40 Cross Lane East, Gravesend, DA12 5HB

Main issues, as the Inspector framed them

• the effect of the proposals on the character and appearance of the area
• the effect of the proposals on the living conditions of neighbouring occupiers
• the effect of the proposals on the Thames Estuary and Marshes Special Protection Area (SPA) and Ramsar site

What decided it

The unacceptable harm to the character of the area through loss of family housing and erosion of the balanced housing stock, combined with unacceptable harm to neighbouring living conditions through increased noise and disturbance, and in Appeal A's case the absence of secured mitigation for the Thames Estuary and Marshes SPA and Ramsar site.

Appeal A: the tilted balance under paragraph 11(d) of the Framework was not engaged due to the adverse effect on the habitats site; the identified harms clearly outweighed the benefits. Appeal B: the tilted balance applied; the significant harms to character and living conditions substantially and demonstrably outweighed the moderate benefits of housing supply and efficient use of a sustainably located site.