Police Station (former), Norwich Road, Holt, NR25 6SH

Main issues, as the Inspector framed them

• the effect of the proposed development on the character and appearance of the area
• the significance of Glaven Valley Conservation Area
• the living conditions of occupiers of neighbouring properties with regard to privacy, outlook and light
• the living conditions of future occupiers with regard to private external space and privacy
• the provision of open space
• protected species
• biodiversity net gain
• European designated sites
• flood risk and drainage

What decided it

The cumulative effect of harms to character and appearance, neighbouring and future occupier amenity, open space provision, protected species, biodiversity net gain, European designated sites mitigation, and flood risk and drainage, which greatly outweighed the moderate benefits of housing supply in a location where the Council could demonstrate a five-year housing land supply.

The modest benefits of housing supply and local economic activity were afforded moderate weight, but the harms to character and appearance, living conditions of existing and future occupiers, open space provision, and unresolved issues regarding protected species, biodiversity net gain, European designated sites, flood risk and drainage greatly outweighed these benefits, such that the proposal did not represent sustainable development.