Grove Cottage, 52 Ham Street, Richmond Upon Thames, Ham, TW10 7HT

Main issues, as the Inspector framed them

• Whether the proposals would preserve a Grade II listed building
• The effect of the proposals on the significance of the Ham House Conservation Area
• Whether the proposals would be inappropriate development on Metropolitan Open Land, having regard to the relevant development plan policies and the National Planning Policy Framework 2023
• The effect of the proposals on the living conditions of nearby occupiers, with particular regard to outlook
• If the development is inappropriate, whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the proposal

What decided it

The scale, massing, design and materials of the proposed extensions would fail to preserve Grove Cottage as part of a Grade II listed building and would detract from the setting of Newman House and the character of the conservation area, causing less than substantial harm that is not outweighed by public benefits, and the proposals constitute inappropriate development on MOL with no very special circumstances to justify them.

The harm caused to designated heritage assets (less than substantial harm to the listed building and conservation area) and to Metropolitan Open Land (inappropriate development) substantially outweighs the limited economic, social and environmental benefits of the proposals.