22-22A Prince Of Wales Road, Norwich, NR1 1LB

Main issues, as the Inspector framed them

• The effect of the proposal on the character and appearance of the site and the surrounding area, with particular reference to the Conservation Area
• Whether the proposal would provide suitable living conditions for future occupiers
• Whether the proposal makes suitable provision for cycle parking and servicing
• The effect of the proposal on biodiversity, with particular reference to Protected Sites
• The effect of the proposal on biodiversity, with particular reference to protected species

What decided it

The harm to the locally listed building and Conservation Area from the incongruous mansard roof, combined with inadequate living conditions for future occupiers, impractical cycle parking and servicing, and unmitigated adverse effects on European protected sites and protected species, was not outweighed by the modest housing benefits in a location where the development plan does not support residential use.

The less-than-substantial but considerable harm to the heritage asset and Conservation Area, together with harm to living conditions, cycle parking and servicing, and biodiversity, was not outweighed by the modest benefits of six additional dwellings in a location with a shortfall in five-year housing land supply, particularly given the existing lawful use compatible with the development plan and the absence of demonstrated viability for bringing the building back into beneficial use.