Oast View, Track To Kingsdown Church, Kingsdown, Sittingbourne, Kent, ME9 0AS

Main issues, as the Inspector framed them

• whether the appeal site represents a suitable location for the proposed development
• the effect of the proposed development on the character and appearance of the area, having particular regard to the Kent Downs Area of Outstanding Natural Beauty (AONB)
• the effect of the proposed development on the setting of the Grade II listed buildings, known as the Church of St Catherine and Church Oast
• whether the proposed development would provide sufficient parking for the new dwelling, having particular regard to highway safety

What decided it

The site's location within a protected area (AONB) and its harmful effect on designated heritage assets provided a clear reason for refusal under paragraph 11(d) of the Framework, displacing the presumption in favour of sustainable development despite the Council's inability to demonstrate a 5-year housing land supply.

Although the Council cannot demonstrate a 5-year housing land supply, the protective policies in the Framework for AONBs and designated heritage assets provide a clear reason for refusal; the limited public benefits of one dwelling do not outweigh the significant harm to the AONB landscape and less than substantial but considerable harm to the setting of listed buildings.