Public Inquiry - Possingham Farm
Appeal by: Hodson Developments Ltd
Description: Outline application for the development of up to 655 residential dwellings (including 30% affordable dwellings) to consider access only (excluding internal circulation routes), with all other matters reserved.
Appeal reference: APP/E2205/W/24/3345454
LPA reference: AP-90672 & 22/00571/AS
Core Document List [pdf] 278KB
Planning Inquiry Timetable (TBC)
Click on the sections below to expand them and view the documents within each core documents section.
+ Core Documents 1 - Appeal Documents
- CD1/1 Appeal submitted to the Planning Inspectorate (forms only – all other information included in Core Docs below) [pdf] 86KB
- CD1/2 Officers Committee Report 13 December 2023 [pdf] 667KB
- CD1/3 Decision Notice dated 14 December 2023 [pdf] 130KB
- CD1/4 LPA Appeal Questionnaire [pdf] 110KB
- CD1/5 Consultation Responses [pdf] 5832KB
- CD1/6 Appellant’s Statement of Case [pdf] 10828KB
- CD1/7 LPA’s Statement of Case [pdf] 3026KB
- CD1/8 Draft Planning Conditions
- CD1/9A ABC CIL Compliance Statement and Appendices [pdf] 711KB
- CD1/10 S106 with Ashford Borough Council and KCC
- CD1/11 Appeal Third Party Representations [pdf] 34KB
- CD1/12 Planning SoCG
- CD1/13 Ecology SoCG, including September 2024 EcIA [pdf] 4734KB
- CD1/14 Drainage SoCG [pdf] 19533KB
- CD1/15 Education SoCG [pdf] 160KB
- CD1/16 Highways SoCG
- CD1/17 KCC Statement of Case [pdf] 311KB
- CD1/17A KCC Statement of Case Appendix 1.1 – 1.3 [pdf] 287KB
- CD1/17B KCC Statement of Case Appendix 2 [pdf] 98KB
- CD1/17C KCC Statement of Case Appendix 3.1 – 3.5 [pdf] 683KB
- CD1/17D KCC Statement of Case Appendix 4 [pdf] 203KB
- CD1/18 Appeal Start Letter [pdf] 39KB
- CD1/19 CMC Inspector Note [pdf] 375KB
- CD1/20 Inquiry Programme [pdf] 424KB
- CD1/21 Appellant PoE – Planning [pdf] 12799KB
- CD1/22 Appellant PoE – Nutrient Neutrality1 [pdf] 170KB
- CD1/23 Appellant PoE – Landscape
- CD1/24 Appellant PoE – Highways [pdf] 75752KB
- CD1/25 Appellant PoE – Education [pdf] 5015KB
- CD1/26 Appellant PoE – Ecology [pdf] 99KB
- CD1/27 ABC PoE - Planning [pdf] 19609KB
- CD1/28 ABC PoE – Nutrient Neutrality [pdf] 875KB
- CD1/29 ABC PoE - Ecology [pdf] 875KB [pdf] 448KB
- CD1/30 KCC PoE – Highways and Summary [pdf] 62000KB
- CD1/31 KCC PoE - Education [pdf] 190KB
- CD1/32 Appellant Rebuttal - Ecology [pdf] 458KB
- CD1/33 Appellant Rebuttal - Education [pdf] 150KB
- CD1/34 Appellant Rebuttal – Heritage [pdf] 163KB
- CD1/35 Appellant Rebuttal – Highways [pdf] 6294KB
- CD1/36 Appellant Rebuttal – Nutrient Neutrality [pdf] 135KB
- CD1/37 ABC Rebuttal - Planning [pdf] 601KB
- CD1/38 KCC Rebuttal – Highways [pdf] 1310KB
+ Core Documents 2 - Planning Application Documents
- CD2/1 Original Planning Application Form and Cover Letter prepared by Hodson Development, March 2022 [pdf] 1464KB
- CD2/2 Built Heritage Statement, prepared by RPS, dated May 2021 [pdf] 2504KB
- CD2/3 Planning Statement prepared by Hodson Development March 2022 [pdf] 770KB
- CD2/4 Design and Access Statement by Masterplanners and Architects Part 1 Page 1-21 [pdf] 8894KB
- CD2/4 Design and Access Statement by Masterplanners and Architects Part 2 Page 22-34 [pdf] 6749KB
- CD2/4 Design and Access Statement by Masterplanners and Architects Part 3 Page 35-42 [pdf] 9071KB
- CD2/4 Design and Access Statement by Masterplanners and Architects Part 4 Page 43-52 [pdf] 8968KB
- CD2/4 Design and Access Statement by Masterplanners and Architects Part 5 Page 53-76 [pdf] 7624KB
- CD2/5 Archaeological Desk-Based Assessment by RPS, May 2021 [pdf] 8720KB
- CD2/6 Preliminary Ecological Appraisal by Lloyd Bore, March 2021 [pdf] 15187KB
- CD2/7 Flood Risk Assessment and Drainage Strategy by Vectos, April 2021 [pdf] 7535KB
- CD2/8 Landscape and Visual Impact Appraisal by Neil Tully Associates, May 2021 Part 1 Page 1-8 [pdf] 2519KB
- CD2/8 Landscape and Visual Impact Appraisal by Neil Tully Associates, May 2021 Part 2 Page 9-20 [pdf] 2987KB
- CD2/8 Landscape and Visual Impact Appraisal by Neil Tully Associates, May 2021 Part 3 Page 21-30 [pdf] 4232KB
- CD2/8 Landscape and Visual Impact Appraisal by Neil Tully Associates, May 2021 Part 4 Page 31-35 [pdf] 3587KB
- CD2/8 Landscape and Visual Impact Appraisal by Neil Tully Associates, May 2021 Part 5 Page 36-40 [pdf] 3697KB
- CD2/8 Landscape and Visual Impact Appraisal by Neil Tully Associates, May 2021 Part 6 Page 41-53 [pdf] 4765KB
- CD2/9 Topographical Survey (North Quadrant) [pdf] 2040KB
- CD2/10 Topographical Survey (Centre Quadrant) [pdf] 1751KB
- CD2/11 Topographical Survey (South Quadrant) [pdf] 1895KB
- CD2/12 Site Location Plan – Superseded [pdf] 233KB
- CD2/13 Site Layout Plan [pdf] 10184KB
- CD2/14 Access and Movement Parameter Plan [pdf] 706KB
- CD2/15 Building Heights Parameter Plan [pdf] 748KB
- CD2/16 Land Use Parameter Plan [pdf] 1432KB
- CD2/17 Parcel Densities Parameter Plan [pdf] 918KB
- CD2/18 Landscape Parameter and Open Space Plan [pdf] 1276KB
- CD2/19 Primary Access Arrangement [pdf] 1221KB
- CD2/20 Secondary Access (Ghost Island) Arrangement into Development on the A28 [pdf] 4350KB
- CD2/21 Sc104 Layout – Strategic FW Design for Long Length Sheet 1 of 5 [pdf] 5516KB
- CD2/22 Transport Assessment by Vectos, July 2022 [pdf] 2098KB
- CD2/23 Transport Assessment Appendices by Vectos, July 2022 [pdf] 8966KB
- CD2/24 Nutrient Neutrality Statement by Water Environment accompanying cover letter and Overarching Nutrient Neutrality Assessment and Mitigation Strategy [pdf] 16833KB
- CD2/25 Biodiversity Net Gain Report by Corylus, March 2023 [pdf] 2887KB
- CD2/26 Ecological Impact Assessment Report by Corylus Ecology, April 2023 [pdf] 3137KB
- CD2/27 Transport Assessment Addendum by Vectos, May 2023 [pdf] 45216KB
- CD2/28 Updated Application Form Updated July 2023 [pdf] 359KB
- CD2/29 Site Location Plan [pdf] 234KB
+ Core Documents 4 - Relevant Correspondence
- CD4/1 Correspondence in March 2023 between Ashford Borough Council and the Appellant regarding Nutrient Neutrality [pdf] 303KB
- CD4/2 Correspondence with August 2023 between Ashford Borough Council and the Appellant regarding updated application form [pdf] 1006KB
- CD4/3 Correspondence in December 2023 between Ashford Borough Council and the Appellant regarding Heritage Statement [pdf] 298KB
- CD4/4 Correspondence in December 2023 between Ashford Borough Council and the Appellant regarding EcIA (part 1), including November 2023 EcIA [pdf] 14586KB
- CD4/5 Correspondence in December 2023 between Ashford Borough Council and the Appellant regarding EcIA (part 2) [pdf] 352KB
- CD4/6 EA Pre-App response to Overarching NNAMS dated 6th December 2022 [pdf] 173KB
- CD4/7 NE consultation response to ABC (reference 473240) to the Proposed construction of a Wastewater Treatment Plant, associated landscaping, and proposed vehicular access from Chilmington Green Road. (Planning application reference: PA/2023/0715) dated 22nd April 2024 [pdf] 146KB
- CD4/8 EA consultation response to ABC (reference KT/2023/130815/01-L01) to the Proposed construction of a Wastewater Treatment Plant, associated landscaping, and proposed vehicular access from Chilmington Green Road. (Planning application reference: PA/2023/0715) dated 21st July 2023 [pdf] 56KB
- CD4/9 KCC LLFA consultation response to ABC (reference ABC/2023/095126) to the Proposed construction of a Wastewater Treatment Plant, associated landscaping, and proposed vehicular access from Chilmington Green Road. (Planning application reference: PA/2023/0715) dated 30th November 2023 [pdf] 91KB
- CD4/10 Response from National Highways confirming no objections, 4 September 2024 [pdf] 143KB
- CD4/11 ABC request for further information relating to Nutrient Neutrality, 30 August 2024 [pdf] 195KB
- CD4/12 DHA response to ABC query for further information [pdf] 112KB
+ Core Documents 5 - Legislation
- CD5/1 The Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (online resource)
- CD5/2 UK Public General Acts, Planning Listed Buildings and Conservation Areas) Act 1990 (online resource)
- CD5/3 UK Public General Acts, Planning and Compulsory Purchase Act 2004, Section 38(6) (online resource)
- CD5/4 CIL Regulations 2010 (as amended) (online resource)
+ Core Documents 7 - Ashford Borough Council Local Planning Policies Guidance (extracts where appropriate) and Regional Documents
- CD7/1 Ashford Borough Council Local Plan 2030 (online resource)
- CD7/2 Landscape Character SPD, 2011 [pdf] 11951KB
- CD7/3 Chilmington Green Area Action Plan, 2013 [pdf] 13436KB
- CD7/4 The Sustainable Drainage SPD, Oct 2010 [pdf] 4961KB
- CD7/5 Climate Change Strategy and Climate Change Action Plan (June 2022) [pdf] 1125KB
- CD7/6 Climate Change Guidance for Development Management (December 2022) [pdf] 1255KB
- CD7/7 Green Space & Water Environment SPD, July 2012 [pdf] 3736KB
- CD7/8 Affordable Housing SPD, 2009 [pdf] 3220KB
- CD7/9 Residential Space and Layout SPD 2011 (external space only) [pdf] 2068KB
- CD7/10 Residential Parking and Design SPD 2010 [pdf] 5602KB
- CD7/11 Public Green Spaces and Water Environment SPD 2012 [pdf] 3736KB
- CD7/12 Dark Skies SPD 2014 [pdf] 1636KB
- CD7/13 Fibre to the Premises SPD 2020 [pdf] 1363KB
- CD7/14 Ashford Core Strategy, 2008 [pdf] 5293KB
- CD7/15 Chilmington Green Design Code, 2016 [pdf] 42686KB
- CD7/16 South-East Plan, 2009 [pdf] 4904KB
- CD7/17 Regional Planning Guidance for the South-East (RGP9) [pdf] 2987KB
- CD7/18 Greater Ashford Development Framework (GADF), 2005 [pdf] 27911KB
- CD7/19 Ashford’s Future Study 2001 (referred to RGP9 – CD7/17) [pdf] 2987KB
- CD7/20 Chilmington Green & Discovery Park Landscape & Visual Impact Baseline for AAP, ref: W102496R26C, March 2012 [pdf] 7312KB
+ Core Documents 9 - Highway Documents
- CD9/1 Department for Transport (DfT) Circular 01/2022 Strategic Road Network and the delivery of sustainable development (adopted December 2022) (online resource)
- CD9/2 Kent County Council Ashford Cycling and Walking Strategy (2019-2029) [pdf] 3447KB
- CD9/3 Kent County Council Local Transport Plan 4: Delivering Growth without Gridlock (2016-2031) [pdf] 2896KB
- CD9/4 Department for Transport Inclusive Mobility – A Guide to Best Practice on Access to Pedestrian and Transport Infrastructure (December 2021) [pdf] 2387KB
- CD9/5 The Kent Design Guide: ‘Making It Happen’ (online resource)
- CD9/6 Department for Transport National Travel Survey 2021: Introduction and Main Findings (online resource)
- CD9/7 Trics Guidance Note on the Practical Implementation of the Decide & Provide Approach [pdf] 2422KB
- CD9/8 Planning Decision 21/00839/AS - Active Travel Route [pdf] 143KB
- CD9/9 Planning Decision 21/00840/AS - Infrastructure route [pdf] 149KB
- CD9/10 Manual for Streets (MfS) 2007 [pdf] 4892KB
- CD9/11 Planning for Walking by the Chartered Institution of Highways and Transportation (CIHT) April 2015 [pdf] 13878KB
- CD9/12 KCC Consultation Response to the Cort Lodge Application (18/01822/AS) from 14 June 2021 [pdf] 111KB
- CD9/13 KCC Consultation Response to the Cort Lodge Application (18/01822/AS) from 30 April 2024 [pdf] 95KB
- CD9/14 KCC Consultation Response to the Cort Lodge Application (18/01822/AS) from 14 May 2024 [pdf] 101KB
+ Core Documents 10 - Ecology Documents
- CD10/1 Conservation of Habitats and Species Regulations 2017 (as amended) (online resource)
- CD10/2 Natural Environment and Rural Communities Act 2006 (online resource)
- CD10/3 Natural England 2009 Protection of Badgers Act 1992 (as amended) Interpretation1 of ‘Disturbance’ in relation to badgers occupying a sett. Guidance Note June 2009 [pdf] 25KB
- CD10/4 Eaton et al. 2015 The Status of our bird populations: the fourth Birds of Conservation Concern in the United Kingdom, Channel Islands and Isle of Man British Birds 108: 708-746 [pdf] 1540KB
- CD10/5 Clements et al 2015 Kent Breeding Bird Atlas 2008 – 2013 Kent Ornithological Society [pdf] 2552KB
- CD10/6 Donald P 2004 The Skylark Poyser Monographs [pdf] 11372KB
- CD10/7 Conservation Evidence 2006 SAFFIE –research into practice and policy (online resource)
- CD10/8 Farmers for Skylarks (2018) Skylark Plots Report Unique cooperation to reverse the trend for a threatened species Swedish University of Agricultural Sciences (SLU) [pdf] 752KB
- CD10/9 Odderskær P., Prang A., Poulsen J., Andersen P. & Elmegaard N. (1997) Skylark (Alauda arvensis) utilisation of micro-habitats in spring barley fields. Agriculture, Ecosystems & Environment, 62, 21-29 (online resource)
- CD10/10 Winspear, R & Davies, G. 2005. A management guide to birds of lowland farmland RSPB, Sandy Beds [pdf] 3255KB
+ Core Documents 11 - Nutrient Neutrality Documents
- CD11/1 Natural England Generic Methodology published November 2022, last updated March 2024 [pdf] 1124KB
- CD11/2 WEL Hydrological Statement Ref: 22074-NUT-TN-03 C02 [pdf] 262KB
- CD11/3 Corylus Summary of potential effects on the River Beult SSSI Ref: 21139 [pdf] 69KB
- CD11/4 ABC Soc on WwTW Appeal (Ref: APP/E2205/W/24/3345453) [pdf] 36427KB
- CD11/5 Hodson Rebuttal to the WwTW SoC (Ref: APP/E2205/W/24/3345453) [pdf] 58854KB
+ Core Documents 12 - Education Documents
- CD12/1 Securing developer contributions for education August 2023 [pdf] 373KB
- CD12/2 KCC’s Developer Contributions Guide 2023 [pdf] 537KB
- CD12/2A Appendix 1: Adult Social Care [pdf] 105KB
- CD12/2B Appendix 2: Community Learning and Skills [pdf] 134KB
- CD12/2C Appendix 6: Primary and Secondary Education [pdf] 139KB
- CD12/2D Appendix 7: Special Educational Needs and Disabilities [pdf] 133KB
- CD12/2E Appendix 14: Highways and Transportation [pdf] 109KB
- CD12/2F Appendix 15: Integrated Children’s Services – Youth Services/ Early Years Service [pdf] 130KB
- CD12/2G Appendix 16 – Libraries, Registration and Archives [pdf] 148KB
- CD12/2H Appendix 18 – Waste Disposal and Recycling [pdf] 357KB
- CD12/3 KCC’s Technical Appendix 6: Education - Primary and Secondary [pdf] 139KB
- CD12/4 KCC Commissioning Plan for Education Provision in Kent 2024-2028 [pdf] 6499KB
- CD12/5 Kent County Council Education Contributions Justification [pdf] 237KB
- CD12/6 Cover Letter to Education Assessment 2022 [pdf] 300KB
- CD12/7 Updated Education Assessment [docx] 37KB
- CD12/8 Department for Education School Capacity (SCAP) Survey 2024 – Guide for Local Authorities (April 2024) [pdf] 712KB
- CD12/9 Department for Education Local Authority Pupil Planning Areas – Guide for Local Authorities (September 2021) [pdf] 352KB
- CD12/10 Kent’s Strategy for Children and Young People with SEND 2021-2024 [pdf] 2616KB
- CD12/11 October 2023 school census [xlsx] 22KB
- CD12/12 Email confirming December 2023 Council Tax records [pdf] 56KB
- CD12/13 Section 106B of the Town and Country Planning Act 1990 [pdf] 379KB
+ Core Documents 13 - Landscape Documents
- CD13/1 Drone Views of the Site – Existing and Proposed (online resource)
- CD13/2 Section 6.5 of Chilmington Green DAS (Landscape) [pdf] 2164KB
- CD13/3 29692A_53_J - Possingham Farm Parcel Density Parameter Plan [pdf] 5159KB
- CD13/4 1041_C - Chilmington Green Overall Density Plan including Possingham Farm [pdf] 2513KB
- CD13/5 D0140_007 Overall Masterplan [pdf] 10762KB
+ Core Documents 14 - Other
- CD14/1 Secondary School Decision Notice [pdf] 208KB and Committee Report (21/01914/AS) [pdf] 2583KB
- CD14/2 Sports Provision Plans for Secondary School (21/01914/AS) [pdf] 439KB
- CD14/3 Not Required RfR Removed
- CD14/4 Not Required RfR Removed
- CD14/5 Not Required RfR Removed
- CD14/6 Ashford Borough Council Five Year Housing Land Supply Update 2024-2029 [pdf] 1136KB
+ Core Documents 15 - Chilmington Green
- CD15/1 Chilmington Green Design and Access Statement July 2012 pg1-102, prepared by John Thompson & Partners [pdf] 46340KB and Chilmington Green Design and Access Statement July 2012 pg103-appendices [pdf] 53839KB
- CD15/2 Addendum to the Chilmington Green Design & Access Statement September 2013, prepared by John Thompson & Partners [pdf] 69334KB
- CD15/3 Chilmington Green Outline Planning Permission Decision Notice, ref: 12/00400/AS [pdf] 489KB
- CD15/4 Chilmington Green Design Code Regulatory Overview Plan 00122_R3 Rev I [pdf] 1883KB
- CD15/5 Chilmington Green Access and Strategic Vehicular Routes Plan 00122_OPA_05R1 Rev P1 [pdf] 1152KB
- CD15/6 Chilmington Green Building Parameters Plan 00122_ OPA_07R1 Rev P1 [pdf] 1148KB
- CD15/7 Chilmington Green Footpath and Cycle Routes Plan 00122_OPA_08R3 Rev P3 [pdf] 1206KB
- CD15/8 Chilmington Green Land Use Plan 00122_OPA 02R1 Rev P2 [pdf] 2349KB
- CD15/9 Chilmington Green Open Space Plan 00122_OPA 06R2 rev P3 [pdf] 4428KB
- CD15/10 Chilmington Green Residential Density Plan 00122_ OPA 03R4 Rev P4 [pdf] 1222KB
- CD15/11 Chilmington Green Storey Heights Plan 00122_ OPA 04R1 Rev P1 [pdf] 1142KB
- CD15/12 Access C Southern A28 Roundabout 40m ICD Vectos 131065/A/02 Rev B [pdf] 342KB
- CD15/13 Chilmington Green S106 Agreement 27 February 2017 [pdf] 12766KB
- CD15/14 Chilmington Green S106 Agreement 27 February 2017 Redline with tracked changes - Existing Composite S.106 Agreement-35039435-v5 and NEW DOC - Composite S.106 with Proposed Mods-35094444-v3 [pdf] 4593KB
- CD15/15 Letter from Appellant to KCC on 20 October 2022, including Table Summarising the Proposed Amendments to the Chilmington Green S106 and Report prepared by Quod dated 18 October 2022 [pdf] 8274KB
- CD15/15A Appendix 4 to S106B Appeal (ref: APP/W2275/Q/23/3333923) – ATC [pdf] 3821KB
- CD15/15B Appendix 5P(1) to S106B Appeal (ref: APP/W2275/Q/23/3333923) – N03-CS-A28 Junction Assessments – Trigger points [pdf] 8431KB
- CD15/15C Appendix 5P(2) to S106B Appeal (ref: APP/W2275/Q/23/3333923) – N03-CS-A28 Junction Assessments – Trigger points [pdf] 6054KB
- CD15/15D Appendix 6 to S106B Appeal (ref: APP/W2275/Q/23/3333923) – KCC Highways and Transportation Letter [pdf] 111KB
- CD15/16 Deed of variation to the S106 dated 27 February 2017 dated 29 March 2019 [pdf] 494KB
- CD15/17 Deed of variation to the S106 dated 27 February 2017 dated 13 July 2022 [pdf] 5326KB
- CD15/18 Site-wide strategic Ecological Enhancement and Mitigation Strategy for Chilmington Green [pdf] 9188KB
- CD15/19 WSP 2012 Environmental Statement for Chilmington Green, Volume 2B Appendices Chapter 9 Ecology [pdf] 1509KB
- CD15/20 Appellant’s request to amend the Chilmington Green S106 dated 23 April 2021 [pdf] 469KB
- CD15/21 Chilmington Green Transport Assessment – July 2012 [pdf] 33139KB
- CD15/22 Chilmington Green Transport Assessment Addendum – May 2014 [pdf] 875KB
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