Land to the rear of Glebe School, Stanton Road, Stapenhill, Burton-on-Trent, Staffordshire , DE15 9EJ

Main issues, as the Inspector framed them

• the effect of the proposed development on the character and appearance of the surrounding area
• the effect of the proposal on the living conditions of the occupants of Nos 4, 6, 8 and 10 Holme Farm Avenue, with particular regard to outlook and loss of light
• whether the proposed development would provide acceptable living conditions for the future occupants of the dwellings, in particular regard to privacy of plots 1, 2 and 3, and the provision of suitable refuse facilities for the proposed development
• the effect of the proposed development on highway safety, in regard vehicular and pedestrian movement

What decided it

The cumulative effect of four distinct harms—poor character and appearance due to extensive hardstanding, overbearing impact on neighbouring outlook from inadequate separation distances, unacceptable privacy loss for future occupants and inadequate refuse facilities, and unresolved highway safety issues—collectively outweighed the benefits of residential development on brownfield land.