The Swale Borough Council Planning Committee met on 11 September 2025, to discuss a range of planning applications, including a solar farm, a housing development, and several retrospective applications. Councillors voted to approve one application, and to refuse another.

Land at Pitstock Farm, Rodmersham

Councillors voted to defer a decision on planning application 24/500125/FULL for the installation and operation of a renewable energy generating station at Land at Pitstock Farm, Pitstock Road, Rodmersham.

The application sought permission for ground-mounted photovoltaic solar arrays, inverter/transformer units, a control house, substations, onsite grid connection equipment, storage containers, site access, internal access tracks, security measures, and landscaping and biodiversity enhancement. The proposed development would have an export capacity of up to 41 Megawatts (MW) of renewable energy at peak operation.

The application was called in by Rodmersham Parish Council due to concerns about adverse impacts and a high degree of local public interest.

Key points raised during the discussion included:

• Agricultural Land: The site is currently in agricultural use, and much of it is classified as best and most versatile (BMV) land¹. Policy DM31 of the Swale Borough Local Plan 2017 states that development on BMV land will only be permitted if there is an overriding need that cannot be met on lower grade land.
• Landscape and Visual Impact: The site is not within a designated area of National Landscape, but the Kent Downs area of National Landscape is located approximately 800m to the south.
• Heritage: The site does not contain any heritage assets, but the Rodmersham Green Conservation Area is located nearby.
• Public Right of Way: A Public Right of Way (PRoW) crosses the northern half of the site.
• Representations: The committee received 40 letters of representation, including 38 objections, 1 letter of support and 1 neutral comment. Objections were raised by Bapchild, Milstead and Rodmersham Parish Councils, Tonge Parish Council and the Kent branch of the Campaign to Protect Rural England (CPRE).

A tabled update provided to the committee noted that Rodmersham Parish Council had raised a fourth objection to the application on 11 July 2025, citing:

• Failure to Undertake a Habitats Regulations Assessment (HRA)
• Failure to Update or Revisit the Environmental Impact Assessment (EIA) Screening
• Cumulative and In-Combination Effects
• Failure to recognise impacts on the Grade I Listed Saint Nicholas Church and Rodmersham Church Street Conservation Area
• Concern that construction traffic will have adverse impacts on nearby heritage assets.
• Glint and Glare impacts and associated screening
• Decommissioning – remnant ancillary infrastructure

Land West Of Church Lane, Newington

Councillors voted to delegate to the Head of Planning to grant planning permission for application 25/500761/FULL for the erection of 90 residential dwellings at Land West Of Church Lane, Newington, subject to conditions and the completion of a Section 106 agreement². The application also sought associated access, open space, landscaping, drainage, infrastructure works and earthworks, and the provision of car parking spaces for existing residents.

The application was called in by Councillor Chris Palmer and Councillor Richard Palmer, Leader of Reform UK, because they were aware that matters had been raised by the public that they considered should lead to the application being considered by the Planning Committee.

The proposed housing mix was:

• Open Market: 54 dwellings (24 three-bedroom, 30 four-bedroom)
• Affordable: 36 dwellings (4 one-bedroom, 17 two-bedroom, 14 three-bedroom, 1 four-bedroom)

Key points raised during the discussion included:

• Affordable Housing: The committee heard that 40% of the homes should be affordable, with 90% of those being social rent housing and the remaining 10% being shared ownership.
• Highways: The committee heard that the applicant was proposing parking restrictions (double yellow lines) within the vicinity of the site, including the south side of Denham Road, the parts of Church Road to the immediate north and south of the junction with Denham Road, and an area of extended parking restrictions at the southern part of Church Lane.
• Representations: The committee received 115 letters of representation objecting to the proposal. Newington Parish Council also objected to the application.

A tabled update provided to the committee noted that the applicant had submitted a new drawing to indicate solar panels on each dwelling.

Rose Cottage, The Street, Hartlip

Councillors voted to delegate to the Head of Planning to grant planning permission for application 25/501620/FULL for a variation of Condition 2 (Garage Location and Extension to rear of the Garage) and Condition 5 (Foundation design & Tree Protection Strategy) related to planning permission 24/500695/FULL at Rose Cottage, The Street, Hartlip, subject to appropriate safeguarding conditions.

The application sought to vary conditions relating to the erection of a detached garage, demolition of a side wall and extension of a drive.

The application was called in by Councillor Richard Palmer in order for the impact of the proposal upon the conservation area to be considered.

Key points raised during the discussion included:

• Hartlip Conservation Area: Rose Cottage is located within the Hartlip Conservation Area.
• Planning History: Planning permission 24/500695/FULL had previously been approved for the erection of a detached garage, demolition of side wall and extension of drive.
• Representations: The committee received three letters of representation objecting to the proposal. Hartlip Parish Council stated that they had no objections to the application.

A tabled update provided to the committee noted that the applicant had submitted a new drawing to indicate solar panels on each dwelling.

25-25A West Street, Sittingbourne

Councillors voted to delegate to the Head of Planning to refuse planning permission for application 23/500931/FULL for the partial change of use of ground floor offices to residential, and erection of a two storey rear extension, first floor side extension and a second floor, to create 3 new residential flats including alterations to existing flat at 25-25A West Street, Sittingbourne.

The application was called in by a Councillor Paul Stephen on the grounds that the applicant had made changes to the application as requested.

Key points raised during the discussion included:

• Secondary Shopping Frontage: The frontage of the site is designated as a Secondary Shopping Frontage.
• Representations: The committee received 12 letters of support for the application.

Part 5 Applications

The committee noted the decisions by County Council and Secretary of State on the following applications:

• 5.1 - Land at Eden Top, Sheppey Way, Bobbing, Kent, ME9 8QP
  • PINS Decision: Appeal Allowed
  • Committee or Officer Decision: Committee Decision
• 5.2 - 89 London Road, Teynham, Kent ME9 9QL
  • PINS Decision: Appeal Allowed
  • Committee or Officer Decision: Delegated Decision
• 5.3 – Peternel, Elm Way, Eastchurch, Kent ME12 4JP
  • PINS Decision: Appeal Dismissed
  • Committee or Officer Decision: Delegated Decision
• 5.4 - Building 3, Hales Court, Paradise Farm, Lower Hartlip Road, ME9 7SU
  • PINS Decision: Appeal Dismissed
  • Committee or Officer Decision: Delegated Decision
• 5.5 - Land at junction of Fox Hill and Blossom Street, Bapchild, Sittingbourne
  • PINS Decision: Appeal Dismissed
  • Committee or Officer Decision: Delegated Decision
• 5.6 - Central Communal Garden, Sommerville Close, Faversham, Kent, ME13 8HP
  • PINS Decision: Appeal Dismissed
  • Committee or Officer Decision: Delegated Decision
• 5.7 - 30 Harps Avenue, Minster-on-Sea, Kent ME12 3PH
  • PINS Decision: Appeal Dismissed
  • Committee or Officer Decision: Delegated Decision
• 5.8 - Land West of Salvation Place, Bell Farm Lane, Minster-on-Sea, Sheerness, Kent, ME12 4JB
  • PINS Decision: Appeal Dismissed
  • Committee or Officer Decision: Delegated Decision
• 5.9 - Land to the East of Scocles Rd, Minster-on-Sea
  • PINS Decision: Appeal Allowed
  • Committee or Officer Decision: Appeal against Non-Determination
• 5.10 - Land at Ham Road, Faversham, Kent ME13 7TX
  • PINS Decision: Appeal Allowed
  • Committee or Officer Decision: Delegated Decision