Land South East of The Manor House, Riding Mill, Northumberland, NE44 6HW

Main issues, as the Inspector framed them

• Whether the northern boundary wall is a curtilage listed building
• The effect of the proposals on designated heritage assets and in particular, whether the proposals would preserve The Manor House, a Grade II Listed Building, and any features of special architectural or historic interest it possesses
• The effect of the proposal on the character and appearance of the area
• The effect of the proposal on the living conditions of the occupiers of The Riding having particular regard to outlook and noise and disturbance
• The effect of the proposal on open space and education provision

What decided it

The less than substantial harm to the significance of the Grade II Listed Manor House was not outweighed by the public benefits of the scheme, compounded by additional harm to character and appearance and to neighbouring living conditions.

The great weight attached to the less than substantial harm to the significance of the Grade II Listed Manor House, together with harm to character/appearance and living conditions, was not outweighed by the moderate public benefits of housing, affordable housing, economic benefits and biodiversity net gain, so the balance tipped against the proposals.