Former St Mary’S Vicarage, Station Road, Henbury, Bristol, BS10 7QQ

Main issues, as the Inspector framed them

• The effect of the proposal on the character or appearance of the Henbury Conservation Area and the setting of the neighbouring listed building
• Whether the proposal would make satisfactory provision for affordable housing, having regard for relevant development plan policies
• The effect of the proposal on on-site ecology
• Whether the proposal would make suitable provision for waste management
• Whether any harm would be outweighed by public benefits, or a decision contrary to the development plan is justified by other material considerations

What decided it

The less than substantial harm to the significance of the Henbury Conservation Area and the adverse effect on the setting of the neighbouring listed building, which in the absence of clear and convincing justification was not outweighed by the public benefits of housing delivery.

The substantial public benefits of providing 14 much-needed family homes (with the Council able to demonstrate only 2.45 years of housing land supply) and significant social and economic benefits were substantially outweighed by the less than substantial heritage harm to the Conservation Area and the harm to the setting of the listed building, which lacked clear and convincing justification.