The Planning Applications Committee of Kent County Council met on Wednesday, 11 February 2026, to discuss a Section 73 application to vary conditions of a planning permission at Otterpool Quarry. The committee granted permission for the variation, which allows for the inclusion of household waste at the materials recycling facility (MRF) and includes minor amendments to the site layout.

Otterpool Quarry Section 73 Application

The committee granted permission for a Section 73 application to vary conditions of planning permission SH/08/124 at Otterpool Quarry, Ashford Road, Sellindge, Kent TN25 6DA. The application, submitted by Countrystyle Recycling Limited, sought to amend conditions relating to site layout, approved odour management measures, building uses, and permitted waste types.

The key change approved is the inclusion of up to 25,000 tonnes per annum of household black bag waste to the MRF, in addition to existing permitted commercial and industrial waste, mixed recycling, and green waste. This brings the total MRF throughput to 75,000 tonnes per annum, the same as previously permitted, meaning there is no increase in overall waste volumes or vehicle movements.

Minor amendments to the site layout were also approved, including revisions to the office location, weighbridge location, and the addition of five HGV parking spaces. A new fire safety water tank was also approved, with a condition that it be finished in the same green colour as the adjacent MRF building.

Arguments for the application:

• The proposed changes align the planning consent with the site's recently updated Environmental Permit issued by the Environment Agency.
• There would be no increase in overall waste volumes or vehicle movements.
• The application supports the need for sustainable waste management solutions in Kent and contributes to meeting the planned growth in waste disposal capacity for the Folkestone and Hythe district, including the proposed Otterpool Park Development.
• Existing environmental controls and the Environment Agency's permitting regime are expected to manage emissions effectively.
• Minor layout changes are intended to improve operational efficiency and internal circulation.

Arguments against the application (raised by Sellindge Parish Council):

• The introduction of household waste would materially change the operational character of the site, increasing risks associated with odour, vermin, and bioaerosols.
• Concerns were raised about potential odour impacts on visitors to the nearby Airport Café and the future Otterpool Park development.
• Concerns were raised about HGV movements, particularly peak-time clustering of refuse trucks, and the potential for queuing on the A20, posing a safety risk.
• The cumulative impact of the development with the proposed Otterpool Park development was not adequately assessed.
• Concerns were raised regarding fire prevention plans and potential contaminated firewater run-off.

Decision:

Permission was granted, subject to the reimposition of existing conditions from permission SH/08/124, with amendments to conditions 3, 21, 25, and 27, and the inclusion of two new conditions. The new conditions require the submission of a landscaping scheme designed to benefit foraging badgers and stipulate that the water tank must be finished in the same green colour as the MRF building.

The committee noted that while Otterpool Park is a proposed new town development, a final planning permission and detailed scheme are not yet in place. The 250-metre buffer zone, as set out in the Kent Minerals and Waste Local Plan, was considered the appropriate baseline for assessing potential impacts. The onus will be on the Folkestone & Hythe District Council to consider the waste management site when determining final plans for Otterpool Park.

The decision was made in accordance with the development plan and material considerations, with no compelling grounds to refuse the application. The committee was satisfied that the proposed development would represent sustainable development and could be controlled by the imposition of conditions.