®Planning appeal decision
41 - 45 High Street and 5 Hardres Street, Ramsgate, Kent, CT11 9AG
Planning appeal 3326660 at 41 - 45 High Street and 5 Hardres Street, Ramsgate, Kent, CT11 9AG (Thanet District Council) was dismissed on 18 July 2024 by Inspector Dade E, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on the character and appearance of the Ramsgate Conservation Area and setting of nearby Grade II listed buildings.
erection of a part three storey, part four storey building, together with change of use of part of first floor to accommodate 8No 1-bed flats and 2No 3-bed flats
- Authority
- Thanet District Council
- Appeal type
- major · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Major dwellings
- Inspector
- Dade E
- Postcode
- CT11 9AG
Main issues, as the Inspector framed them
- the effect of the proposed development on the character and appearance of the Ramsgate Conservation Area and setting of nearby Grade II listed buildings
- the living conditions of the occupants of nearby dwellings, with particular regard to daylight, sunlight, and outlook
- highway safety
- local infrastructure
What decided it
The less than substantial but considerable harm to the character and appearance of the conservation area and the setting of listed buildings, which was not outweighed by the public benefits of housing delivery, combined with unacceptable harm to neighbouring living conditions, highway safety concerns, and failure to secure infrastructure mitigation, justified dismissal despite the Council's inability to demonstrate a five-year housing land supply.
The moderate positive contribution to housing supply and modest benefits from the brownfield, town centre location were outweighed by the considerable harm to heritage assets, unacceptable harm to neighbouring living conditions, highway safety concerns, and failure to mitigate infrastructure impacts.
What the Inspector cited
- Development plan policies
- Policy HE02Policy HE03Policy QD02Policy QD03Policy SP35Policy SP41Policy TP08
- National Planning Policy Framework
- Paragraph 11Paragraph 55Paragraph 57Paragraph 115Paragraph 135Paragraph 139Paragraph 205Paragraph 206Paragraph 208
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 appliedThe decision letter
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With an account
What an account adds to this decision
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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.