Apple Tree Cottage , Dunmow road , Stebbing, Essex, CM6 3RP

Main issues, as the Inspector framed them

• the effect of the proposal on the character and appearance of the area, including the effect on the special architectural and historic interest of the grade II listed buildings Pear Tree Cottage, Apple Tree Cottage and Stone Cottage with regard to their settings
• the effect of the proposed works on the special architectural and historic interest of the grade II Listed building Pear Tree Cottage
• whether or not the proposal makes an effective use of land
• the effect of the proposal on the living conditions of neighbouring occupiers, particularly with regard to noise pollution and overlooking

What decided it

The less than substantial harm to the special architectural and historic interest of three grade II listed buildings, particularly through loss of historic fabric and plot legibility at Pear Tree Cottage, provides a clear reason for refusal that engages the exception to the tilted balance and outweighs the limited public benefits of one new dwelling.

The meaningful but limited public benefits of one new dwelling and associated economic benefits were outweighed by the less than substantial but significant harm to the architectural and historic interest of three listed buildings, with great weight placed on the heritage harm in accordance with paragraph 205 of the Framework.