The Area 3 Planning Committee of Tonbridge and Malling Borough Council is scheduled to meet on 25 September 2025 to discuss a planning application for Cobdown Sports Ground and to note updates on planning appeals. The meeting will also include standard items such as apologies for absence and declarations of interest. There may be a discussion of urgent items, and a motion to exclude the press and public to discuss private items.

Cobdown Sports Ground Development

The committee will consider planning permission for a large development at Cobdown Sports Ground, Station Road, Ditton, Aylesford. The application, TM/25/01319/PA, requests permission to create a football training centre. The proposed development includes:

• Demolition and redevelopment of the existing clubhouse.
• Refurbishment of the existing academy building.
• Demolition of ancillary buildings and structures.
• A new grounds maintenance building and service area.
• Refurbishment of the existing pavilion building.
• Upgrades to grass football pitches and the existing synthetic surface.
• New car and cycle parking areas.
• Upgrades to sports lighting.
• Boundary treatments, landscaping, and associated site infrastructure.

The existing clubhouse would be replaced with a two-storey building, connected to the refurbished academy building. The new clubhouse is designed in a contemporary style, featuring a butterfly roof, extensive glazing, and a double-height entrance. The ground floor is intended to house changing rooms, offices, treatment rooms, a gym, and hydrotherapy facilities, while the first floor would include a dining room, players' lounge, media suite, and meeting rooms.

The report pack notes that the proposed development seeks to use high quality contemporary materials and external finishes and includes:

profiled metal rainscreen panels, composite panel cladding in white and pale grey, curtain wall glazing with light grey metal window frames, precast concrete, white textured split face block, integrated planting and render finishing in white and pale grey.

The existing synthetic pitch is proposed to be upgraded to a modern 3G football pitch, with upgraded sports lighting and reduced hours of use. A new parking area is also proposed to be created to the south of the upgraded pitch.

A designated Public Right of Way (MR492) currently runs across the eastern part of the site. The proposal includes a diversion of this right of way, which would run parallel to the existing internal driveway. According to the report pack, the diversion is sought not only to facilitate the proposed configuration and layout of the proposed 'Performance Campus' but crucially to ensure the safety and privacy of the first team and academy players .

The proposed landscaping and ecological enhancements include the planting of 90 native trees, new hedgerows, habitat features, and species-rich grassland. The report pack claims that a Biodiversity Net Gain¹ (BNG) of at least 10% is proposed to be achieved within the site boundary.

The report pack states that the proposed development is expected to generate an average of 30 full time equivalent (FTE) on-site construction roles over approximately 15 months, and approximately 50 FTE jobs on site once the facilities are operational.

The report pack includes a recommendation for approval of the application, subject to conditions and the completion of a legal agreement.

Consultees

Ditton Parish Council and Aylesford Parish Council have both raised no objection to the plans.

National Highways initially recommended that planning permission not be granted for a specified period, but following further information, they now recommend that conditions should be attached to any planning permission that may be granted.

The Environment Agency has no objection to the proposal subject to conditions.

Natural England considers that the proposed development will not have significant adverse impacts on statutorily protected nature conservation sites or landscapes.

Active Travel England refer to standing advice.

Sport England raises no objection, subject to Grampian conditions.

Southern Water has no objection.

Kent Police have reviewed the application in regard to Crime Prevention Through Environmental Design (CPTED) and in accordance with the National Planning Policy Framework (NPPF).

Kent Fire and Rescue have reviewed the documents and have requested that emergency vehicle access to Performance campus building is in accordance with Table 15.1 of ADB, Vol 2.

KCC Flood and Water Management have no objection, subject to conditions.

KCC Ecology advise that sufficient ecological and biodiversity net gain information has been provided for determination, and recommend a condition/informative.

KCC Minerals and Waste have no objections.

KCC Public Rights of Way have no objection to the principle of the development.

KCC Highways and Transportation initially raised a holding objection to the proposal, but following additional information, they now have no objection, subject to conditions.

KCC Heritage recommend conditions are placed on any forthcoming consent.

TMBC Environmental Protection have no objection.

TMBC Economic Regeneration support the application.

TMBC Leisure Services have no objection.

TMBC Tree Officer has no objections, subject to conditions.

The Conservation Officer has no objection.

Local Representations

The report pack notes that eight responses objecting to the proposal have been received, raising concerns about the closure and diversion of Public Right of Way MR492. Eight representations have been received in support of the application, but raise concerns about security, fencing, and construction traffic. Four letters solely supporting the scheme have also been received.

Other Representations

Aylesford School and AFC Leyton both support the application.

Planning Appeals

The committee will receive and note an update in respect of planning appeals, public inquiries and hearings held since the last meeting of the Planning Committee. The report pack includes one appeal decision, relating to a retrospective application for a residential caravan site in Burham, Rochester. The planning inspector issued a split decision on 24 June 2025.