Willow Farm,, Elsing Road, North Tuddenham, NR20 3DS

Main issues, as the Inspector framed them

• Whether the proposed development would be in a suitable location, having regard to the local development strategy
• The effect of the proposed development on the character and appearance of the area
• The effect of the proposed development on the integrity of European sites, with particular regard to nutrient pollution and recreational disturbance
• Whether the proposal adequately demonstrates it would be exempt from the national mandatory biodiversity net gain

What decided it

The proposed development would not be in a suitable location having regard to the local development strategy, as future occupants would be dependent on car use to access day-to-day needs due to poor accessibility and absence of pedestrian infrastructure, contrary to the development plan and Framework policies directing development to sustainable locations.

The adverse impacts associated with the accessibility of the proposed location significantly and demonstrably outweighed the scheme's benefits (modest contribution to housing supply and self-build provision, efficient use of land) when assessed against the policies in the Framework taken as a whole, such that the presumption in favour of sustainable development did not apply.