How We Secured Consent for a Green Belt Development in an AONB

This remarkable yet sensitive rural housing development transformed a disused farmyard on the edge of Bidborough into nine bespoke, high-quality homes. 

Located in the Green Belt and AONB, the site faced highly restrictive planning policies. But it offered an opportunity for landscape-led redevelopment.

Working closely with a long-term developer client, we secured planning consent under “very special circumstances.” The benefits of delivering new housing, enhancing the landscape, and removing derelict buildings outweighed the constraints.

Taking inspiration from traditional farmstead layouts, we designed a contemporary, architect-led scheme. The result is a striking Greenbelt development featuring traditional pitched-roof forms, reimagined oast kiln elements, expansive glazing, natural materials, and contemporary detailing.

Home Farm: A Redundant Farmyard in the Green Belt and An AONB

Home Farm sits on sloping land below Bidborough Ridge, on the rural edge of Royal Tunbridge Wells. 

Once used for orchard-related operations, the site housed fruit packing buildings, machinery workshops, and temporary accommodation for seasonal workers. Over time, this evolved into a scattered collection of sheds, cold stores, and static caravans. These poor-quality structures detracted from the landscape and harmed long-range views to the open countryside.

Surrounded by a verdant landscape with sweeping views, the site lies within the Metropolitan Green Belt and the High Weald Area of Outstanding Natural Beauty, two of the most restrictive planning designations in the UK. 

However, sitting below the main road and behind existing houses on Bidborough Ridge, it’s partially shielded from view, which is an essential factor in gaining support for redevelopment.

Engaging Taylor Roberts To Deliver A Green Belt Development

We’ve worked alongside Astindale Developments Ltd. - a Kent-based developer known for delivering bespoke, high-value schemes - for many years. 

When they secured an option on the site, they turned to us to develop a design-led strategy that could overcome policy constraints.

The Brief: A High-Value, Heritage-Sensitive Backland Development

The client aimed to replace the derelict agricultural buildings with a high-quality rural housing scheme comprising nine spacious homes tailored to the high-value local market. 

To put forward a strong planning case, we needed to demonstrate that the development would enhance the setting through a well-considered, landscape-led design.

We were appointed from the outset to shape the vision, coordinate a multi-disciplinary team, and lead the project from feasibility to full planning consent.

The Design

Taking inspiration from regional farmstead layouts, we arranged the dwellings as a loose cluster, rather than a conventional cul-de-sac. 

The scheme follows the contours of the sloping site, creating subtle changes in orientation. Rooflines, footprints, and elevations vary, giving the impression of a traditional village streetscape. However, a shared material palette brings visual coherence to the scheme.

The homes reference traditional Kentish architecture elements, such as gabled forms, pitched roofs, and solid brick or timber elevations, reinterpreted with a fresh, modern approach. 

Two dwellings feature reimagined square oast kiln forms, each topped with an industrial-style cowl. Inspired by northern mill buildings, these structures offer practical roof ventilation while adding visual hierarchy and referencing local rural forms.

One plot stands apart: a contemporary sunken dwelling built into the slope featuring a green roof, which we called the “eco home.” The home is barely visible due to its low profile and discreet upper-level access. Living spaces are on the upper floor to maximise the views, while bedrooms sit at garden level.

To maintain openness across the site, we opted for open-sided timber carports instead of garages. These reduce bulk and support a more relaxed rural character.

The Homes’ Layout

All nine dwellings are generous, high-specification homes designed for modern living. They are all two-storey, four- or five-bedroom properties, each with a unique internal plan shaped by its specific plot and orientation.

The layouts centre around a spacious open-plan family hub, combining the kitchen, dining, and main living areas. This is supported by a second living space or snug, a dedicated home office area, and a separate utility room.

Room proportions are comfortably above National Space Standards, with large windows and carefully planned sightlines bringing in natural light and maximising views across the surrounding landscape.

The Materials

We developed the material palette to reflect the rural vernacular of West Kent while offering a refined, contemporary finish suited to a high-value countryside scheme. 

We chose brickwork, timber cladding, and clay tile roofing to reference traditional agricultural buildings. Their muted tones and natural textures integrate naturally in the AONB landscape.

Material combinations vary across the scheme: some homes have a brick base with cladding above, while others feature full-height vertical timber cladding for greater visual impact.

Most homes have wide glazed openings or sliding doors facing the garden, while the street-facing sides are more enclosed and discreet.

The carports were designed to match the cladding of the main dwellings to ensure consistency in tone and texture.

Sustainability

While the scheme predates the more recent shift toward net-zero design, several elements show an early commitment to low-impact development. 

The homes include large-format glazing to maximise natural light and passive solar gain. Open-plan layouts and cross-ventilation strategies support thermal comfort. 

The sunken dwelling featured a green roof to support biodiversity and regulate internal temperatures, and timber brise-soleil screens to provide passive shading and reduce overheating.

While EV charging wasn’t a planning requirement at the time, the open carports offer a space for future installations. 

Landscaping

Landscaping was a central part of the planning strategy; it helped reduce the scheme’s visual impact and root the development in its setting. 

The contour-led layout helps retain key views and reduced the need for cut-and-fill. While open green spaces between plots and along the driveway help the development feel more like a farmstead than a typical housing estate.

We introduced enhanced planting to create a natural transition between the buildings and the landscape and improve visual buffering. Wherever possible, particularly along the site boundaries, we retained existing tree lines and added native species to complete them. This approach supports local biodiversity by creating more connected, habitat-rich corridors.

Soft, permeable surfacing and timber-framed carports help maintain a countryside feel throughout the development. 

The Planning Application Approval Process

Residential development in a Green Belt and AONB-designated area would usually be refused on location grounds alone. 

However, the council lacked a five-year housing land supply at the time of application. So we could argue the case under Paragraph 14 of the National Planning Policy Framework.

To strengthen our application, we worked closely with a trusted planning consultant to demonstrate very special circumstances. These included providing new housing, removing neglected agricultural structures, and improving the site’s overall appearance. The local authority accepted that these factors outweighed the harm of building in a protected landscape.

The design was accepted in full, with no changes requested.

The Build

The scheme is now fully built out, with all nine homes completed and sold. Construction was carried out in phases, with most of the plots delivered between 2018 and 2019. 

The sunken, contemporary eco-style home was completed later, due to a delayed sale and changes to the internal configuration.

The Client’s Feedback

The client was delighted with the planning success at Home Farm; securing consent for nine bespoke homes on a highly constrained site was a major achievement.

Home Farm stands as a clear example of how thoughtful, design-led architecture can unlock value even in the most sensitive and protected rural locations.

Are you thinking of developing rural or agricultural land? We can help you navigate Green Belt or AONB constraints and deliver a sensitive, design-led housing scheme.

We work with developers across Kent and the South East to assess site constraints, shape planning strategies, and design bespoke housing that responds to landscape, policy, and place. From feasibility and concept design to full planning submissions, we provide the architectural vision and technical expertise to help you move confidently through the planning process.

Call us on 01227 457 545 or email enquiries@taylorroberts.co.uk to discuss your site.