Kingsholm Inn, 8-10 Kingsholm Road, Gloucester, GL1 3AT

Main issues, as the Inspector framed them

• the effect of the scheme upon the character and appearance of the area
• the effect upon the living conditions of nearby residents, having particular regard to outlook, overshadowing and light levels, and the effect upon the living conditions of future residents, having particular regard to privacy and external and internal space
• whether the scheme would result in an unacceptable flood risk, having regard to surface water drainage
• the effect upon highway safety, having particular regard to parking
• the effect upon a protected habitat site

What decided it

The cumulative harm to character and appearance, living conditions, flood risk management, highway safety and protected habitat integrity, when weighed against the housing benefits, could not be justified under the development plan or the Framework's presumption in favour of sustainable development.

The substantial benefit of providing four additional homes in a location with a 3.1-year housing land supply shortfall, and modest benefits from efficient land use, sustainable location and retention of the public house, were outweighed by significant harm to character and appearance, living conditions of existing and future residents, unresolved flood risk and drainage concerns, ambiguous highway impacts, and unmitigated effects on a protected habitat site; the presumption in favour of sustainable development did not apply.