163 Tonbridge Road, East Peckham, Tonbridge, TN12 5JP

Main issues, as the Inspector framed them

• Whether or not the proposal would be inappropriate development in the Green Belt
• The effect upon flood risk
• The effect upon highway safety, having particular regard to the intended parking arrangements
• Whether or not the proposal would preserve or enhance the character or appearance of the Little Mill East Peckham Conservation Area
• If the proposal would be inappropriate development, whether or not the harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify it

What decided it

The substantial harm to Green Belt openness, combined with unacceptable flood risk, highway safety and conservation area harm, could not be outweighed by the modest public benefits of one additional dwelling.

The modest public benefits, including housing delivery in a borough with a 3.22-year supply, did not outweigh the substantial harm to the Green Belt, the less than substantial harm to the conservation area's heritage significance, and the additional harms to flood risk and highway safety.