Land West of Chesterfield Road, Alfreton, Derbyshire, DE55 7AH

Main issues, as the Inspector framed them

• Whether the proposal would preserve: (a) The setting of: the Grade II* listed Church of St. Martin and the Alfreton Conservation Area in which it is situated; and the Grade II listed Alfreton Hall; and (b) The heritage significance of the Alfreton Park non-designated heritage asset, in which the aforementioned listed buildings, part of the Conservation Area and the appeal site are located
• The effect of the proposed development on the character and appearance of the area, with particular reference to landscape and visual effects, and local tree cover
• Whether the proposed development would adequately provide for biodiversity, with particular regard to the effect on habitats including adjacent Local Wildlife Sites, watercourses, grassland, tree cover, green corridors and habitat margins
• The effect of the proposal on highway safety, with particular regard to the proposed access
• Whether the proposed development's location is suitable, with particular reference to the Borough's sustainability criteria

What decided it

The substantial and significant combination of public benefits, including housing and affordable housing delivery, outweighed the identified less than substantial heritage harm and other moderate/limited adverse impacts under the tilted balance in NPPF paragraph 11d)ii.

The substantial and significant public benefits (market and affordable housing, biodiversity net gain, sustainable location, active travel and flood risk benefits) outweighed the less than substantial harm to designated heritage assets and moderate harm to the non-designated Alfreton Park asset and character/appearance, such that adverse impacts did not significantly and demonstrably outweigh the benefits.