Land Rear of 14-20 Northill Road, Cople, Bedford, MK44 3TU

Main issues, as the Inspector framed them

• the effect of the development on the character and appearance of the area
• the effect of the development on the significance and setting of non-designated heritage assets (the Duke of Bedford cottages, 14-20 Northill Rd)
• the effect of the development on highway safety
• whether the development would make adequate provision for waste storage and collection
• the effect of the development on biodiversity
• whether the development would make adequate provision for outdoor sport space and equipped play areas
• whether the development would make adequate provision towards the creation of the Forest of Marston Vale

What decided it

The cumulative effect of harm to character and appearance, heritage setting, highway safety, and failure to secure adequate provision for open space and biodiversity surveys, combined with the Council's demonstrated 5-year housing land supply, meant the moderate benefits of housing delivery could not outweigh the policy conflicts and harms identified.

The benefits of housing delivery and more effective use of land were afforded only moderate weight and were insufficient to outweigh the harms to character and appearance, heritage assets, highway safety, and the policy conflicts identified, particularly given the Council's demonstrated 5-year housing land supply.