Land Opposite Willow Cottage, Cannongate Road, Hythe

1. 1.The submitted arboricultural survey and report (dated August 2019) are significantly out of date and do not comply with the requirements of BS5837 (Trees in relation to design, demolition and construction – Recommendations). The application therefore fails to demonstrate that the trees on site have been properly considered, or that the proposed development would not unacceptably affect those trees covered by TPO 01 of 1988. The application is therefore contrary to policies HB1 and NE2 of the Places and Policies Local Plan, and the advice of the National Planning Policy Framework.
2. 2.The condition of the site is such that it has potential to contain protected species. The submitted Preliminary Ecological Appraisal is significantly out of date (i.e. more than two years old) and fails to reflect current site circumstances, and the impact upon ecology and/or protected species is therefore unknown. The application is therefore contrary to policies HB1 and NE2 of the Places and Policies Local Plan, and the advice of the National Planning Policy Framework.
3. 3.It is not clear that the submitted Phase 1 Geotechnical Factual report (20th Folkestone & Hythe District Council Civic Centre, Castle Hill Avenue, Folkestone, Kent CT20 2QY April 2026) was prepared by suitably-qualified engineers (no details of the author or their technical qualifications is provided or available on their website) and concludes that further detailed investigation is required in regards site conditions and the need for and/or design of foundations and retaining walls. The application therefore fails to demonstrate that the proposed development can be carried out without unacceptable impact to land stability, and is contrary to policies HB1 and NE6 of the Places and Policies local Plan, and the advice of the National Planning Policy Framework.
4. 4.The proposed dwelling, by virtue of its poorly composed elevations, including an unbalanced front elevation, together with a lack of architectural detailing and articulation, would appear as a visually discordant form of development within the streetscene. The proposal fails to respond positively to the established character and appearance of the surrounding area, resulting in a building that lacks visual interest, legibility and a coherent relationship with its context. As a consequence, the development would fail to achieve a high standard of design and would result in harm to the character and appearance of the area. The proposal is therefore contrary to Policy HB1 of the Places and Policies Local Plan and the objectives of Section 12 of the National Planning Policy Framework, which seek to secure well-designed, visually attractive development that responds positively to local character.

From the council's decision notice.

Application type

Outline planning consent - some matters reserved

Scale / size

Small

Parish

Hythe

Date validated

11 May 2026

Consultation expiry

2 June 2026

Consultation end

2 June 2026

Application expires

6 July 2026

Statutory period

56 days

Documents

19