Land South of Ancton Lane, Middleton-on-Sea, PO22 6NB

Main issues, as the Inspector framed them

• whether the proposal would accord with the spatial strategy in the development plan
• the effect of the proposed development on the Grade II listed buildings of Manor Farmhouse and Ancton House Hotel, and the non-designated heritage assets (NDHA) of Ancton Manor Historical Farmstead, Ancton Barn, Ancton Farm, Cottage Barn and Flint wall / Former Farmstead
• the proposal's effect on flooding and whether the proposed development would make adequate drainage provision
• the effect of the proposal on the provision of Best and Most Versatile (BMV) Agricultural Land
• whether occupiers of the proposed development would have reasonable access to shops, facilities and services
• the effect of the proposed development's layout on a protected tree
• whether the proposal would make adequate provision for affordable housing, BNG, secondary school education transport, improvements to the A259 Comet Corner junction, local highway improvement works, a travel plan and a range of monitoring fees

What decided it

The less than substantial harm to the significance of the Grade II listed Manor Farmhouse and Ancton House Hotel was not outweighed by the public benefits, providing a strong reason for refusal.

The substantial benefits of market and affordable housing delivery, together with other moderate/limited benefits, did not outweigh the less than substantial harm to the designated heritage assets, to which great weight was given, so the balance tipped against the proposal.