Land off Ratcliffe Highway, Hoo St Werburgh, ME3 8PX

Main issues, as the Inspector framed them

• The effect of the proposed development on the character and appearance of the area
• Whether the appeal site is in an acceptable location in terms of the location of housing and sustainable travel options, having regard to local and national policies
• The effect on biodiversity, in particular any effects on international sites and on ground nesting birds

What decided it

The acute and worsening shortfall in the council's five year housing land supply (2.03-2.69 years) meant the substantial benefit of delivering 240 homes, including affordable housing, was not significantly and demonstrably outweighed by the identified harms.

The substantial weight given to housing delivery (including 30% affordable housing), together with moderate economic, flood risk and biodiversity net gain benefits and lesser benefits, outweighed the considerable harm to character and appearance, the harm from limited sustainable travel options, the loss of best and most versatile agricultural land and the less than substantial harm to heritage assets, such that adverse impacts did not significantly and demonstrably outweigh the benefits.