Secretary of State refuses Northfleet Harbourside appeal

The Secretary of State has refused planning permission for a mixed-use development that would have included approximately 3,500 new homes following a recovered appeal decision.

The proposals comprised a major mixed-use redevelopment at Northfleet Harbourside in Gravesham, Kent, including up to 3,500 homes, commercial space, a hotel and a new stadium for Ebbsfleet United Football Club.

A key issue in the appeal was the proposed loss of a safeguarded minerals wharf on the River Thames. The Inspector concluded that the benefits of the scheme would not justify the loss of the wharf, and the Secretary of State agreed with that conclusion.

The Secretary of State's reasoning on this issue is set out at paragraphs 20-23 and 43-49 of the decision letter. The Inspector's assessment can be found at paragraphs 14.55-14.80 of the Inspector's report.

The inquiry lasted four weeks and involved three Rule 6 Parties: Kent County Council, in its capacity as the Minerals Planning Authority, the Port of London Authority and Britannia Refined Metals Ltd. The Rule 6 Parties opposed the scheme on a number of grounds, including minerals wharf safeguarding and the agent of change principle. Gravesham Borough Council supported the application, citing unmet housing need and the regeneration benefits of the proposals.

Rupert Warren KC and Joel Semakula acted for the Applicant.

Russell Harris KC and Rob Walton KC acted for the Port of London Authority, which opposed the grant of planning permission on the basis that the scheme’s benefits did not justify the loss of the wharf.