12A Church Street, North Luffenham, Oakham, LE15 8JR

Main issues, as the Inspector framed them

• Whether the development would preserve the Grade II listed building of the Horse and Panniers 12A Church Street and The Bakery 12 Church Street, or any features of special architectural and/or historic character that they possess, including setting, and whether the development would preserve or enhance the character or appearance of the North Luffenham Conservation Area
• The effect of the development on the living conditions of future occupiers with particular regard to overlooking

What decided it

The optimum viable use of the listed building as two dwellings, supported by evidence of floor level constraints and the impracticality of creating a single coherent dwelling, outweighed the less-than-substantial heritage harm from the boundary works, but the fixed louvres and internal courtyard wall were found to cause unacceptable harm without adequate mitigation.

The public benefits of securing the optimum viable use of the listed building (occupation, maintenance, provision of one additional dwelling, and accord with housing strategy) outweighed the less-than-substantial harm to heritage significance from the boundary walls, but the fixed louvres and internal courtyard wall caused unacceptable harm to heritage significance and living conditions that could not be justified.