Appeal: What happens next?

As the appeal process is now entering its next formal stage, we know many supporters will want to understand what happens next, so below is simple summary.

Following the Case Management Conference held on 26 May 2026, the Planning Inspector has now set out the agreed process for the appeal inquiry.

The inquiry is scheduled to open at 10.00 am on Tuesday, 15 September 2026 and is expected to run for eight sitting days, closing on Friday, 25 September 2026, unless additional time is needed.

The appointed Planning Inspector is Paul Griffiths. Paul Tucker KC and Freddie Humphreys, Barrister, will appear for the appellant. Amanda Graham Paul, Barrister, will appear for the Council.

The inquiry will be held at:

Dover District Council Offices
Council Chamber
White Cliffs Business Park
Whitfield
CT16 3PJ

The Inspector has also asked that consideration is given to livestreaming the proceedings, so that members of the public can follow remotely if they are unable to attend in person.

The main issues to be considered at the inquiry are expected to be:

• the effect of the proposal on the character and appearance of the local landscape
• the effect on the setting and significance of designated heritage assets, particularly the Church of St Nicholas in Ash and Richborough Roman Castle and Scheduled Ancient Monument, including the amphitheatre
• the effect on archaeological remains
• whether the claimed benefits of the proposal are sufficient to outweigh any harmful impacts

Other matters may also be considered, including construction traffic, biodiversity, local living conditions, agricultural land, food production and any other relevant planning matters.

The inquiry will be dealt with formally, with evidence heard by topic. The Inspector has indicated that third parties who wish to speak will be heard on the first morning, after the opening statements. Anyone unable to attend at that point may be accommodated later in the inquiry.

The current draft programme is:

Day 1, Tuesday 15 September
Opening comments, opening statements, third-party speakers and the Council’s landscape case.

Day 2
The Council’s landscape case continues, followed by the appellant’s landscape case.

Day 3
The Council’s heritage and archaeology case.

Day 4
The appellant’s heritage case.

Day 5, Tuesday 22 September
The appellant’s heritage case continues, followed by the Council’s planning case.

Day 6
The appellant’s planning case, with possible discussion of conditions and obligations.

Day 7
Further discussion of conditions and obligations, followed by an accompanied site visit.

Day 8
Further discussion of conditions and obligations if required, followed by closing submissions from the Council and then the appellant.

This timetable is only a draft at this stage and may change as the inquiry approaches.

The Inspector will also carry out an unaccompanied visit to the site and surrounding area before the inquiry opens. That visit will also include Richborough Roman Castle and Scheduled Ancient Monument, including the amphitheatre.

Key upcoming procedural dates include:

18 August 2026: exchange of evidence
1 September 2026: rebuttal evidence, if required
14 September 2026: Inspector’s unaccompanied site visit
15 September 2026: inquiry opens

For our supporters, the most important message is that this appeal is now moving into a highly structured formal process. The issues we have consistently raised, including landscape harm, heritage impact, archaeology, construction disruption, agricultural land and the wider impact on our community, are all matters that may form part of the inquiry.

We will continue to keep you updated as the process develops.

Thank you, as always, for your continued support, encouragement and commitment to saving Ash Level.

Save Ash Level