UNStudio’s proposed Ebbsfleet scheme was adjacent to one of Europe’s largest lead refineries
The housing secretary has rejected called-in plans for a new 8,000-seat stadium alongside 3,500 homes in Ebbsfleet.
The planning application was made by Northfleet Central 1 Limited to Gravesham Borough Council back in 2022 and called in by the Ministry for Housing, Communities and Local Government in February 2025.
The proposals from Dutch architect UNStudio would have seen Ebbsfleet United Football Club’s existing stadium and the surrounding building demolished to make way for the mixed-use scheme, which would also have includes retail, local services and other amenities.
After a public local inquiry from May to November last year, the inspector delivered a report which highlighted the “numerous” benefits of the scheme, including the significant provision of housing.
However, he said “little demonstrated of actual need has been provided” for the new stadium and said that building it would require “the complete loss of a safeguarded minerals wharf”, which provides materials for construction companies in Kent, London and the south-east, as well as the “dismemberment of a thriving industrial estate”.
Perhaps more significantly, he said the scheme would “put 7,000 or so humans at risk of highly toxic lead poisoning”, noting that it was adjacent to one of Europe’s largest lead refineries.
“These are levels of onsite lead pollution which the workers at the refinery wear mechanical ventilation helmets and overalls whilst on site, and have regular blood tests in order to mitigate the risk to them whilst working on the site,” he said.
“It is extremely likely that the new residents would be exposed to harmful levels of lead in areas which adults and children would live, work and play.
In a decision letter, Rayner agreed with the inspector’s recommendation to refuse, finding that “the adverse impacts of granting permission would significantly and demonstrably outweigh the benefits”.
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