1 Russell Road, Gravesend, Kent, DA12 2RT

the demolition of an existing detached dwelling (No 1 Russell Road, Gravesend DA12 2RT) and the subsequent construction of a new two-storey block with habitable roof space comprising of 1 x 3b/5p house, 3 x 1b/1p studio apartments and 3 x 1b/2p apartments with associated access, private and communal amenity space, refuse and cycle storage

Authority: Gravesham Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Reid L

Main issues, as the Inspector framed them

The effect of the proposal on the character and appearance of the area
The living conditions of the occupants of 25 Albion Terrace with regards to outlook
The integrity of the Thames Estuary and Marshes Ramsar Site and Special Protection Area

What decided it

The proposal conflicts with the development plan through harm to character and appearance and neighbouring living conditions, and fails to secure mitigation for effects on the Ramsar site and SPA, which provides a strong reason for refusal under paragraph 11d i) of the Framework.

The modest benefits of delivering seven homes in an accessible location and contributing to housing supply do not outweigh the significant harm to character and appearance, harm to neighbouring living conditions, conflict with the development plan, and the strong reason for refusal provided by protection of the Ramsar site and SPA.

Framework references: 11

Plan policies cited: Policy CS15, Policy CS19, Policy CS14, Policy CS12

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.

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