Silk Mill Estate , Brook Street , Tring , Hertfordshire , HP23 5EF

Main issues, as the Inspector framed them

• the effect of the proposed development on the character and appearance of the area
• the effect of the proposed development on the setting of The Silk Mill, a Grade II Listed Building
• the effect of the proposed development on highway safety, with particular regard to car parking provision
• whether the proposed development would provide adequate living conditions for future occupiers, with particular regard to the provision of private outdoor amenity space
• the effect of the proposed development on the living conditions of the neighbouring occupiers, with particular regard to outlook, privacy and light
• whether the proposed development would make adequate provision for landscaping, tree planting and biodiversity net gain
• the effect of the proposed development on the integrity the Chilterns Beechwoods Special Area of Conservation

What decided it

The harm to the setting of the Grade II listed building, which would not be outweighed by the modest public benefits of providing two additional dwellings, combined with the failure to demonstrate no adverse effects to the integrity of the Chilterns Beechwoods Special Area of Conservation, provided a clear reason for refusal under paragraph 11(d) of the Framework.

The presumption in favour of sustainable development was displaced by the clear reasons for refusal provided by heritage and ecological protections; the modest public benefits of housing delivery and economic activity did not outweigh the less than substantial harm to the listed building's setting.