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The Shack, Stalisfield Church Road, Charing, TN27 0NJ

PA/2025/2195Full planning permissionRefused
Full

Refused on 26 January 2026

Council decision: RefuseDelegated (officer decision)1 reason for refusal

Approximate site (title boundary)
Boundary © HM Land Registry, © Ordnance Survey · details

This information is subject to Crown copyright and database rights 2026 and is reproduced with the permission of HM Land Registry. The polygons (including the associated geometry, namely x, y co-ordinates) are subject to Crown copyright and database rights 2026 Ordnance Survey AC0000851063. Conditions of use.

Proposal

Erection of replacement two storey, self build dwelling with detached garage. (part retrospective)

Received
26 November 2025
Decision level
Delegated (officer decision)
Ward
Charing
  1. Received26 Nov
  2. Validated8 Dec
  3. Consult.26 Jan
  4. Target
  5. Decided26 Jan

Decided in 49 days (council typically 56)

About this application

This is a full planning application for a garage at The Shack, Stalisfield Church Road, Charing, TN27 0NJ. Ashford has handled 2,705 applications of this type. This one was decided in 61 days, 5 days longer than Ashford's typical decision time. The site is in a conservation area. There has been 1 other application at this address. In the past year there have been 26 applications across Charing. We hold 353 applications in total for the TN27 postcode area.

89% of full applications at Ashford Borough Council were approved. Across all application types, the council typically decides in about 8 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Why it was refused

  1. The development, due to the position of the detached garage proposed, would directly impact on and result in a ‘loss’ of Ancient Woodland with no exceptional circumstances, contrary to Policies ENV3a, ENV3b and ENV5 of the Ashford Local Plan 2030, Policy E4 of the Charing Neighbourhood Plan, paragraph 193 c) of the NPPF and Natural England/Forestry Commission's Standing Advice on Ancient Woodlands.

From the council's decision notice.

Application details

Postcode
TN27 0NJ
Application type
Full planning permission
Scale / size
Small
Parish
Charing

Planning application dates

Date validated
8 December 2025
Consultation expiry
26 January 2026
Consultation end
26 January 2026
Application expires
2 February 2026

Planning decision

Statutory period
56 days

Additional information

Planning Portal ID
PP-14520415
Documents
26

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • National Landscape (AONB): Kent Downs
  • Ancient woodlandPart of the site · +1 more
  • Flood zone 1: Low probability (rivers and sea)
Also checked, none recorded (22)

flood storage areas, conservation areas, listed buildings, Article 4 directions, tree preservation orders, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Source: Ashford

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