84 Lower Ham Road, KINGSTON UPON THAMES, KT2 5BB

Main issues, as the Inspector framed them

• The effect of the proposal on the character and appearance of the area, including trees and whether the character or appearance of the Riverside North Conservation Area would be preserved or enhanced
• The living conditions of existing residents at neighbouring buildings having regard to privacy
• Whether satisfactory living conditions would be created for future occupants having regard to the provision of outdoor space
• Flood risk
• If harm arises, whether this is outweighed by other material considerations

What decided it

The permanent harm to the significance of the Riverside North Conservation Area through loss of a building that positively contributes to its character, combined with unacceptable privacy harm to neighbouring residents and inadequately demonstrated flood risk mitigation, outweighed the moderate benefits of housing delivery.

The moderate weight given to the benefits of 5 additional dwellings and efficient use of previously developed land did not outweigh the great weight attributed to harm to the designated heritage asset, the significant harm to neighbouring residents' privacy, and the failure to adequately demonstrate flood risk mitigation; the tilted balance was not engaged due to clear reasons for refusal in heritage and flood risk policies.