Frequently asked questions

Where is the site?

As many local residents will know, the quarry site is situated east of Otford Road and approximately a 10 minute walk from the Bat and Ball train station.

What is the land currently used for?

Sevenoaks Quarry has been around for over 100 years and the quarry is due to cease operations by 2030. With a pressing need for more affordable homes in Sevenoaks in sustainable locations, in recent years Tarmac had been exploring the potential that exists for the quarry to contribute to the needs of the district – delivering not just new homes, but also community facilities, environmental benefits and much-needed improvements to infrastructure. After several years of consultation and deliberation, in June 2023 an outline application for up to 800 new homes, 150 residential care dwelling and other key benefits was resolved to be approved by Sevenoaks District Council’s Development Management Committee. Planning permission is granted once the required legal agreements have been signed, securing the delivery of the scheme.

When will the quarrying end and when will the first houses be built?

Whilst quarrying is currently permitted until 2030, it is proposed that development partners will build the early phases of housing while the quarry is still operational. This will require Tarmac to make some on-site changes to the location of plant and operations in order to minimise any disruption. Subject to future reserved matters applications and finding appropriate development partners, it is anticipated that the first new homes could be built within the next five years.

What is a reserved matters application?

This is a type of planning application that follows an approved outline application. The aim of reserved matters in planning permission is to secure the outstanding details that were not included within an outline application whilst being in accordance with a design code.

What will be built on the site?

With the principle of the development having been established as a result of the Council’s decision to approve the outline application in June 2023, it will be through future reserved matters applications that the proposals are delivered.
The outline application includes:

Up to 800 new homes, of which 40% will be affordable. There will be a mix of predominately 2, 3 and 4 bed homes.
Up to 150 dwellings of residential care use, to allow for specialist accommodation for older people.
A new lakeside park including new facilities for water sports, lakeside trails and public open spaces and space for nature.
Areas for small businesses to grow and create jobs - comprising a potential mix of employment uses, retail, services, food and drink.
Land provided for a new primary school.
Refurbishment and reuse of the locally-listed former Oast House for community related uses.
Areas for the local community - including community meeting spaces and outdoor sports and recreation.
Remodelling the quarry to create a beautiful new landscape and new lakes with public access and other green open spaces for local people to enjoy.

How will the plans improve the Bat and Ball junction?

Through extensive discussions with both Kent County Council as well as the local community during the outline stage, we understood the challenges that exist at the Bat and Ball junction. Currently the performance of the existing junction is limited by the available space within the junction to hold turning vehicles, by the limited space on the approach to form traffic into platoons, and the ability of the approach alignments to sustain long platoons of traffic created by the long traffic signal cycle time.

In response to this, during the outline stage Tarmac has had conversations with Kent County Council Highways, undertaking a highways assessment (including a road safety audit). This led to the proposal of a new roundabout junction at the Bat and Ball junction which was agreed. The new junction will improve safety for pedestrians and cyclists, reduce congestion and improve air quality.

With the outline application now having been consented, local residents avoid the situation where the Bat and Ball junction continues to degrade. The proposals will better handle the turning movements at this location and in operational terms is forecast to perform significantly better which in turn will assist with the air quality issues. Pedestrians and cyclists too will be better accommodated within the junction with simpler and more legible crossings.

What about GP/medical facilities?

During the extensive consultation with local residents Tarmac fully appreciated the issues raised regarding the availability of GPs and medical facilities. This is a national issue and we are keen to work with Kent County Council, the Kent and Medway Integrated Care Board (ICB) and development partners in helping to address the problem.

Space for a building within the local centre (which will be a key focal point within the development) could be provided within the permission to accommodate this need. This has been discussed with the ICB. The use of such a building by a GP practice, however, is not in the control of Tarmac and will instead be determined by the ICB.

Will there be public transport connections?

Bat and Ball train station is only a 10-minute walk from the site, with regular trains meaning residents would be able to travel directly to London Blackfriars in 60 minutes and to Sevenoaks station in 4 minutes. Sevenoaks station has connections for services to London Waterloo and Charing Cross, as well as to Ashford International and Tunbridge Wells. Currently there are also bus services running from Weavers Lane and Greatness Lane, and further services from the Bat and Ball junction.

What about cycling and walking in the wider area?

The site is well placed to connect into existing routes. Established in the outline application, which will then need to be delivered through future reserved matter applications, it is proposed that there will be a new west-east pedestrian and cycle link connecting Bat and Ball and Greatness with Seal and Kemsing. New cycle paths will be created along Bat and Ball Road and Childsbridge Lane. An existing public right of way north towards Otford will also be retained through the site. A new connection will be made between the new homes and Greatness Recreation Ground. On top of these physical improvements, a green travel plan will be put in place to encourage walking and cycling, and the setting up of other measures such as a car sharing club./p>

What opportunities will there be to ensure that the community are able to contribute to the design?

As there will be several phases of development with each phase requiring further detailed reserved matters applications, each application will include further consultation with local residents, the council and the wider area. During these consultations, the details about each phase will be discussed with the community. We are keen to hear from the local community and ensure that residents are able to provide input into these discussions.

Who will manage the public open space?

At this reserved matters stage of the application process, Tarmac is open to considering all options for the long-term maintenance of the public open space. This could include a development management company as well as other organisations such as Sevenoaks Town Council, if this is something that they would like to pursue.

How will Tarmac ensure that local people are able to buy a home here?

In addition to the high demand that already exists within Sevenoaks for new homes, the affordable housing delivery mechanism prioritises those who are on the District Council’s housing waiting list.

Will the development increase biodiversity on the site?

Tarmac has committed to ensure that there is an increase in biodiversity across the site. A strategy has been put together to help the site achieve what is known as a biodiversity net gain (to leave the natural environment in a measurably better state than it was beforehand). In line with the commitments made at the outline stage, this will be achieved by retaining and enhancing existing habitats, in addition to the provision of considerable areas of new planting, establishing new habitats across the site.

Has there been any public engagement?

Over a number of years, Tarmac has engaged with Sevenoaks District Council Officers, Sevenoaks Town Council, Kent County Council and the wider community. In July 2021, we held virtual consultation with members of the council and the general public, then in October 2021 we held a further public exhibition where 85 people attended. Lastly, we held briefings with Sevenoaks District and Town Council in December 2021 and January 2022 respectively. A further presentation of scheme changes was made to the Town Council in October 2022. Now that this outline application has been consented, we look forward to further consultations during the reserved matters application process.

Previous FAQs

When will the proposed development begin?

Should the application be approved, construction work on the new homes would begin from 2024. The new homes would be built in phases over several years, into the 2030s. A number of early-phase new homes will be delivered alongside quarry operation, with the remainder delivered once quarrying draws to a close. The aim is to have about 150 new homes built by end of 2027.

How many houses will be developed and when?

If approved, up to 800 new homes and up to 150 new specialist homes for older people would be built at Sevenoaks Quarry. The new homes would comprise market housing of different sizes, affordable homes, including to rent and shared ownerships, and first homes aimed at those wanting to get on the housing ladder.

Is there a need for these houses?

Yes. Sevenoaks has an urgent need to build a diverse range of sustainable, high-quality housing for families, first time buyers and older people, including care homes. Provision of this housing forms a central part of the proposals for Sevenoaks Quarry, alongside improvements to roads, cycling, pedestrian and public transport, a new primary school, and valuable outdoor community leisure space.

What type of homes will be built, and will locals be prioritised to buy them?

A range of housing will be developed, focusing on high-quality, sustainable homes for families, first homes and specialist accommodation for older people, and extra care homes. The affordable housing will include homes to rent and shared ownership homes, some of which can be prioritised for local people and key workers.

What proportion of the proposed homes would be affordable?

The exact proportion of affordable homes is not yet fixed but will be determined once the planning application is submitted and all development and infrastructure costs are known.

What will the houses look like? Will they be sensitive to the area's local materials and architecture?

The application is in outline form at present, which means the details of the buildings are not yet known. The details of the character and design of the home will be developed, should the proposal be approved. Tarmac is committed ensuring any proposals brought forward later can achieve high quality and sensitive design, reflecting local policies and guidance and being sensitive to local context, styles and materials.

Who would build these homes? Will Tarmac be involved, or will the land be sold to a developer if permission is granted?

Tarmac would stay involved to ensure the site is prepared and can be developed but then separate house builder/s would construct the new homes

Will new infrastructure be created to support the homes – ie transport, community, schools or leisure?

Yes. The development would support improvements to cycle and pedestrian routes and create outdoor leisure space for the whole community to enjoy. A new lake will be accessible for water sports, such as kayaking, paddle boarding and wild swimming, as well provide a setting for parkland with walking and running trails, picnic areas and play spaces. We would also seek to renovate the locally listed former Oast House for community, heritage and leisure uses and an existing barn for community uses. Land will also be set aside for a new primary school.

Have you assessed the infrastructure that this development will require? How will you ensure that the necessary doctors, dentists, social/elderly care, hospitals, care homes etc. are built to support the new population?

Tarmac is in discussions with different social infrastructure providers, for example Kent County Council on schools and the NHS on health. Where there is an identified infrastructure need as a result of development, new facilities will be provided on-site, or money made available to improve off-site facilities. In Sevenoaks, the District Council charges developers through the Community Infrastructure Levy (CIL) and money collected is used to improve infrastructure.

Will any commercial developments, shops, and office spaces be included?

The development would create spaces for local shops, cafés and other services, adjoining a mixed-use lakeside pavilion. This could also include space for a nursery/creche and a healthcare facility. Discussions are on-going with the local primary health care providers on healthcare and what could be achieved through the development.

How will you ensure that sustainability/green energy provisions such as electric charging points and renewable energy are embedded in the proposed development and housing?

The application is in outline form, but a sustainability document will be submitted with the formal application, setting out how development can assist in tackling and mitigating climate change. For example, through the management of energy, water and waste. Planning conditions can be attached to the outline permission requiring further information to be submitted at each detailed phase.

How will you ensure that sustainable transport options are central to the proposed development?

The proposed sustainable urban development would be an opportunity to support further improvements to cycle and pedestrian routes and extend key bus services through the site. A new east-west cycle and pedestrian route through the site will connect Bat & Ball Road to Childsbridge Lane. An off-road cycle lane is proposed next to Childsbridge Lane and an on-road cycle lane on Bat & Ball to connect to Bat & Ball railway station.

Have any assessments been carried out at the site to look at the impact on noise, dust, traffic or ecology?

Preliminary assessments have helped informed the proposals to-date, but more detailed assessments are ongoing as part of a formal Environmental Impact Assessment and will be set out in an Environmental Statement to be submitted with the planning application.

This development would create additional traffic. How will the current issues on local roads - especially at Bat & Ball junction - be mitigated and alleviated?

The proposed development would be an opportunity to support further improvements to cycling, pedestrian and public transport in Sevenoaks, encouraging traffic off the roads. This could include enhanced or new pedestrian and cycle routes, as well as extending key bus services through the site. We have also worked with the Town, District and County Councils to agree a scheme for improving Bat & Ball Junction.

How would any development work alongside an active quarry? Will the quarry operations come to an end sooner that currently planned, or would the two exist alongside each other?

A number of early-phase new homes will be delivered alongside quarry operation, with the remainder delivered once quarrying draws to a close.

When will quarry operations end?

Under the current planning permission, minerals operations and related uses at Sevenoaks Quarry are due to cease in 2030.

Will this affect the quarry restoration plans?

The site is being worked and restored progressively, but all mineral operations at the site are due to cease in 2030, after which time the rest of site would be restored. These proposals offer an alternative future, combining some of the previous restoration plans with new development and a leisure and recreation focus

Will any local jobs be created during the development phase

Jobs will be created through the construction of the scheme and through new on site uses employing people, such as the school, local shops or services and leisure facilities.

What is currently happening at the Quarry?

Sevenoaks Quarry has been around for over 120 years and is one of the largest sand quarries in the region. The Quarry produces high quality aggregates which are used in concrete, construction, and landscaping, and are used in construction and infrastructure projects of all sizes, both locally and across the wider London and South East area. Operations at the quarry were given planning permission in 2010 and the Quarry operates under the provisions and conditions of this permission, with operations due to cease in 2030, after which the site would be restored.

What is proposed for the Quarry?

Sevenoaks Quarry is being proposed as the potential location for a sustainable urban extension for North Sevenoaks. Its setting within Sevenoaks, along with its size, current industrial usage, and outstanding transport links, make it an ideal site for consideration to contribute to the future of the town. If successful, the plans would see the quarry gradually transformed, over the coming years, into a location for housing, along with community and leisure facilities.

Tarmac is working to prepare an outline planning application, which sets out broad principles for development rather than detailed development proposals, for submission to Sevenoaks District Council for its consideration in the coming weeks. If approved, further detailed applications will be made before construction begins, providing people with the opportunity to input and comment.

What will be delivered to benefit existing and new residents?

Alongside sustainable, high-quality homes, the development will provide recreation facilities, including outdoor leisure space and the use of the lake for water sports. We will also seek to provide improved pedestrian and cycle links for this part of north Sevenoaks, including the creation of new formal and informal parkland for mountain biking, relaxation, sport and walking.

The development will also provide a site for a new primary school, and will seek to renovate the locally listed former Oast House for community, heritage and/or leisure uses.

What will happen to the quarrying operations?

A limited number of new homes will be delivered alongside the quarrying operations. To enable this, some of the existing quarrying equipment will be relocated to another part of the site, further away from existing homes. The remainder of the homes will be delivered once the quarrying operations are completed.

How will the local road network be affected?

We are carrying out detailed assessments of the anticipated impacts of the development, and at this early stage we believe that highway safety and capacity improvements will be required at Bat & Ball Junction, alongside other works to enhance pedestrian and cycling connectivity. Issues currently under consideration with Kent County Council (as the Local Highway Authority) include provision of cycle routes across the development site, improvements to the route to Kemsing (including options for improvements at the Childsbridge Lane railway bridge) and to the west towards Otford Road.

Our technical assessments will look at the impacts of the Sevenoaks Quarry development in the context of other planned or recently completed developments in the area to ensure that studies are thorough. The technical work and any necessary improvements are being discussed with Kent County Council and further detail will be shared as the work progresses with an update provided at our next consultation event in October.

How will local wildlife be affected?

The site is currently managed and restored under measures that were approved as part of Sevenoaks Quarry’s exiting planning permission. This includes the creation of wildlife habitats at the north of the site, close to the railway line. One of the habitats which has already been created is for Great Crested Newts, which is protected by a newt-fence and is located to the north-east of the site. These wildlife habitats will remain as part of the development proposals.

Ecology surveys are currently ongoing on the development, to establish the wildlife that is currently present and how best to protect and relocate this wildlife. The development proposals will include a substantial amount of new habitat creation, including shallow margins to the lake which will support wildlife already at the site, and encourage new species. As our proposals develop, any impacts that are identified will be mitigated, where possible.

How will flooding be managed?

The site falls with Environment Agency Flood Risk Zone 1 (lowest probability of flooding) but it is still important to assess flood risk and manage drainage in a sustainable way. A flood risk assessment and a surface water drainage strategy, including measures such as Sustainable Drainage Systems, will be submitted with the planning application.

How will local footpaths be affected?

All the connections which are provided by existing footpaths will be retained, although some may need to be redirected slightly to accommodate the development proposed. New footpaths will be created to allow greater access to this area of north Sevenoaks, both northwards and east-west.

When will this happen?

We are aiming to submit an outline planning application to Sevenoaks District Council for its consideration in the coming weeks. Sevenoaks District Council will then consider the planning application, and this is likely to be heard in the second half of 2022. If the outline planning application is approved, further detailed planning applications will be made before construction work begins.

How can I get in touch?

We value your feedback and welcome your thoughts on our proposals for Sevenoaks Quarry. We are holding a second consultation event on our updated plans on Wednesday 20 October 2021. The event will take place at the Bat & Ball Community Centre, Crampton’s Road, Sevenoaks, TN14 5DN from 4pm to 8pm.

In the meantime, if you would like to get in touch, you can do so through completing the online feedback form at our dedicated website - sevenoaks.tarmac.com - or by contacting Duncan Flynn at Cratus Communications on [email protected] or 07769 653052.

In addition, you can view a recording of our previous online consultation from 21 July 2021.