The Croft, Smiths Green, Takeley, Bishops Stortford, CM22 6NR

Main issues, as the Inspector framed them

• Whether the site is suitable for residential development in respect of its location, the proposed land use and the amount of development having particular regard to: (i) its position in the countryside and the effect of the proposal on the character and appearance of the area including Smith's Green Conservation Area; and (ii) the effect of the proposal on the setting of Moat Cottage, a Grade II* listed building

What decided it

The harm to the significance of designated heritage assets (the Conservation Area and Grade II* listed building) would not be outweighed by the limited public benefits of providing up to four dwellings, and policies in the Framework protecting designated heritage assets provide a strong reason for refusing development, displacing the presumption in favour of sustainable development.

The limited public benefits of up to four dwellings (significant weight), economic and social benefits during construction and occupation (moderate weight), and potential self-build provision (moderate weight) were outweighed by the considerable importance and weight afforded to harm to Moat Cottage as a Grade II* listed building and harm to Smith's Green Conservation Area, both assessed as less than substantial but attracting considerable importance and weight, resulting in dismissal of the appeal.