The Red Lion, 1 London Road, Biggleswade, SG18 8ED

Main issues, as the Inspector framed them

• Whether the proposal would result in the loss of a valued community facility contrary to local and national planning policies which seek to protect such facilities
• The effect of the proposed change of use on the vitality and viability of Biggleswade Town Centre
• Whether the proposals would preserve the special architectural and historic interest of the Grade II listed building, the Red Lion Public House, and linked to that, whether it would preserve or enhance the character or appearance of the Biggleswade Conservation Area
• Whether the proposal would provide satisfactory living conditions for future occupants, with regard to noise and disturbance

What decided it

The cumulative conflict with the development plan across all four main issues—loss of a valued community facility, harm to town centre vitality, harm to the listed building's significance, and inadequate living conditions for future occupants—was not outweighed by the limited public benefits.

The limited public benefits (housing provision, economic and social benefits, and a limited heritage benefit from removing later rear extensions) did not outweigh the considerable weight given to the harm to the listed building's significance, the loss of a valued community facility, the harm to town centre vitality, and the unsatisfactory noise conditions for future occupants