23 Broad Street, Wells, BA5 2DJ

Main issues, as the Inspector framed them

• whether the proposal would preserve or enhance the character or appearance of the Wells Conservation Area
• whether there would be adequate provision for resource efficiency and low carbon measures in accordance with policy requirements
• the effect of the proposal on the integrity of the Somerset Levels and Moors Ramsar site, with particular reference to phosphate loading
• whether the development would have an acceptable relationship with properties in Mill Street, such as to provide privacy for future occupants of the scheme and the residents of neighbouring dwellings

What decided it

The failure to demonstrate that the proposal would maintain the integrity of the Somerset Levels and Moors Ramsar site, combined with the less than substantial harm to the conservation area which outweighed the public benefits, provided clear reasons for refusal under paragraph 11(d) of the Framework.

The benefits of delivering 5 new homes on previously developed land within the settlement boundary, the visual benefits of removing the existing commercial building, and limited weight to improved access to St Andrews Stream were outweighed by the considerable importance and weight of the adverse impact on the conservation area and the failure to demonstrate maintenance of the Ramsar site's integrity.