Land at Roothers Farm, Debden Green, Saffron Walden, Essex, CB11 3LX

Main issues, as the Inspector framed them

• the effect of the proposed dwellings on the character and appearance of the surrounding area
• the effect on the setting of Roother's Farmhouse, a grade II listed building

What decided it

The harm to the setting of the Grade II listed building, which provides a clear reason for refusal under NPPF paragraph 11(d)(i) footnote 7, combined with significant harm to character and appearance and the unsustainable location, outweighed the limited public benefits of two additional dwellings.

The less than substantial harm to the setting of the listed building was weighed against the modest social benefit of two dwellings and limited economic benefits, with the heritage harm outweighing the public benefits; the tilted balance was disengaged by heritage harm, and the wider conflicts with development plan policies and sustainability concerns were not outweighed by material considerations.