Land east of Dunmow Road , Thaxted, Essex , CM6 2NX

Main issues, as the Inspector framed them

• the effect of the proposed development on the character and appearance of the area
• the effect of the proposed development on heritage assets
• whether the appeal site is a suitable location for new dwellings having regard to local and national policy for the delivery of housing

What decided it

The less-than-substantial harm to the significance of designated heritage assets (the Thaxted Conservation Area and Totman's Farm listed building) is not outweighed by the public benefits of the scheme, providing a clear reason to refuse the development under Framework paragraph 11(d) notwithstanding the absence of a five-year housing land supply.

The significant harm to the Thaxted Conservation Area's setting and moderate harm to the listed building's setting, to which considerable weight was given, were not outweighed by the modest public benefits comprising nine bungalows contributing to housing supply and minor highway improvements, resulting in dismissal despite the Council's inability to demonstrate a five-year housing land supply.