Land at Station Works, Station Road, Tisbury, Wiltshire, SP3 6QU

Main issues, as the Inspector framed them

• whether or not the proposed land use is acceptable, with particular regard to the principle of the proposed loss of the existing commercial/industrial land uses and replacement with housing and a care home, including considering the need for a care home
• whether or not the appeal site is suitably accessible, with particular regard to providing adequate access to services and facilities including in the event of flooding
• the effect of the proposal on the character and appearance of the area, including whether or not it would conserve or enhance the landscape and scenic beauty of the Cranborne Chase Area of Outstanding Natural Beauty
• whether or not the proposal would preserve or enhance the character or appearance of the Tisbury Conservation Area
• the effect of the proposal on the special architectural and historic interest of listed buildings, St John the Baptist and Gaston Manor
• the effect of the proposal on highway safety
• the effect of the proposal on the efficient operation of the highway network in the vicinity of the appeal site
• the effect of the proposal on healthcare

What decided it

The proposed walkway under the Three Arch Bridge would not remain safe and operational for users during design flood events, isolating future occupants from services and the railway station and failing the Framework's exception test for essential infrastructure in Flood Zone 3b.

The weighty benefits of housing delivery, affordable housing, care home provision, economic benefits, regeneration of an 'eyesore' site and biodiversity net gain were negated by the unresolved flood risk and accessibility failure of the walkway, which breached the site allocation and other development plan policies; the tilted balance did not apply because this constituted a clear reason for refusal, and the proposal was found to conflict with the development plan as a whole.