Additional reporting by Gabriel Morris

Protesters fighting against plans for 1,600 new homes in a Kent village are celebrating a reprieve after developers failed to win approval for the controversial scheme last night.

Ptarmigan Land had hoped to be given the green light for the sprawling estate on “prime farmland” in Birchington, near Margate, after Thanet District Council (TDC) recommended it be voted through.

But following a heated debate stretching across two evenings, councillors defied the advice and refused to back the project, which has attracted more than 1,800 objections since being submitted four years ago.

They instead voted to delay any decision on the future of the scheme in an attempt to increase the number of affordable homes being offered by the developer – despite being warned of the risk of a costly appeal should the bid later be rejected.

The decision followed a special meeting lasting more than six hours and held in two parts across Wednesday and Thursday night.

The chamber at TDC’s offices in Cecil Street, Margate, was packed with dozens of those opposed to the proposals, with campaigners also gathering outside on both evenings.

Among them was John Repsch, who dressed as the Grim Reaper to highlight his view that the development would bring with it the death of vital farmland.

“Once those fields have gone, that’s it, you don’t get them back, they’re finished,” he said, speaking before last night’s proceedings began.

“I think it would be a terrible tragedy to lose all this."

Mr Repsch conceded his attire was “not the best way of winning an argument” but stressed it had the potential to stir emotions.

Ptarmigan’s outline bid proposes 1,600 homes, a new primary school, land for the expansion of a medical centre, and part of the North Thanet Link road.

It was recommended for approval by planning officers despite the huge number of objections received.

Speaking before the meeting opened, resident Vicki Holloway told KentOnline: “We haven’t got enough fields to grow food on.

“In Birchington, the infrastructure just won't support that many houses – the water overflows into the sea, the doctors' surgery already struggles.”

Fellow protestor Karrie McIntosh added: “One of the reasons I moved here was for quiet.

“The lovely view from my cottage overlooks the fields and I can see the sea - that’s going to be gone.

“The community loves the fields – they walk through them with their dogs, it brings people together. We’re not going to have that now

“It’s going to ruin our lovely village.”

The first night of the meeting saw public speakers and some councillors who are not on the planning committee offer their take on the proposals.

Craig Neilson, the development director at Ptarmigan, told attendees: “I firmly believe the scheme will benefit both new and existing residents of Birchington.”

The developer says it would give up to £45 million worth of money for local services, including £8 million towards a new secondary school in Westwood, on top of the new primary school proposed.

“These are facilities which will benefit not just residents of the new development but all the residents of Birchington too,” Mr Neilson added.

The development would also include green space covering an area the size of 44 football pitches.

Mr Neilson continued: “This scheme will deliver 1,600 much-needed homes to the area.

“The application in front of you, which is an allocation in the adopted Local Plan, is an opportunity to significantly address Thanet’s housing need.”

The proposed development site spans both sides of the A28, north and east of Canterbury Road.

Up to £19m would be given by Ptarmigan to contribute to the North Thanet Link Road - a £60m road project due for completion in 2028.

The firm would also be building part of the road itself as part of the development.

Most in attendance at the meeting were not enthused by the bid, however.

Anne Ray said: “1,800 Birchington residents wrote to the council to object to this development. Why? Because it will have a negative, overbearing impact on our village.”

She added an average of three people per home would equate to 4,600 residents against a current population currently of 10,000.

“That will mean a 50% increase in our population in one fell swoop,” she continued.

“All 1,600 homes are going to be built on prime farmland that has been farmland and countryside for 500 years.”

Jane McReady, a resident of 50 years, added: “There are other options available - TDC can ask the Secretary of State to call in the application.”

Cllr Phil Fellows (Con) who represents the area on TDC, described the plans as “utter madness”.

“Our residents are not against any development, and are certainly not Nimbys,” he said.

“We understand that villages evolve but when it comes to this level of mass over-development we have to draw a line.

“Greedy developers have pound signs in their eyes and want to decimate this beautiful landscape and destroy it forever. How can we destroy the fields that feed us?

“We have to protect Thanet - that’s what we were elected for.”

Cllr George Kup (Con) told the committee the decision was not just about Birchington but “will affect every single resident here in Thanet”.

“An application as big as this will not just change the village, it will change Thanet for the worse,” he said.

Controversially, only 15% of the homes in the development would be affordable - a sticking point that councillors ultimately decided needed to be addressed.

TDC’s policy is that large developments should offer at least 30% of new homes as affordable, but Ptarmigan says this would make the development unviable.

It says meeting the 30% requirement would leave it making only 2.35% profit – or £15.6m – while at 15% affordable housing it would make 17.43% – or £93.5m.

Nationally, a profit for private developers of 15-20% is generally considered acceptable, so TDC typically aims for 17.5%.

But Cllr Steve Albon (Lab) told the chamber: “If you can't afford 30% affordable housing, then don’t build it.”

Cllr Joanne Bright (Lab) continued: “I'm uncomfortable to approve a development that under-delivers on affordable housing.

“Not only is Thanet being provided with fewer affordable homes but we are now going to be forced to wait longer for them.

“It feels like it’s weighted in favour of the developer and disregards our housing needs in Thanet.

“As it stands, I’m worried it will be a development for wealthy people."

The committee was told the amount of affordable homes could increase if Kent County Council is successful in its bid for Major Road Network funding from the government.

If that happenesd, it would take pressure off the developer to contribute and build part of the road, so it could increase the amount of affordable homes to 23% - or 368 properties.

But when it came to voting on a motion to approve the application, it was resoundingly rejected by councillors.

After a short adjournment, a fresh motion to defer the decision to allow all parties to explore ways of increasing the amount of affordable housing was passed, with 14 votes for and one abstention.

Speaking after the vote, Cllr Pugh said “I think it was the right decision.

“There are very valid reasons residents have raised – and there have been more objections to this than there are going to be houses on the site.”

“We’ve had issues with congestion and traffic in the village, those issues wont be solved by this and if anything if this application is granted it will make it worse.

“I don’t think the committee has ever had to assess and review such a large application all in one go.”