Land at Vicarage Lane , Tillingham , Essex, CM0 7TW

Main issues, as the Inspector framed them

• Whether the appeal site is a suitable location for the proposed development, with reference to the spatial strategy in the development plan
• The effect of the proposed development on the significance of the Tillingham Conservation Area
• The effect of the proposed development on the character and appearance of the area and the significance of Clifton, a non-designated heritage asset
• Whether the proposal would preserve the settings of Stow Farmhouse, a Grade II* listed building and 3 Vicarage Lane, a Grade II listed building
• The effect on highway safety, with particular reference to whether there would be conflict between users of Vicarage Lane and whether the proposal would incorporate a safe and suitable access
• The effect of the proposed development on biodiversity

What decided it

The less-than-substantial harm to the significance of the Tillingham Conservation Area, which carries high weight, was not outweighed by the modest public benefits of the scheme.

The significant harm to the conservation area as a designated heritage asset, carrying high weight, was not outweighed by the cumulatively moderate public benefits of housing delivery and meeting housing needs, resulting in a conflict with the Framework's heritage protection policies.