By Local Democracy Reporter Daniel Esson
Video report LDRS Gabriel Morris
Protesters fighting against plans for 1,600 new homes in Birchington are celebrating a reprieve after developers failed to win approval for the controversial scheme last night (Thursday, September 5).
Ptarmigan Land had hoped to be given the green light for the sprawling estate on “prime farmland” after Thanet District Council (TDC) officers recommended it be voted through.
But following a heated debate stretching across two evenings, councillors defied the advice and refused to back the project, which has attracted more than 1,800 objections since being submitted four years ago.
They instead voted to delay any decision on the future of the scheme in a bid to increase the number of affordable homes being offered by the developer – despite being warned that refusing or deferring it could result in an appeal from the developer.
The decision followed a special meeting lasting more than six hours and held in two parts across Wednesday and Thursday night.
The chamber at TDC’s offices in Cecil Street, Margate, was packed with dozens of those opposed to the proposals, with campaigners also gathering outside on both evenings.
Among them was John Repsch, who dressed as the Grim Reaper to highlight his view that the development would bring with it the death of vital farmland.
“Once those fields have gone, that’s it, you don’t get them back, they’re finished,” he said, speaking before last night’s proceedings began.
“I think it would be a terrible tragedy to lose all this.”
Mr Repsch conceded his attire was “not the best way of winning an argument” but stressed it had the potential to stir emotions.
Ptarmigan’s outline bid proposes 1,600 homes, a new primary school, land for the expansion of a medical centre, and part of the North Thanet Link road.
It was recommended for approval by planning officers despite the huge number of objections received.
Speaking before the meeting opened, resident Vicki Holloway said: “We haven’t got enough fields to grow food on.
“In Birchington, the infrastructure just won’t support that many houses – the water overflows into the sea, the doctors’ surgery already struggles.”
Fellow protestor Karrie McIntosh added: “One of the reasons I moved here was for quiet.
“The lovely view from my cottage overlooks the fields and I can see the sea – that’s going to be gone.
“The community loves the fields – they walk through them with their dogs, it brings people together. We’re not going to have that now
“It’s going to ruin our lovely village.”
The first night of the meeting saw public speakers and councillors who are not on the planning committee offer their take on the proposals.
Craig Neilson, the development director at Ptarmigan, told attendees: “I firmly believe the scheme will benefit both new and existing residents of Birchington.”
The developer says it would give up to £45 million worth of money for local services, including £8 million towards a new secondary school in Westwood, on top of the new primary school proposed.
“These are facilities which will benefit not just residents of the new development but all the residents of Birchington too,” Mr Neilson added.
The development would also include green space covering an area the size of 44 football pitches.
Mr Neilson continued: “This scheme will deliver 1,600 much-needed homes to the area.
“The application in front of you, which is an allocation in the adopted Local Plan, is an opportunity to significantly address Thanet’s housing need.”
The proposed development site spans both sides of the A28, north and east of Canterbury Road.
Up to £19m would be given by Ptarmigan to contribute to the North Thanet Link Road – a £60m road project due for completion in 2028.
The firm would also be building part of the road itself as part of the development.
Most in attendance at the meeting were not enthused by the bid, however.
Anne Ray said: “1,800 Birchington residents wrote to the council to object to this development. Why? Because it will have a negative, overbearing impact on our village.”
She added an average of three people per home would equate to 4,600 residents against a current population currently of 10,000.
“That will mean a 50% increase in our population in one fell swoop,” she continued.
“All 1,600 homes are going to be built on prime farmland that has been farmland and countryside for 500 years.”
Gina McCready, a resident of 50 years, added: “There are other options available – TDC can ask the Secretary of State to call in the application.”
Long-term campaigner Craig Solly, whose statement was read out by fellow resident Rod Giddens, questioned the lack of masterplan and ‘contradictory’ documents.
Cllr Phil Fellows (Con) who represents the area on TDC, described the plans as “utter madness”.
“Our residents are not against any development, and are certainly not Nimbys,” he said.
“We understand that villages evolve but when it comes to this level of mass over-development we have to draw a line.
“Greedy developers have pound signs in their eyes and want to decimate this beautiful landscape and destroy it forever. How can we destroy the fields that feed us?
“We have to protect Thanet – that’s what we were elected for.”
Cllr George Kup (Con) told the committee the decision was not just about Birchington but “will affect every single resident here in Thanet”.
“An application as big as this will not just change the village, it will change Thanet for the worse,” he said.
Controversially, only 15.5% of the homes in the development would be affordable – a sticking point that councillors ultimately decided needed to be addressed.
TDC’s policy is that large developments should offer at least 30% of new homes as affordable, but Ptarmigan says this would make the development unviable.
It says meeting the 30% requirement would leave it making only 2.35% profit – or £15.6m – while at 15.5% affordable housing it would make 17.43% – or £93.5m.
Nationally, a profit for private developers of 15-20% is generally considered acceptable, so TDC typically aims for 17.5%.
But Cllr Steve Albon (Lab) told the chamber: “If you can’t afford 30% affordable housing, then don’t build it.”
Cllr Joanne Bright (Lab) continued: “I’m uncomfortable to approve a development that under-delivers on affordable housing.
“Not only is Thanet being provided with fewer affordable homes but we are now going to be forced to wait longer for them.
“It feels like it’s weighted in favour of the developer and disregards our housing needs in Thanet.
“As it stands, I’m worried it will be a development for wealthy people.”
Cllr Becky Wing raised numerous concerns about pollution in The Square, loss of agricultural land and the reduced percentage of affordable homes on offer.
The committee was told the amount of affordable homes could increase if Kent County Council is successful in its bid for Major Road Network funding from the government.
If that happened, it would take pressure off the developer to contribute and build part of the road, so it could increase the amount of affordable homes to 23% – or 368 properties. However, this is still below the council’s policy amount of 30%.
But when it came to voting on a motion to approve the application, it was resoundingly rejected by councillors.
After a short adjournment, a fresh motion to defer the decision to allow all parties to explore ways of increasing the amount of affordable housing and redistribution of developer contributions – or find potential reasons for refusal – was passed, with 14 votes for and one abstention.
The land is already allocated in Thanet’s Local Plan, agreed in 2018, for development.
The application will be brought back to committee at some point. The decision also means the developer may bring a non-determination appeal.
‘Riddled with problems’
Following the meeting Mr Solly said: “What we have seen is the state of local planning in Thanet, this was one of many large developments in the Local Plan which has become too expensive, complicated and riddled with problems in being viable.
“It was an important decision to ensure that housing needs (for which affordable housing is paramount) and funding for roads is in place. This failed scrutiny last night which raises a large question to the quantity of housing planned in the future.
“It is very clear that housing delivery has become stalled if you look at delivery and population changes (which has not been of growth). Many would know that I felt the Local Plan was wrong for Thanet.
“I am glad the councillors are concerned about this proposal, there are many questions to be answered before they can feel happy in approving such a proposal. We will see if matters like the MRN (Major Road Network) bid will be met, and the question of delivering in full 30% affordable housing.”
