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Dismissed21 November 20223283600

Seotamot Littlebourne Road, Canterbury, CT3 4AE

Planning appeal 3283600 at Seotamot Littlebourne Road, Canterbury, CT3 4AE (Canterbury City Council) was dismissed on 21 November 2022 by Inspector Jackson R, by written representations. The main issue, as the Inspector framed it: effect on habitats sites.

for an 80 bedroom care home (C2 use) and replacement dwelling house and detached garage

Authority
Canterbury City Council
Appeal type
major · Planning Appeal
Procedure
Written Representations
Development
community-institutional · Other Major Developments
Inspector
Jackson R
Postcode
CT3 4AE

Main issues, as the Inspector framed them

  • effect on habitats sites
  • highway safety
  • character and appearance of the area

What decided it

The proposal would adversely affect the integrity of the Stodmarsh SAC and Ramsar site through nutrient pollution from wastewater with no appropriate mitigation secured, which under the Habitats Regulations is a mandatory ground for refusal.

The benefits of housing delivery were outweighed by the adverse effect on a habitats site (a clear reason to refuse under paragraph 182 of the Framework) and the unmitigated highway safety issues.

What the Inspector cited

Development plan policies
Policy LB5Policy LB6Policy T1Policy T9Policy SP1Policy SP4Policy DBE3Policy QL10
National Planning Policy Framework
Paragraph 11Paragraph 80Paragraph 110Paragraph 182

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.