In a significant development, Dowen Farmer has received approval for a project involving the construction of four homes on a challenging backland site. This proposed development spans an area of 2,860 square meters and is located in a secluded woodland area behind Kent House Road, adjacent to the Alexandra Sports Ground, positioned on the boundary between Sydenham and Penge East.
The journey to this approval has been anything but straightforward. Previous attempts included plans for four semi-detached houses submitted in 2010, which were ultimately rejected and later dismissed upon appeal. Other proposals for two detached homes, complete with parking and a new access road, also faced refusal at different stages, including a 2017 submission that did not gain traction. Notably, a previous application by Dowen Farmer was turned down in October 2024 due to concerns about residential amenity and the overall character of the area.
The team behind Dowen Farmer, which includes MJP Planning, a consultancy firm, and landscape architects from Studio Bosk, pointed out that these prior proposals were consistently declined for similar reasons. Key issues included the extensive vehicular access that extended deep into the site, the detrimental impact on the surrounding landscape, and the perception that the developments felt overly cramped and intrusive within the backland context.
In contrast, the newly approved plans are described as "landscape-led," embracing a gentle approach that aims to foster a peaceful enclave tucked away from the bustling suburban environment. The design emphasizes the existing woodland, offering filtered views and promoting a strong sense of retreat for residents.
The layout of the development thoughtfully follows the radial edge of the nearby sports ground and incorporates a boardwalk that serves as the primary pathway through the site. The four homes, adorned with timber cladding, feature striking corrugated roofs, contributing to a unique aesthetic.
While the timeline for the completion of this project remains unspecified, the details of the undertaking reveal much about the planning process involved.
Kent House Road Backland Plot Approval – A Glimpse at the Floor Plan
Project Overview
- Project Title: Kent House Road
- Lead Architect: Dowen Farmer Architects
- Location: London Borough of Bromley
- Purpose: Residential Development
- Client: Harvard & Taylor Developments
- Planning Consultant: MJP Planning
- Landscape Architect: Studio Bosk
- Transport Consultant: Markides Associates
- Arboricultural Consultant: Hayden’s Arboricultural Consultants
- Total Site Area: 2,860 m²
- Expected Completion Date: To be determined
Insights from MJP Planning
Max Plotnek, founder of MJP Planning, shared how they managed to secure the local authority's approval for the scheme. They shifted their focus to reconsider access as an issue of amenity rather than merely a highways concern. It’s important to note that previous refusals rarely stemmed from highway impact concerns. Instead, the challenge lay in the spatial and experiential aspects of access, particularly concerning properties numbered 104 and 106 Kent House Road. In the newly approved scheme, daily parking, servicing, and waste collection have been repositioned to the site’s front, eliminating the need to push these activities deep into the backland area.
Additionally, the application has made strides in benefiting the adjacent property, number 106. Earlier proposals faced criticism for compromising the quality and size of its garden. However, under the approved plan, the garden for number 106 has been significantly enhanced, restoring its relationship with the development and aligning more closely with the existing suburban character of Kent House Road. This adjustment was pivotal, transforming the perception of the proposal from one of invasive severance to a well-organized site that respects the existing residential framework.
There is also an acknowledgment among planners that backland developments should possess their own unique identity. Interestingly, the planning officers recognized that a project of this nature cannot simply replicate the appearance of street-facing homes. Instead, the approved design embraces a more subtle and subdued architectural style, harmonizing with the natural landscape rather than competing against it.
The emphasis on high-quality architecture played a crucial role in unlocking the potential of the site. By adopting a soft and respectful design approach, the buildings are able to blend seamlessly into the landscape. While the architectural style may differ from the traditional frontages, it remains comfortably integrated into its setting.
Through careful massing, the selection of appropriate materials, and a keen awareness of surrounding plant life, the architecture enhances the existing landscape, presenting a calm yet distinctive presence within the community. Crucially, this design-forward strategy aligns with current policies in Bromley, especially in light of the significant shortfall in housing supply, where particular attention is given to small windfall sites as outlined in paragraph 11(d) of the National Planning Policy Framework (NPPF).
This successful planning endeavor raises many questions about the future of residential development in such sensitive areas: What does this mean for the balance between urban expansion and preserving character? Should we prioritize innovative designs that respect nature over more traditional approaches? Feel free to share your thoughts and opinions on this topic in the comments!
