Land Parcel West of 3 Cutwell, Tetbury, Glos, GL8 8EB

Main issues, as the Inspector framed them

• Whether the site is suitable for residential development, having regard to its location, the proposed land use and the amount of development, and in particular regard to the development strategy for the area, whether the proposed development would conserve and enhance the natural beauty of the Cotswolds National Landscape, preserve or enhance the character or appearance of the Tetbury Conservation Area, preserve the setting of the Grade II listed Cutwell Bridge and the effect on a non-designated heritage asset

What decided it

The harm to the Cotswolds National Landscape and the less-than-substantial but significant harm to the Tetbury Conservation Area and the setting of Cutwell Bridge, each carrying great weight, are not outweighed by the public benefits of delivering two homes, particularly given the site's unique contribution to the rural transitional character and the absence of clear and convincing justification for the harm.

The significant harm to the CNL (localised and limited), the less-than-substantial but moderate harm to the significance of the TCA and Cutwell Bridge (each carrying great weight), and moderate harm to the non-designated heritage asset, were weighed against the social and economic benefits of delivering two homes and supporting local services at a time of housing undersupply (1.8 years); the balance tipped decisively against the proposal because the heritage and landscape harms, protected by NPPF policies, provided a strong reason for refusal under paragraph 11(d) and the public benefits did not outweigh the great weight accorded to conservation of designated heritage assets.