Queensbury Lodge, Cottage and Stables, 196-198 High Street, Newmarket, Suffolk, CB8 9AP

Main issues, as the Inspector framed them

• The nature of the proposals and the drawings which are to be regarded as substantive (Appeal B only)
• The effect of the proposals on the significance and special interest of the three Grade II listed buildings on site (Queensbury Lodge, Queensbury Cottage and Queensbury Stables) (Appeals A, B and C)
• Whether the proposals would secure the restoration and long-term future use of Queensbury Lodge, Cottage and Stables (Appeals A, B and C)
• The effect of the proposals on the character, appearance and significance of the Newmarket Conservation Area (Appeals A, B and C)
• The effect of the proposals on the Devil's Dyke SAC/SSSI (Appeal B)
• The effect of the proposals on the Horse Racing Industry in Newmarket (Appeal B)
• The effects of the proposals on highway safety and on users of the horse walk known as The Rows (Appeal B)
• The effects of the proposals on the demand for and supply of highway and parking capacity (Appeal B)
• The effects of the proposal on local air quality (Appeal B)
• The effects on the proposal of noise from the adjacent petrol filling station and car wash (Appeal B)
• Whether the site is contaminated to a degree which requires remediation (Appeal B)
• The effects of the proposal on biodiversity (hedges, trees, fauna and flora) (Appeal B)
• The effects of the proposal on flood risk (Appeal B)
• The effects of the proposal on local social infrastructure (schools, libraries, open space, healthcare facilities etc) (Appeal B)
• The effects of the proposals on housing supply in general and on affordable housing in particular (Appeal B)

What decided it

Whether the harm from demolishing part of the listed Stables was justified by an approved scheme securing restoration and reuse of the listed buildings determined the outcome of each appeal.

For Appeal B, the less than substantial harm to the Conservation Area from partial loss of Fitzroy Paddock's openness was clearly outweighed by the benefits of securing restoration of the three listed buildings and the benefits of housing delivery, so the appeal was allowed; for Appeals A and C, the less than substantial harm to the listed Stables from demolition was not outweighed absent an approved restoration and reuse scheme, so those appeals were dismissed.