Land at Junction of High Street, Lower Avenue, Leamington Spa, Warks, CV31 3AQ

Main issues, as the Inspector framed them

• the effect of the development upon the character and appearance of the area
• the effect of the development upon the character and appearance of the nearby Royal Leamington Spa Conservation Area
• the effect of the development upon the setting of the Grade II* Listed Building of All Saints Church
• whether appropriate living conditions would be secured for the future occupiers of the development, with particular regard to air quality and noise
• whether the effects of the development are such that a legal agreement is required to secure financial mitigation, with specific regards to the provision of outdoors space

What decided it

The cumulative effect of significant adverse impacts on heritage assets, character and appearance, living conditions, and lack of adequate open space provision, which could not be mitigated and were not outweighed by the moderate public benefits of the development.

the less than substantial harm to the setting of the Grade II* Listed Building and the character and appearance of the conservation area was not outweighed by the moderate public benefits of housing supply, economic benefits, and reuse of previously developed land