Land at junction of Vaughan Way and St Margaret's Way, Leicester , LE1 4QF

Main issues, as the Inspector framed them

• The proposed development's effect on the character and appearance of the area
• Its effect on the significance of designated heritage assets, including the grade II listed building the Former Richard Roberts Factory
• Its effect on archaeological remains
• Its effect on the living conditions of occupants of the neighbouring properties, The Annexe and The Chimney, having particular regard to outlook, light and privacy
• Whether the proposed development would secure acceptable living conditions for future occupiers
• Whether it would provide adequate refuse facilities for occupants
• Whether it would provide suitable vehicular access, cycle parking and service provision
• Whether it would meet 'Building Regulations Category M4(2) Accessible and adaptable dwellings'
• Whether it would secure sufficient Biodiversity Net Gain
• In the event that the proposed development were to give rise to any harm, whether any such harm would be outweighed by any benefits

What decided it

The less than substantial harm to the significance of the grade II listed Former Richard Roberts Factory, when balanced against the public benefits under Framework paragraph 208, was insufficient to justify the development, and the tilted balance did not apply.

The public benefits of delivering 104 homes on an unsightly, underused site in a sustainable location with good facilities, in an area with a significant housing land supply shortfall, were not sufficient to outweigh the less than substantial harm to the significance of the listed building, the significant harm to character and appearance, and the significant harm to neighbouring residents' living conditions.