Independent Design Review Panel: The Key to Planning Approval - Lessons from Deane House

Project: Dene House (aka The Gables)

Location: Warren Street, Lenham, Maidstone, Kent, ME17 2ED

Architect: Hawkes Architecture

Planning Consultant: DHA Planning

Landscape Architect: EDLA

Local Planning Authority: Maidstone Borough Council

Panel Review Dates: 1 December 2022 (site visit) and 24 May 2024 (desktop review)

Outcome: Appeal Allowed (Planning Inspectorate Reference: APP/U2235/W/24/3357959)

Aerial view of the rear of Dene House (aka The Gables) showcasing a blend of modern and traditional architecture nestled amidst lush greenery - image courtesy of Hawkes Architecture.

Introduction

What does it take for an ambitious, architecturally innovative home in a nationally protected landscape to gain planning permission—despite an initial refusal by the Local Planning Authority?

In the case of Dene House in Lenham, Kent, the answer lies in the strength of independent design review.

In his decision to allow the appeal, the Planning Inspector gave clear and significant weight to the feedback of The Design Review Panel (www.designreviewpanel.co.uk):

“I have paid particular attention to the detailed assessment and advice on the proposal from the Design Review Panel […] I place great weight on this independent and expert assessment.”

This article explores how impartial, multidisciplinary input from The Design Review Panel helped shape the proposal at a formative stage—ultimately influencing the Planning Inspectorate’s decision and unlocking planning approval. It offers valuable insights for applicants, architects, planning consultants, self-builders, and local planning authorities on the role that design review panels can play in achieving successful, policy-aligned outcomes.

A modern, single-storey dwelling harmoniously integrated into the landscape, featuring a sunken garden inspired by deneholes to flood the lower-ground space with natural light -  image courtesy of Hawkes Architecture.

Dene House: A Planning Challenge with Ambition

The proposal at Dene House involved demolishing a series of outbuildings and constructing a new dwelling within the Kent Downs National Landscape (formerly AONB).

The design is conceived as a single-storey dwelling embedded within the landscape, drawing inspiration from the local phenomenon of deneholes to create a sunken garden that admits natural light into a lower-ground floor. This lower level accommodates a dedicated rehabilitation suite for physical therapy, discreetly integrated within the topography. A core requirement of the brief was to ensure that the home is fully future-proofed for wheelchair use. Accordingly, the sunken garden offers level access directly from the internal living spaces, complemented by a gently meandering, wheelchair-accessible path that descends from the upper garden level.

A modern architectural proposal featuring three pivoting gables, each uniquely designed with distinct materials to blend residential and agricultural elements, harmonizes with the surrounding landscape and neighboring buildings -  image courtesy of Hawkes Architecture.

Formally, the proposal is expressed as a composition of three pivoting gables, arranged to respond to the grain and alignment of neighbouring buildings. Each gable is articulated with its own distinct material language, transitioning from a softer, residential palette to a more agricultural one—reflecting the character of the site’s immediate context. In plan, the gables are chamfered to present a reduced frontage to the street, while expanding towards the rear to capture panoramic views across the Kent Downs National Landscape.

The conceptual reference to deneholes was established early in the design process. These locally distinctive chalk excavations consist of a vertical shaft that widens into subterranean chambers below ground. Though their precise historic purpose remains a subject of debate—ranging from chalk extraction to use as grain stores, dwellings, or hideouts—deneholes contribute to the unique texture and folklore of the local landscape. Today, many appear as subtle depressions in the ground, anchoring the project in its specific geological and cultural context.

Architectural site plan illustrating the integration of conceptual deneholes, with a winding pathway and subterranean chambers inspired by local chalk excavations, set amid lush greenery and discrete terrain depressions -  image courtesy of Hawkes Architecture.

The ambition was clear: to achieve "outstanding architectural quality and innovative design"—a high bar set under Paragraph 139 of the National Planning Policy Framework (NPPF), which states:

“… significant weight should be given to:-

(a) development which reflects local design policies and government guidance on design […]

(b) outstanding or innovative designs which promote high levels of sustainability or help raise the standard of design more generally in an area, so long as they fit in with the overall form and layout of their surroundings.”

From the outset, this was a project that would need to go beyond the ordinary.

Early Engagement with the Design Review Panel

Recognising the sensitivity of the site and the level of scrutiny likely to accompany the proposal, the design team—led by Hawkes Architecture, with DHA Planning and EDLA—engaged proactively with The Design Review Panel.

The first session in December 2022, which included an in-person site visit, was timed at a formative stage. This enabled the Panel to engage as a critical friend—offering constructive challenge that shaped the developing concept, rather than responding to a fully fixed design.

A follow-up desktop review in May 2024 confirmed the progress made and commended the team for responding directly and meaningfully to the Panel’s earlier observations.

The Design Review Panel Site Visit December 2022

The Design Review Panel Site Visit December 2022

The Design Review Panel Site Visit December 2022

The Design Review Panel Site Visit December 2022

The Design Review Panel Site Visit December 2022

The Design Review Panel Site Visit December 2022

Panel Feedback: Balancing Sensitivity & Innovation

In its early assessment, The Design Review Panel praised the proposal’s ambition, comprehensive site analysis, and strong sustainability principles. However, concerns were raised about:

• The sensitivity of the Kent Downs National Landscape;

• The historical character of the surrounding settlement;

• Aspects of the internal layout and landscape integration.

  
  

The Panel encouraged greater refinement in how the building responded to its context—emphasising sustainability enhancements, topographical alignment, and landscape-led design thinking.

To their credit, the design team embraced this feedback. The revised proposal submitted for the second review demonstrated clear evolution. The Panel commended its:

• Outstanding architectural quality;

• Sensitive integration with the landscape;

• Innovative sustainability features, including low embodied energy and passive design strategies.

Appeal Success: The Inspector’s Decision

Despite these improvements, Maidstone Borough Council refused the application, citing concerns around rural character, visual impact, and the principle of development in open countryside.

At appeal, however, the Planning Inspector offered a markedly different interpretation—placing significant weight on the Panel’s independent assessment, as per the NPPF and stated:-

“The Panel concludes that the scheme meets the criteria set out in para 139 of the NPPF and demonstrates a high level of design quality and sensitivity to its context which would set a strong example for future developments in the area.”

The Planning Inspector went on to note the following:-

“On the basis of my own assessment and the advice of the Design Review Panel, the proposal demonstrates a high level of design quality and sensitivity to its context. The design is recognised to be outstanding and innovative with a high level of sustainability measures built into its construction.”

Ultimately, the Planning Inspector found that the scheme satisfied the exceptional quality requirements of Paragraph 139 of the NPPF, and granted planning permission. The role of The Design Review Panel was instrumental—not merely as supportive commentary, but as a material consideration carrying weight in the final decision.

Supporting Local Planning Authorities Through Independent Design Review

While applicants are often the ones to initiate engagement, The Design Review Panel (www.designreviewpanel.co.uk) also supports Local Planning Authorities (LPAs) by providing credible, expert commentary aligned with NPPF principles. In doing so, the Panel can help:

• Improve the quality of submissions before determination;

• Clarify how schemes respond to design policy and guidance;

• Reduce officer workload through independent scrutiny;

• Provide evidence for committee reports or appeal proceedings.

  
  

Because The Design Review Panel is fully independent—not affiliated with applicants or councils, and not bound by any ongoing frameworks or contractual arrangements—its multidisciplinary perspective offers a fair, transparent, and valuable reference point for planning decisions.

Lessons from the Dene House Case

• Early Engagement is Crucial: The first Panel session took place well before submission, allowing time for meaningful influence.

• Design Review Shapes Outcomes: Feedback led to demonstrable improvements that satisfied the Inspector’s expectations.

• Independent & Impartial Matters: The Panel’s credibility as an expert, external body contributed directly to the appeal’s success.

• Policy Alignment Carries Weight: Structured commentary against NPPF Paragraph 139 helped support a planning-compliant decision.

  
  

A Proven Pathway to Planning Success

The Dene House appeal offers a clear lesson: independent design review is not just a best practice—it can be decisive. In complex or sensitive contexts, early and sustained engagement with The Design Review Panel can elevate a proposal from good to outstanding, increase confidence in the planning process, and provide vital reassurance to both decision-makers and communities.

At The Design Review Panel, we are committed to supporting better design outcomes across the UK through constructive, professional and impartial feedback. Whether you're promoting a single dwelling in a rural setting or a major urban development, engaging with our panel early may significantly strengthen your case.

Related Documents

Appeal Decision (APP/U2235/W/24/3357959)

LPA Decision notice (Refusal)

Commitee Report

For expert, impartial and indepedent design review panel services visit www.designreviewpanel.co.uk