15 High Street, Sydling St. Nicholas, Dorchester, Sydling St Nicholas, DT2 9PB

Main issues, as the Inspector framed them

• Whether the appeal site is a suitable location for the appeal scheme having regard to the spatial strategy for housing in the development plan
• Whether the appeal site is a suitable location for the appeal scheme having regard to the accessibility of services and facilities
• Whether the proposed development would preserve or enhance the character or appearance of the Sydling St Nicholas Conservation Area and the setting of 13 High Street, a Grade II listed building
• Whether the proposed development would conserve or enhance the landscape and scenic beauty of the Dorset Area of Outstanding Natural Beauty
• Whether the appeal site is a suitable location for the proposal having regard to policies relating to development in areas at risk of flooding

What decided it

The cumulative harm to designated heritage assets (Conservation Area and listed building setting) and the AONB, combined with spatial strategy conflicts and unresolved flood risk concerns, outweighed the modest public benefits of two dwellings.

The moderate harm to the Conservation Area and Grade II listed building setting, assessed as less than substantial but failing the statutory preservation tests, and harm to the AONB scenic beauty, were not outweighed by the modest cumulative public benefits of housing supply, economic benefits and biodiversity gains, particularly given the Council's demonstrated five-year housing land supply of 5.85 years.