49 Gouge Avenue, Northfleet, GRAVESEND, Kent, DA11 8DP

demolition of an existing single storey garage outbuilding and its replacement with a single storey annex building for residential accommodation ancillary to the main house alongside associated landscaping

Authority: Gravesham Borough Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Gee R

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the area
whether the proposal would provide acceptable living conditions for future occupiers, including whether or not it would be considered a safe place to live
whether or not the proposed development would constitute a separate dwelling
the effects of the proposal on the integrity of the North Kent Special Protection Area and Ramsar, including the Thames Estuary and Marshes

What decided it

The harmful effect on character and appearance combined with unacceptable living conditions for future occupiers due to poor access arrangements outweighed any benefits of the proposal.

Framework references: 149, 150

Plan policies cited: Policy CS02, Policy CS15, Policy CS19

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

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