Whilst the proposal would result in the provision of a new house in a sustainable location there would be significant harms which would outweigh this. The development would be out of context with the surrounding area in terms of settlement form, loss of greenery and layout and this would be harmful to the character of the area. Coupled with this the parking provision and access to 282 are poor and the intensified use of these would not result in safe or suitable access. All of these matters suggest that the proposal is of poor design overall and that it would conflict with policies EV/1 and CS2 of the Development Plan and associated national and local guidance relating to design.

The proposal would result in loss of biodiversity for nesting birds for which identified mitigation measures have not been provided. Additionally it is not considered that a full survey of potential across the site has been carried out with regard to bats which are a protected species. In this regard the proposal is at odds with policy CS13 of the Development Plan and the advice within the NPPF.

The proposed development would not reflect the layout of this historic village core and would erode features that are noted in the Conservation Area Appraisal for Birstall, (albeit erosion on a small scale). This is considered to conflict with key components identified as important to the significance of the conservation area. As a result there would be less than substantial harm which would not be outweighed by the public benefits of the scheme. Additionally, the proposal would fail to conserve the conservation area which would be harmful to its significance. Accordingly, the proposal would not comply with Development Plan policy CS14, the NPPF or relevant legislation.