Background

The Noble Consultancy has been involved with the Sandwich Road, Sholden development since the earliest feasibility stage in September 2021, when the team prepared proving layouts to support Barratt David Wilson Homes’ site acquisition, for two separate outline consents.

The first outline planning permission allowed for up to 110 dwellings, with the second for 155 dwellings. Both Outline consents were permitted with an onerous planning condition requiring archaeological investigations to be undertaken prior to the approval of any subsequent Reserved Matters application.

Approach – Phasing

As the project progressed, significant archaeological constraints emerged, creating uncertainty over how areas of the site could be developed. Rather than letting that hold up the whole scheme, we worked closely with the client and local authority to build a phased delivery strategy that let development carry on while archaeological investigations continued elsewhere on site.

A phased delivery strategy followed:

• Original RM for 110 dwellings pursuant to Phase 1 outline
• Phase 1 split into two applications for 46 and 64 dwellings (1A & 1B)
• Phase 2 split into two applications for 81 and 74 dwellings (2A & 2B)
• Creation of ‘white land’ with a Full application for an additional 9 dwellings

The phased approach required careful coordination of planning, design and infrastructure delivery. Each Reserved Matters application was designed to operate as a stand-alone phase, incorporating its own affordable housing provision, highway connections, drainage infrastructure and open space, ensuring development could proceed independently while maintaining compliance with the original outline consent.

We also tested several alternative land-use and layout options to see whether development could be reconfigured around the constraints. Following discussion with the archaeological officer and further site investigation, it became clear the original outline strategy was still the strongest solution. Our technical team also prepared the Building Regulations construction packages for both phases.

Approach – Finding more capacity

Whilst exploring layout options to avoid archaeological areas in situ, we explored whether efficiencies in layout could still deliver the consented number of dwellings. That testing paid off: it showed the site could support a higher density than originally assumed, leading to a separate Full application for nine additional dwellings on top of the 155-home consent. This has been accepted in principle by the local authority and now awaiting the Section 106 agreement.

Approach – Landscape & Biodiversity

Landscape and ecology were handled in-house throughout, running in parallel with the planning applications rather than trailing behind them. Close collaboration between our landscape architects, engineers and ecologists kept Biodiversity Net Gain requirements built into the design from the outset, achieving the required 10% BNG enhancing the vision for the development.

Overcoming challenges

A live project since 2021 means design and delivery has had to keep pace with an evolving planning policy and construction regulations, not just the archaeology.

Changes to Building Regulations introduced during that time, including updates to Part O (overheating) and Part L (energy efficiency), required our technical team to revise architectural drawings, elevations and construction packages more than once to stay compliant. The practice also reviewed and updated Barratt David Wilson Homes’ standard house types where needed, creating new bespoke NDSS house types

We also negotiated the removal of a secondary emergency vehicular access, replacing it with a pedestrian connection – cutting infrastructure costs while improving amenity for neighbouring residents.

Outcome

The project demonstrates the value of maintaining continuity throughout the development process across five years. By combining planning, urban design, landscape architecture and technical delivery expertise within a single team, The Noble Consultancy successfully helped unlock a complex site, overcome significant archaeological constraints and maximise development capacity, resulting in planning approvals for 274 homes across four Reserved Matters applications, with a further nine dwellings progressing towards approval.