5-7 Bedford Road, Wilstead, Bedford, MK45 3HN

Main issues, as the Inspector framed them

• the effect of the proposed development on the character and appearance of the area and whether or not the significance of the settings of the Grade II listed buildings known as 5 and 7 Bedford Road (No 5-7), Winters Moon and 8 Church Road would be preserved
• whether or not suitable living conditions would be provided for occupiers of the proposed development with particular regard to outlook, outdoor amenity space provision and waste collection
• the suitability of the proposed access arrangement for road users
• the effect of the proposed development on archaeology
• the effect of the proposed development on ecology with particular regard to protected species
• whether or not the proposed development would meet the tree planting requirements of the development plan

What decided it

The moderate and low levels of less than substantial harm to the significance of the settings of the three listed buildings, to which great weight must be given under the Framework, outweighs the modest public benefits of housing delivery and cannot be justified by enabling development arguments.

The moderate weight attributed to public benefits (housing delivery, accessible dwellings, economic benefits and community vitality) does not outweigh the significant policy conflicts identified across heritage, living conditions, access, archaeology, protected species and tree planting, which together weigh to a very substantial extent against the proposal.