Howarth Fold Farm, Blackburn Road, Egerton, Bolton, BL7 9PP

Main issues, as the Inspector framed them

• Whether the proposal would preserve a Grade II listed building, "Howarth Fold Farmhouse" (ref 1067306) (the LB), and any of the features of special architectural or historic interest that it possesses
• The effect of the proposal on the character and appearance of the area
• The effect of the proposal on the living conditions of neighbouring residential occupiers, with particular regard to privacy and outlook
• The effect of the proposal on a Public Right of Way
• Whether the proposal would contribute to the Council's aims in relation to energy efficiency and delivering a carbon neutral Greater Manchester

What decided it

The moderate harm to the significance of the Grade II listed building, to which considerable importance and weight was attributed, was not outweighed by the modest public benefits of the scheme.

The modest public benefits of housing supply and short-term economic/social benefits, carrying limited weight, were substantially outweighed by the harm to the listed building (considerable importance and weight), the harm to living conditions (moderate weight) and the conflict with climate change policy (limited weight), when assessed against the national decision-making policies of the Framework.