Galleon Wharf, Old Wolverton Road, Old Wolverton, Milton Keynes, MK12 5NL

Main issues, as the Inspector framed them

• The effect of the proposals on the setting of designated heritage assets, including the Grade II* listed Church of the Holy Trinity and the Scheduled Ancient Monument encompassing motte and bailey castle, deserted village and monastic grange at Old Wolverton [SAM] [Appeal A and B]
• The effect of the proposals on the character and appearance of the surrounding area [Appeal A and B]
• The effect of the proposals on the provision of employment sites in the area [Appeal A and B]
• Whether or not sufficient information has been submitted in respect of biodiversity net gain (BNG) to comply with the provisions of local and national policy [Appeal A]
• The effect of the proposed parking arrangement on highway safety [Appeal A]

What decided it

Appeal A turned on the significant less-than-substantial heritage harm to the SAM and listed church (compounded by conflict with settlement strategy) not being outweighed by the public benefits, whereas Appeal B turned on the site being treated as brownfield land effectively within the settlement, attracting substantial Framework weight that outweighed the settlement-strategy policy conflict.

Appeal A: the significant heritage harm, moderate landscape/character harm and significant conflict with housing strategy policies outweighed the significant benefits of housing delivery, brownfield reuse, BNG and economic benefits, so the balance fell against the proposal. Appeal B: the substantial weight given to reuse of brownfield land within the settlement, together with minor benefits, outweighed the moderate conflict with the Council's settlement strategy, so the balance fell in favour of the proposal.