123 Marine Parade, SHEERNESS, Kent, ME12 2BX

Erection of three-bedroom detached dwelling and associated amenities

Authority: Swale Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Szymanski D

Main issues, as the Inspector framed them

whether or not the proposal is compliant with policies in respect of flood risk
the effect of the proposal upon highway operation and safety
the effect of the proposal upon designated habitats sites

What decided it

The proposal conflicts with fundamental flood risk policies by failing to satisfy the sequential test, which alone outweighs all benefits; additionally, the scheme cannot proceed due to unmitigated likely significant effects on designated habitats sites under the Conservation of Habitats and Species Regulations 2017.

Framework references: 170, 172, 173, 174, 175, 181, 177, 179, 115, 193

Plan policies cited: Policy DM21, Policy ST1, Policy ST3, Policy DM14, Policy DM28

Read the decision letter on the Inspectorate’s site

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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.
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