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Dismissed20 December 20213276782

Land on the East Side of Western Road, Deal, CT14 6RX

Planning appeal 3276782 at Land on the East Side of Western Road, Deal, CT14 6RX (Dover District Council) was dismissed on 20 December 2021 by Inspector McCreery D, by written representations. The main issue, as the Inspector framed it: The effect on nearby heritage assets, including the character and appearance of the Conservation Area.

demolition of existing buildings and erection of 5 nos terraced dwellings with associated landscaping, waste/recycling storage, cycle storage, car parking and vehicular access (through retained boundary wall)

Authority
Dover District Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Other minor developments
Inspector
McCreery D
Postcode
CT14 6RX

Main issues, as the Inspector framed them

  • The effect on nearby heritage assets, including the character and appearance of the Conservation Area
  • Whether safe and suitable access would be provided, and any consequent effect on highway safety
  • The effect on the living conditions of occupiers nearby, with particular reference to properties at 24-34 Western Road
  • The effect on local trees
  • Whether the proposal appropriately satisfies the sequential test in the Framework, in particular by demonstrating that no sequentially preferable sites are reasonably available in areas with lower risks of flooding

What decided it

The proposal fails to demonstrate safe and suitable access due to inadequate visibility and turning arrangements in the constrained alleyway location, and causes unacceptable harm to neighbouring living conditions through overlooking and privacy loss, which together significantly and demonstrably outweigh the modest housing benefit of one additional dwelling over the fallback position.

The adverse impacts of granting planning permission (highway safety and living conditions harm) significantly and demonstrably outweigh the benefits (housing delivery of one additional dwelling over the fallback 2021 permission), when assessed against the policies in the Framework taken as a whole

What the Inspector cited

National Planning Policy Framework
Paragraph 11Paragraph 60Paragraph 69Paragraph 110Paragraph 111Paragraph 119Paragraph 120Paragraph 130Paragraph 131Paragraph 161Paragraph 162Paragraph 163Paragraph 164Paragraph 197Paragraph 199Paragraph 200Paragraph 202

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.