Land Adjacent St Augustines Cross And North And South Of Cottington Road, Cliffsend, Kent, CT12 5LJ

erection of up to 200 dwellings (Class C3) with car parking and all ancillary enabling works including associated highway, drainage and landscape works

Authority: Thanet District Council
Appeal type: major · Planning Appeal
Procedure: Inquiry
Development: residential · Major dwellings
Inspector: Webb B

Main issues, as the Inspector framed them

The main issue is effect of the development on the character and appearance of the area including its effects on the significance of a designated heritage asset and the landscape.

What decided it

The considerable weight attaching to the 'upper range' of less than substantial harm to the significance of St Augustine's Cross was not outweighed by the public benefits, including housing delivery.

Significant weight given to housing delivery benefits and limited weight given to other benefits (biodiversity net gain, local services, S106 contributions) did not outweigh the considerable importance and weight attached to less than substantial harm (upper range) to the significance of St Augustine's Cross, nor justify the unacceptable harm to landscape character.

Framework references: 215

Plan policies cited: Policy SP01, Policy H01, Policy SP24, Policy HE03, Policy SP36, Policy SP26, Policy QD02

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.

The judgement stays yours. The tool gathers the material and dates it.