former Royal Oak Public House, 73 Main Street, Hornby , Lancaster, Lancashire, LA2 8JY

Main issues, as the Inspector framed them

• Whether the development would be in a suitable location with regard to flood risk
• Whether a contribution should be made towards the delivery of affordable housing
• Whether the proposal would provide suitable parking provision
• Whether the proposal would preserve the Grade II listed building, its setting and any features of special interest that it possesses
• Whether the proposal would preserve or enhance the character or appearance of the Hornby Conservation Area
• Whether the proposal would constitute enabling development with regard to the restoration and conservation of the Grade II listed building and, if so, whether the conservation benefits would be sufficient to outweigh the disbenefits of any identified conflicts with planning policy

What decided it

The combined and unresolved harm to the flood risk sequential test outcome and to the significance of the listed building and conservation area, without a robust case for enabling development, outweighed the public benefits of the scheme.

the public benefits, including housing delivery and securing a use for the listed building, did not outweigh the great weight placed on the less than substantial harm to the listed building and conservation area, together with unresolved conflicts on flood risk, affordable housing and parking/highway safety