Land off Wicken Road , Newport , CB11 3PY

Main issues, as the Inspector framed them

• Whether the appeal site is a suitable location for the appeal scheme, with reference to the spatial strategy in the development plan
• The effect of the proposed development on 1) the character and appearance of the area, including the landscape; and 2) the significance of the Church of St Mary the Virgin, a Grade I listed building, through development in its setting
• If there is a conflict with the development plan taken as a whole, whether other considerations indicate the proposal should be determined otherwise than in accordance with it

What decided it

The significant harm to the character and appearance of the area from a denser 90-home scheme, when combined with heritage and other harms, was found to significantly and demonstrably outweigh the scheme's benefits under the tilted balance.

The very great weight of the benefits (up to 90 homes, 40% affordable housing, economic and sustainability benefits) was outweighed by the significant harm to landscape character and appearance together with less than substantial heritage harm to the Church and Conservation Area, loss of best and most versatile agricultural land, and conflict with emerging plans, such that adverse impacts significantly and demonstrably outweighed the benefits.