®Planning appeal decision
66-68 Sandgate High Street, Sandgate, Kent, CT20 3AR
Planning appeal 6004435 at 66-68 Sandgate High Street, Sandgate, Kent, CT20 3AR (Folkestone and Hythe District Council) was dismissed on 26 May 2026 by Inspector Housden C, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the character and appearance of the area, with particular regard to the effect on the setting of the Grade II Listed 61 - 65 High Street, and the Sandgate Conservation Area.
demolition of car sales garage and erection of 8 x 2 bed flats, parking and access
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Housden C
- Postcode
- CT20 3AR
Main issues, as the Inspector framed them
- the effect of the proposal on the character and appearance of the area, with particular regard to the effect on the setting of the Grade II Listed 61 - 65 High Street, and the Sandgate Conservation Area
- whether the future occupiers of units 4 and 5 would have suitable living conditions with specific regard to daylight and sunlight
What decided it
The less than substantial but considerable harm to the significance of the designated heritage assets (the Grade II listed building and conservation area) amounted to a strong reason for refusing the development under paragraph 11d)i) of the Framework, which was not outweighed by the modest public benefits of housing delivery and removal of the existing detracting building.
The less than substantial but considerable harm to the significance of the Grade II listed building and conservation area, weighted as significant against the development, was not outweighed by the modest public benefits of eight market dwellings in an area with 3.1 years' housing land supply, removal of a detracting building, and limited economic and social benefits, resulting in the balance tipping decisively against the proposal.
What the Inspector cited
- Development plan policies
- Policy HB1Policy HB3Policy SS3
- National Planning Policy Framework
- Paragraph 11Paragraph 125Paragraph 135Paragraph 139Paragraph 212Paragraph 213Paragraph 215Paragraph 232
How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.
See how each was appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
More decisions in Folkestone and Hythe District Council
The authority’s record since 2016 · every decision in 2026
- Allowed23 October 20266010522Atholl Cottage, Bartholomew Street, Hythe, CT21 5BS
- Dismissed19 October 20266014928130 Dolphins Road, Folkestone, CT19 5QB
- Dismissed30 September 20266007677Building Opposite Nash Cottage, Ashford Road, Brenzett, TN29 0BL
- Dismissed30 September 20266004364Opposite 67 Sandgate Road, Folkestone, CT20 1RY
- Dismissed30 September 20266004363Opposite 67 Sandgate Road, Folkestone, CT20 1RY
The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.