Planning frequently raises local concerns, over large-scale developments and small, yet the hands of authorities like Folkestone & Hythe District Council and its planning committee are often tied.
The vast majority of decisions are taken by officers with only a relatively small number coming to the planning committee, often because a town or parish council has objected. The committee meets monthly, and its political balance reflects that of the council. We have four members out of 12.
Whether the decision to approve or deny a planning application is made by officers or councillors on the planning committee it must be in line with policies set by the government and the law. This is not to say that the committee cannot and does not turn down applications, against the recommendations of officers, but more often members will seek to improve the proposals before them, to satisfy local concerns. This may be done by adding additional conditions to the planning permission, for example over the materials to be used or the steps to be taken to protect nature.
If it goes against officers’ recommendations, the planning committee must specify the planning harm it believes a development will cause, otherwise the applicants will stand a good chance of winning an appeal and, especially if the planning inspector believes the council has behaved unreasonably, it may be required to pay hefty legal costs.
The council must also be able to demonstrate, including by drawing up a local plan, that it has enough homes in the pipeline to meet government housing targets or it will risk losing control over where developers can build them. The new Labour government has increased these annual housing targets for Folkestone & Hythe from 735 to 838.
Often, ‘outline’ planning permission is granted, establishing the principle that development will take place, with the details (‘reserved matters’) confirmed later, before work starts. Development is usually required to begin within three years or else planning permission lapses.
But not always. Plans for the development of Folkestone Harbour received outline planning permission early in 2015, with many details set out and agreed at the time and some amendments approved since. Planning permission remained valid until 2025 when the scheme needed to come back to the council for approval of reserved matters covering layout, access, scale, appearance, and landscaping.
