DoveHouse Farm, 27 The Lane, Wyboston, Bedford, Beds, MK44 3AP

Main issues, as the Inspector framed them

• The effect of the proposal on the character and appearance of the surrounding area
• The effect of the proposal on the setting of the significance of the designated heritage asset namely 'Moated Enclosure and associated building platforms'
• Whether there would be safe access to the proposed dwellings during a flood event and whether the proposal would comply with national planning policy which seeks to steer new development away from areas at the highest risk of flooding
• Whether the proposal is in a sustainable location such that future occupiers would not be reliant upon the private car
• Whether the proposal would make adequate provision for affordable housing
• The effect of the development on the provision of general medical services and off-site outdoor sports and equipped/natural areas of play space in the area

What decided it

The combination of harm to the setting of the scheduled monument and unresolved flood risk to site access provided strong reasons for refusal that removed the benefit of the tilted balance despite the Council's inability to demonstrate a five-year housing land supply.

The limited public benefits of the ten dwellings did not outweigh the harm to the designated heritage asset, and the proposal did not benefit from the presumption in favour of sustainable development because policies protecting the heritage asset and areas at flood risk provided strong reasons for refusal.