Cross Farm, The Cross, Hollington, Stoke-on-Trent, ST10 4HH

Main issues, as the Inspector framed them

• Appeal A: whether the proposal would preserve the Grade II listed Yard Farm House, any of the features of special architectural interest that it possesses
• Appeal A: the effect of the proposal on the character and appearance of the host building
• Appeal A: the effect of the proposal on highway safety, with particular regard to parking provision
• Appeal B: the effect of the proposal on the setting of the Grade II listed Yard Farm House
• Appeal B: whether the proposal would accord with national and local planning policies for development in the countryside
• Appeal B: the effect of the proposal on the character and appearance of the host building
• Appeal B: whether the proposal would provide acceptable living conditions for future occupiers, with particular regard to privacy, noise and odours
• Appeal B: the effect of the proposal on protected species

What decided it

In Appeal A, the less than substantial but considerable harm to the listed building's special interest could not be outweighed by private benefits alone; in Appeal B, the cumulative failures to accord with countryside development policies, design quality, living conditions, and protected species requirements were decisive.

Appeal A: less than substantial harm to the listed building weighed against private benefits only, which was insufficient to justify the development. Appeal B: no balancing exercise undertaken as the proposal failed to accord with development plan policies on multiple grounds.