98 Old Road West, Gravesend, DA11 0LR

Main issues, as the Inspector framed them

• The effect of the proposed development on the character and appearance of the building and surrounding area including the effect on the setting of a designated heritage asset
• Whether or not the proposal would harm the living conditions of future occupiers with particular regard to refuse storage and external amenity space
• Whether or not the proposed development would harm the living conditions of neighbours with particular regard to noise and disturbance
• Whether or not the proposed development would provide sufficient on-site car and cycle parking
• The effect of the proposed development on the integrity of the Thames Estuary and Marshes Special Protection Area (SPA) and Ramsar Site

What decided it

The adverse impacts of the proposal—harm to character and appearance, unacceptable noise and disturbance to existing occupiers, and uncertainty over adequate car and cycle parking provision—would significantly and demonstrably outweigh the limited benefits of two additional one-bed flats, even under the tilted balance.

The benefits of providing two additional one-bed flats and modest economic benefits were outweighed by significant and long-lasting harms to character and appearance, failure to safeguard living conditions of existing occupiers, and uncertainty over parking provision, such that the adverse impacts significantly and demonstrably outweighed the benefits.