Springfield Lodge, Bunwell Hill, Bunwell, Norfolk, NR16 1RZ

Main issues, as the Inspector framed them

• The effect of the proposal on the character and appearance of the site and the surrounding area
• Whether the site is a suitable location for a dwelling, having regard to local policy for the provision of housing, with particular reference to access to services and facilities
• The effect of the proposal on Protected Sites
• The effect of the proposal on the living conditions of the occupiers of Springfield Lodge, with particular reference to privacy

What decided it

The proposal would adversely affect the integrity of European protected sites through nutrient pollution without adequate long-term mitigation, which provides a strong reason for refusal that engages the exception to the presumption in favour of sustainable development.

The moderate benefits of delivering a self-build dwelling to address housing land supply shortfall and self-build underdelivery were outweighed by the moderate harm to character and appearance, the unsustainable location requiring private car dependence, and the unmitigated harm to internationally important habitats.