Henry Boot wins appeal for 1,000 homes in Kent

Henry Boot has been granted outline planning permission for 1,000 homes in Kent after winning an appeal against Ashford Borough Council.

The housebuilder’s land promotion and planning subsidiary, Hallam Land, signed an initial planning promotion agreement with the site’s landowners in 2006. A planning application was submitted in 2018, with Court Lodge Farm receiving an allocation for housing in the Ashford local plan in 2019.

However, Ashford Borough Council failed to make a decision on the application, which led Hallam Land to appeal to the planning inspectorate in January 2025 based on non-determination.

The appeal was successful, resulting in full approval in December 2025.

The inspector for the case noted that putative reasons for refusal were provided by the council before the inquiry opened, including objections regarding flood risk and drainage, biodiversity, heritage assets and affordable housing supply.

The council eventually withdrew all objections except the one relating to affordable housing. It disapproved of the developer’s “cascade” proposal, which would allow Hallam Land to provide off-site contributions if it was unable to find a registered provider to take on the affordable units.

The appeal was ultimately allowed after the cascade was struck off the Section 106 agreement, meaning that the affordable housing package complied with council policy.

Hallam Land’s case was also strengthened through the site’s allocation for development in the local plan and the fact that Ashford Council could not demonstrate a five-year housing land supply.

Meanwhile, all other technical objections were resolved.

In addition to the homes, of which 19% will be for affordable housing tenures, the plan will deliver self-build plots, a local centre, a primary school, office space and a community hall.

Hallam Land said marketing of the site will commence shortly.

Ashford Borough Council has been contacted for comment.