Land off Cottage Lane, Shottery, CV37 9HL

Main issues, as the Inspector framed them

• whether the proposal would provide a suitable site for development, having regard to its location in conjunction with the housing strategy of the area
• the effect of the proposal upon the character and appearance of the area with particular regard to the 'Area of Restraint'
• whether the proposal would preserve the setting of the Grade II listed building known as 'Burman's Farmhouse' and its associated curtilage listed buildings and linked to this the effect of the proposal upon the significance of the Shottery Conservation Area, including its setting
• whether the proposed development would provide suitable arrangements for refuse and recycling collection

What decided it

The proposal conflicts with the development plan on multiple grounds—unsuitable location relative to housing strategy, significant harm to character and appearance within the Area of Restraint, less than substantial but considerable harm to heritage assets not justified by public benefits, and unsatisfactory refuse collection arrangements—and the material considerations do not outweigh this conflict.

The economic, social and environmental benefits of the scheme, including two new dwellings, self-build housing delivery, and ecological benefits, were afforded moderate weight, but this was outweighed by the significant harms arising from conflict with the development plan regarding location, character and appearance, heritage preservation, and refuse arrangements, to which significant weight was afforded.