Bassett Garage, Station Road, Royal Wootton Bassett, Swindon, SN4 7AB

Main issues, as the Inspector framed them

• The effect of the proposed works and development on the Grade II listed buildings 145A, 146 and 146A, 147 and 148 High Street, their settings, and any features of special architectural or historic interest they possess; and whether the character or appearance of the CA would be preserved or enhanced
• The effect of the proposals having regard to local and national planning policies on existing employment land
• Whether suitable living conditions would be provided for future residents having particular regard to any noise impact
• Whether safe and suitable access to the site can be achieved having particular regard to pedestrians
• Whether adequate provision is made for the parking of vehicles and bicycles

What decided it

The unjustified less than substantial harm to the significance of designated heritage assets (listed buildings and conservation area) provided a clear reason for refusal under paragraph 11(d)(i) of the Framework, which the public benefits of housing delivery could not overcome.

The significant benefits of nine dwellings in an area of persistent housing shortfall and the moderate benefits of using previously developed land and economic activity were outweighed by the unjustified less than substantial harm to designated heritage assets, the failure to provide suitable living conditions due to noise, the inadequate pedestrian safety provision, and the displacement of employment use; the development plan conflicts attracted full weight and the proposal did not accord with the development plan taken as a whole.