634 London Road, Grays, Essex, RM20 3JT

Main issues, as the Inspector framed them

• the effect of the proposal on the character and appearance of the area
• the effect of the proposal on the living conditions of future occupiers of the proposed dwelling or the occupiers of 634 London Road, in respect of private amenity space
• whether the proposal would provide adequate manoeuvring space for vehicles parked at the proposed dwelling or 634 London Road
• whether the proposal would increase flood risk at the appeal site or to third party land

What decided it

The proposal's failure to demonstrate that it would not increase flood risk, combined with substantial harms to character and appearance, private amenity space, and highway safety, outweighed the social and economic benefits of delivering a modest dwelling.

The conflicts with the development plan were afforded substantial weight; the absence of a five-year housing land supply engaged the tilted balance under NPPF paragraph 11(d), but the proposal's conflict with flood risk policies (a protected asset under footnote 7) meant the tilted balance did not apply, and the social and economic benefits did not justify a decision otherwise than in accordance with the development plan.