Main Changes to Local Plan 2030

Policy S49 - Land North of Tutt Hill, Westwell (MC92)

Policy S49 - Land at Tutt Hill, Westwell (A20)


The site is located off the A20 at Tutt Hill. The site is bounded by the A20 in the east, the M20 to the north and the Ashford – Maidstone railway line forms the north eastern boundary of the site. and the rear of properties that front onto Westwell Lane. The site is secluded from the A20, is relatively self contained and is currently in the ownership of Oakover Nurseries.

The site adjoins a pub/restaurant in the southern corner of the site and the property known as the Banyan Retreat that also fronts onto the A20 to the west of the site and has a boundary to the site of substantial mature plating.

The site is part of the wider area of development in the Tutt Hill, Hothfield area that is divided by the A20. There are two hotels and a pub/ restaurant, a petrol filling station and small businesses in this vicinity which serve the local population. The site is approximately 1.5miles distance from the village of Charing which has a good range of local facilities and is one the most sustainable larger rural settlements in the Borough.

The site is currently is used as a landscape gardening/ plant nursery and the site is in a significant dip in the landscape that helps to seclude the site from the adjoining A20.

The site area is just under 6 hectares and is considered suitable for a development of up to 75 dwellings. There is already substantial planting around the boundary of the adjoining property known as the Banyan Retreat and this should be retained in any development on the site.

There are a number of properties along Westwell Lane along the south eastern boundary of the site. The proposed development area retains the existing boundaries to the rear of those properties that will be an effective buffer for the new development.

The CTRL and the M20 adjoin the site to the north and there should be effective noise attenuation measures put in place to mitigate any impact in this part of the site. The primary vehicular access should be from the A20 as indicated on the Policies Map.

The development should provide effective pedestrian and cycle routes within the development that link in to the wider network of routes adjoining the site and due to the location of the site, there is no nearby provision of public open space or recreation, and therefore the site should provide an area of designated space within the proposal.

Hothfield Common SSSI is situated within close proximity to this site and is already under considerable pressure from recreational use. Any development proposals in this location need to give careful consideration to potential additional recreational use of the common, and contributions towards appropriate mitigation measures will be required. These should include on-site provision of informal open space which meets additional recreation pressures such as dog walking. Development proposals must ensure that any mitigation or enhancement as a result of development reflects the local habitats and species, as outlined in the Biodiversity Opportunity Area (BOA) guidelines for the BOA of Mid Kent Greensand and Gault. Liaison with the Council and Kent Wildlife Trust will be necessary to ensure that appropriate measures are defined and delivered as part of the wider programme for the management of the SSSI.

Southern Water’s assessment has revealed that additional sewerage infrastructure would be required to serve the proposed development. The development will therefore be required to make a connection to the nearest point of adequate capacity in the sewerage network. Early liaison should take place with the service provider in this regard.

Policy S49 - Land at Tutt Hill, A20

The site to the rear of Westwell Lane at Tutt Hill is proposed for residential development with an indicative capacity of 75 dwellings. Development proposals for this site shall:

  1. Be designed and laid out to take account of the residential amenity of neighbouring occupiers. Particular attention needs to be given to the topography of the site. The development should be no more than 2-3 storeys in height;
  2. Provide primary vehicular access from the A20 Ashford Road in the location indicated on the policies map;
  3. Provide appropriate soft landscaping on boundary with adjoining properties and retain and improve screening to existing properties where possible;
  4. Provide new pedestrian and cycle routes throughout the development with linkages into the wider network where possible;
  5. Provide effective noise attenuation measures in the part of the site that adjoins the M20 and the CTRL railway line in the north;
  6. Provide on site public open space and contributions to community facilities in accordance with guidance contained within Policy and SPD;
  7. Ensure that any indirect impact on the Hothfield Common SSSI is suitably mitigated, including provision of on-site recreation space. Mitigation measures must reflect BOA guidelines and be addressed in consultation with Kent Wildlife Trust;
  8. Provide a connection to the nearest point of adequate capacity in the sewerage network, in collaboration with the service provider.