Land Rear of Pear Tree Plaza, Pear Tree Road, Derby, DE23 8NQ

Main issues, as the Inspector framed them

• Whether or not the proposed development would preserve the locally listed building known as the former Carnegie Library, including consideration of the effect of the proposed development upon the streetscene within Portland Street
• The effect upon protected trees, having particular regard to any implications for the character and appearance of the area and the setting of the building
• The effect upon the setting and thereby the significance of the locally listed building known as Pear Tree Road Baptist Church
• Whether or not acceptable living conditions would prevail for future occupiers of the proposed development, having particular regard to access to light, outlook, privacy, and noise

What decided it

The significant harm to the heritage significance of the locally listed former Carnegie Library and the character and appearance of the area, including through loss of protected trees, significantly and demonstrably outweighed the benefits of delivering nine additional housing units in the context of a housing supply shortfall.

The benefits of nine additional housing units and efficient use of previously developed land were given very significant weight, but the significant harms to heritage significance and character and appearance, which conflict with specific Framework requirements, significantly and demonstrably outweighed these benefits when assessed against the Framework's policies taken as a whole.