Land Adjacent to the Duke of Wellington, Wellington Place, Cooks Wharf, Marsworth, Bucks, LU7 9AD

Main issues, as the Inspector framed them

• whether the proposed development would be in a suitable location for housing, having regard to the spatial strategy including access to services and facilities
• the effect of the proposed development on the character and appearance of the area
• whether the proposed development would provide sufficient Biodiversity Net Gain (BNG)
• whether the proposed development should provide for affordable housing
• the effect of the proposed development on drainage and flood risk

What decided it

The combination of significant harm from pedestrian safety conflicts, unsustainable location, lack of affordable housing, insufficient biodiversity net gain, inadequate drainage information, and unmitigated effects on a Habitats Site outweighed the benefits of 9 new dwellings, particularly given the site's location in a hamlet unidentified in the settlement strategy.

The benefits of 9 new dwellings and their contribution to housing need and economic benefits were outweighed by the combination of significant harm to pedestrian safety, unsustainability due to private car reliance, absence of affordable housing, unsatisfactory biodiversity net gain and drainage provision, minor harm to character and appearance, and unmitigated effects on the Chiltern Beechwoods SAC.