Brooke House, Brooke Gardens, Brooke, NR15 1JH

Main issues, as the Inspector framed them

• whether the proposed development would preserve or enhance the character and appearance of Brooke House, the Brooke Conservation Area and the setting of the Historic Parkland
• the effect of the proposed development on the living conditions of neighbouring occupiers with particular regard to noise and disturbance

What decided it

The less than substantial harm to the significance of the Conservation Area and the non-designated heritage asset was not outweighed by the public benefits of the proposed development, particularly given the statutory duty under section 72(1) of the Planning (Listed Building and Conservation Areas) Act 1990 to pay special attention to preserving or enhancing the character or appearance of the conservation area.

The less than substantial harm to the heritage asset and Conservation Area, to which significant weight was attributed, was not outweighed by the totality of the public benefits including the provision of 25 additional care beds (significant weight), economic benefits (moderate weight), improved facilities and wellbeing for residents (moderate weight), modest freeing up of larger homes to the local housing market, and modest enhancement to highway safety.