Bullo Pill, Newnham on Severn, Gloucester, GL14 1ED

Main issues, as the Inspector framed them

• Whether the appeal site is in a suitable location for new housing, having regard to local and national policy and access to local services
• The effect of the proposed development on the significance and setting of the Grade II listed buildings known as Dock Cottage and Dock and Lock Walls at Bullo Pill
• Whether the proposed development would be at an unacceptable risk of flooding
• The effect of the proposed development on protected species, namely bats, and on the Wye Valley and Forest of Dean Bat Special Area of Conservation (SAC) and the River Wye Bat SAC
• The effect of the proposed development on highway safety

What decided it

The proposal conflicts with the development plan as a whole on multiple grounds—location sustainability, heritage harm, flood risk, biodiversity, and highway safety—and does not benefit from the presumption in favour of sustainable development due to the heritage harm.

The less than substantial harm to the significance of the listed buildings was not outweighed by the public benefits of delivering a single dwelling, particularly given the modest weight ascribed to housing land supply benefits and the absence of evidence supporting other claimed benefits.