The Smallways Inn, Smallways, RICHMOND, North Yorkshire, DL11 7QW

Main issues, as the Inspector framed them

• Whether the appeal site provides a suitable location for the development, with regard to the Council's spatial strategy
• The effect of the proposal on the character and appearance of the area
• The effect of the proposal on ecology, including protected species, and whether it would provide a biodiversity net gain (BNG)
• Whether the proposed surface water drainage measures are acceptable, with particular regard to the surface water drainage hierarchy

What decided it

The cumulative harm arising from the unsuitable location contrary to the spatial strategy, the detrimental effect on character and appearance of the rural area, and the failure to demonstrate the proposal would not adversely affect great crested newts significantly and demonstrably outweighed the benefits of housing delivery and biodiversity net gain.

The significant weight afforded to housing delivery (2.8-year supply) and the modest benefits of reusing previously developed land, temporary economic boost and biodiversity net gain were significantly and demonstrably outweighed by the significant weight given to the harm from locating isolated homes in the countryside contrary to the spatial strategy, the detrimental effect on rural character and appearance, and the unresolved adverse effect on great crested newts.