3-4 Gordon Road, Canterbury, Kent , CT1 3PW

12 no. student studio apartments following demolition of existing flats

Authority: Canterbury City Council
Appeal type: major · Planning Appeal
Procedure: Written Representations
Development: residential · Major dwellings
Inspector: Ellis G

Main issues, as the Inspector framed them

whether the site is suitable for purpose-built student accommodation
whether an appropriate car free scheme would be secured
the effect of the development upon the Stodmarsh Special Protection Area, Special Area of Conservation and Ramsar site

What decided it

The proposal would result in an additional 12 students in an area already exceeding the 10% HMO concentration threshold set by Policy HD6, thereby conflicting with Policy HD7 criterion (c) which seeks to protect residential character and maintain an appropriate housing mix.

the benefits of student accommodation provision and economic benefits during construction did not outweigh the adverse impacts on the character of the residential area through increased student concentration

Framework references: 180, 181

Plan policies cited: Policy HD7, Policy HD6, Policy HD8, Policy DBE3, Policy T9

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

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