Land at Llangrove, Ross on Wye, Herefordshire, HR9 6EY

Main issues, as the Inspector framed them

• Whether the location of the proposed housing would be appropriate having regard to it being outside the settlement boundary as defined in the development plan (both appeals)
• The effect on the integrity of the Wye Valley Woodlands Special Area of Conservation and the Wye Woodlands and Forest of Dean Bat SAC, with particular regard to protected species and natural habitat (both appeals)
• The effect on the integrity of the River Wye SAC and its status as a Site of Special Scientific Interest, with particular regard to surface water drainage (both appeals)
• The effect of the development upon highway safety with particular regard to the access of the site (Appeal B only)

What decided it

The reasonable uncertainty concerning the effects of the proposed developments on the integrity of Special Areas of Conservation and a Site of Special Scientific Interest, combined with the location conflict with the development plan, could not be overcome by material considerations of sufficient weight.

The moderate benefits from five dwellings and economic gains were outweighed by the cumulative harm from location outside the settlement boundary and reasonable uncertainty concerning effects on protected species and habitats; even if paragraph 11 of the Framework were engaged, the adverse impacts would significantly and demonstrably outweigh the benefits.