​589 High Road, Woodford Green, IG8 0RD

Main issues, as the Inspector framed them

• the effect of the proposal on the character and appearance of the area, including its effect on trees, and whether it preserves or enhances the character or appearance of the Woodford Wells Conservation Area
• the effect of the proposal on the living conditions of the occupiers of neighbouring properties, specifically the host dwelling at 589 High Road and the property known as Highbeam House, with particular regard to outlook, sunlight and privacy
• whether the proposal would provide suitable living conditions for future occupiers, with particular regard to outlook and privacy

What decided it

The harm to the significance of the Woodford Wells Conservation Area, which the Framework requires to be given great weight and which is not outweighed by the modest public benefits of housing delivery, provides a strong reason for refusal that engages the exception in paragraph 11(d)(ii) of the Framework.

The modest public benefits of housing delivery and employment during construction were assigned moderate positive weight but were not sufficient to outweigh the less than substantial harm to the conservation area, to which great weight must be given under paragraph 212 of the Framework; the harm to living conditions of existing and prospective occupiers also weighed against the development.