The Old Church, 48 Verulam Road, St. Albans, AL3 4DH

Main issues, as the Inspector framed them

• whether the proposal would preserve the listed building, known as 'The Old Church', and any features of special historic interest that it possesses, including its setting, and the extent to which it would preserve or enhance the character or appearance of the St Albans Conservation Area
• whether suitable living conditions would be provided for future occupiers of Plots 1 and 2 of the proposed development, in respect of outlook

What decided it

The heritage harm to the listed building and conservation area, being less than substantial but not justified by the public benefits, combined with inadequate outlook for ground floor occupiers, meant the proposal failed to accord with the development plan and the Framework's heritage protection policies.

The less than substantial heritage harm to the listed building and conservation area, to which great weight must be given under NPPF paragraph 199, was not outweighed by the public benefits comprising modest housing delivery, heritage benefits of considerable and moderate weight, and social/environmental benefits of moderate weight; the tilted balance under NPPF paragraph 11 did not apply because paragraph 11d(i) provided a clear reason for refusal based on protection of heritage assets.