48 Alexandra Street, Southend on Sea, Essex, SS1 1BJ

Main issues, as the Inspector framed them

• the effect of the proposed development on the character and appearance of the surrounding area, the significance of the non-designated heritage asset, the Alexandra Street Frontage of Townscape Merit, the setting of the grade II listed Clifftown Church, and the setting of the Clifftown Conservation Area
• the effect of the proposed development on the living conditions of the occupiers of the neighbouring dwellings with regard to light and outlook
• whether the proposed development would make an appropriate contribution to affordable housing, secondary education and transportation matters

What decided it

The substantial harm to character and appearance, heritage assets and neighbouring living conditions demonstrably outweighs the housing supply benefits, even in the context of a shortfall in five-year housing land supply.

The substantial harm to character and appearance, the significance of the non-designated heritage asset, the setting of the conservation area and the living conditions of neighbouring dwellings substantially outweighs the benefits of 20 dwellings on brownfield land and the contribution to housing supply, such that the presumption in favour of sustainable development does not apply.