Glebe Meadow , Adjacent King Georges Field , Station Road Southminster , Essex, CM0 7GZ

Main issues, as the Inspector framed them

• Whether the appeal site is an appropriate location for the proposed development, with reference to the spatial strategy in the Local Plan (LDP)
• The effect of the proposed footway on i) the character and appearance of the area and ii) the living conditions of existing residents
• Whether the proposed development would provide appropriate living conditions for future occupants, with reference to noise, disturbance and privacy
• Whether the proposed development would provide an adequate housing mix
• Whether the proposed development would adequately mitigate the effect on reptiles
• The effect of the proposed development on early years education

What decided it

The cumulative and unresolved harms — to the character of Vicarage Court, the living conditions of existing and future occupants, and the failure to secure enforceable mitigation for protected reptiles — were found to significantly and demonstrably outweigh the housing and other benefits, including those arising from the housing land supply shortfall.

The benefits of housing delivery (including addressing a serious 2.7-year housing land supply shortfall), affordable housing and other modest benefits were significantly and demonstrably outweighed by the harms to the character and appearance of Vicarage Court, living conditions of existing and future occupants, housing mix, and unmitigated harm to protected reptiles.