Land adjacent to Whitstable Road and Westbrook Lane, Herne Bay, CT6 8BS

for an outline application for the provision of a single dwelling with all matters reserved except access

Authority: Canterbury City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Jolly J

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the area, with particular reference to the prevailing pattern of development
the Thames, Medway and Swale Special Protection Area and Thanet Coast and Sandwich Bay Special Protection Area
the Stodmarsh Special Area of Conservation and Special Protection Area and Ramsar

What decided it

The proposed dwelling would be incongruous with the prevailing pattern of development and would harm the character and appearance of the area, and this harm significantly and demonstrably outweighs the limited benefits of housing delivery in the context of a five-year housing land supply shortfall.

the limited economic, social and environmental benefits of one new dwelling were significantly and demonstrably outweighed by the adverse impacts on character and appearance

Framework references: 11, 130

Plan policies cited: Policy DBE3 of the Canterbury District Local Plan 2017

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.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.