Former Greencore Factory, Prestleigh Road, Evercreech, BA4 6JZ

Main issues, as the Inspector framed them

• Whether the application of policies in the Framework that protect areas or assets of particular importance provide a clear reason for refusing the development proposed, or whether any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework taken as a whole, having particular regard to: whether the proposal is consistent with the policies of the adopted Mendip District Local Plan, in terms of the site's designation as an Existing Employment Area, the reuse and redevelopment of employment sites, the amount of housing and mix of uses proposed, and the housing and economic needs of Evercreech and the surrounding rural area
• Whether the appeal proposal would be well-designed, with particular regard to its layout, appearance and scale in relation to the character of the surrounding area, the provision of open space and trees on site, the loss of non-designated heritage assets, and the national and local planning policies for design
• The effect of the proposed development on the setting and significance of heritage assets on and off site, including the Evercreech Conservation Area, nearby Grade II listed buildings and the non-designated heritage assets of the Creamery Buildings and Kemps Mill
• The benefits which the proposed development may bring, including the provision of market and affordable housing, and any other economic, social and environmental contributions

What decided it

The proposal's poor design, contrary to paragraph 139 of the Framework, combined with the heritage harm from loss of the Creamery buildings and harm to the setting of Batt's House and the Conservation Area, was found to significantly and demonstrably outweigh the scheme's benefits.

The very substantial weight against poor design and the very considerable weight against heritage harm to designated and non-designated assets outweighed the significant benefits of market and affordable housing, economic regeneration and brownfield reuse, so the tilted balance did not favour granting permission.