Ashford Road, Kingsnorth, Ashford

Main issues, as the Inspector framed them

• The effect of the proposal on the integrity of designated Habitats Sites (Stodmarsh), with particular regard to nitrogen and phosphorous nutrient levels, including any mitigation proposed.
• The suitability of the appeal site for the proposed development having regard to Local Plan policies, and the impact on character and appearance with particular regard to the 'green buffer', the 'Ashford Green Corridor', and potential coalescence.
• The effect of the proposal on the provision of health care facilities within Ashford Borough.

What decided it

The Inspector could not be satisfied that the scheme would avoid adverse effects on the integrity of the Stodmarsh habitats sites, which provided a clear reason for refusal under Framework policy regardless of the otherwise favourable planning balance.

The substantial and significant benefits of housing delivery, health care provision and economic benefits outweighed the moderate harm to the character and appearance of the area, but this balance was overridden because the harm to the integrity of the Stodmarsh habitats sites provided a clear reason for refusal, meaning the presumption in favour of sustainable development did not apply.