Arcady, Holt Road, Cley-next-the-sea, HOLT, NR25 7TU

Main issues, as the Inspector framed them

• The main issue is whether the existing development or the development proposed is of a high standard of design that reinforces local distinctiveness, taking particular account of its effect on the historic environment, landscape character and the AONB.
• The main issue is the effect of the proposed variation of condition 2 on the historic environment, landscape character and the AONB (Appeal C).
• As with Appeal A, the main issue is whether the development proposed is of a high standard of design that reinforces local distinctiveness, taking particular account of its effect on the historic environment, landscape character and the AONB (Appeal D).

What decided it

The less than substantial harm to the significance of Cley Conservation Area and to the setting of the Grade I listed St Margaret's Church, caused by the excessive height, mass and scale of the replacement dwelling, was not outweighed by the limited public benefits, providing a clear reason for refusal in both the enforcement appeal (Appeal A) and the mediation scheme appeal (Appeal D).

The less than substantial harm to the significance of the Conservation Area and the Church was not outweighed by the small public benefits identified (ecological enhancement, sustainable construction, addition to housing stock), so the balance favoured refusal of the dwelling and engineering works, while permission was granted for the annexe and swimming pool which caused no such harm.