land south of Langham Road, Ashwell, Rutland, LE15 7LN

Main issues, as the Inspector framed them

• whether the appeal site is a suitable location for development with specific regard to the spatial strategy, access to services and the need to travel
• the effect of the proposed development on the character and appearance of the area
• the effect of the proposed development on the living conditions of future occupiers with specific regard to disturbance from noise
• whether the appeal scheme would deliver a biodiversity net gain

What decided it

The adverse effects of granting planning permission, comprising unsuitability of location, harm to character and appearance, and unmitigated noise disturbance to future occupiers, significantly and demonstrably outweighed the benefits of housing supply, accessible housing provision, and self-build delivery.

The adverse effects of granting planning permission—comprising principle of development in an unsuitable location, harm to character and appearance, and adverse living conditions from railway noise—significantly and demonstrably outweighed the benefits of housing supply, accessible housing provision, and self-build delivery, such that the presumption in favour of sustainable development did not apply.