Land to the Rear of the Coach & Horses PH, Cambridge Road, Newport, Saffron Walden, CB11 3TR

Main issues, as the Inspector framed them

• the effect of the proposal on the setting of the Coach and Horses, a Grade II listed building
• the effect on the character and appearance of the locality
• whether the proposed development would provide acceptable living conditions for future occupiers with regard to privacy and the effect of the proposed dwellings on the living conditions of the occupiers of Nos. 2 and 4 Granta Mead Close with particular reference to privacy

What decided it

The identified less-than-substantial harm to the setting of the Grade II listed building, which was not outweighed by the modest public benefits of five dwellings, combined with significant harm to character and appearance and living conditions, provided clear reasons for refusal that engaged the exception to the tilted balance.

The modest social and economic benefits of providing five dwellings in a sustainable location with a significant housing shortfall were outweighed by the less-than-substantial harm to the heritage setting of the listed building, significant harm to character and appearance, and significant harm to living conditions through loss of privacy; the conflict with the recently made neighbourhood plan policies also attracted substantial weight.