South House, 21-37 South Street, Dorking, RH4 2JZ

Main issues, as the Inspector framed them

• The effects of the proposal on the character and appearance of the area, on the significance of the Dorking Conservation Area heritage asset and on the setting of nearby listed buildings and their significance as heritage assets.
• The effects of the proposal on archaeological assets, including Dorking Caves.
• The effects of the proposal on the commercial attractiveness of the town centre (not pursued by the Council).
• The effects on the proposal on the living conditions of neighbouring properties in terms of sunlight, daylight, privacy and outlook. (Sunlight and daylight not pursued by the Council).
• The effects of the proposal on the supply of and demand for car parking (Never an issue with the Council).
• The effects of the proposal on the supply of housing in the area and on housing of different types. (Not now being pursued by the Council).
• The effects of the proposal on the demand for and supply of amenity open space and children's play space. (not now being pursued by the Council).
• The effects of the proposal on local infrastructure and services. (expected to be resolved by the submission of a s106 agreement).

What decided it

The cumulative and enduring harm to the Dorking Conservation Area and to the living conditions of neighbouring residents through overlooking was found to clearly outweigh the substantial housing and economic benefits under the NPPF paragraph 11 balance.

The less than substantial heritage harm and harm to neighbours' living conditions were found to clearly outweigh the substantial benefits of housing delivery, housing mix and economic benefits, so the tilted balance under NPPF paragraph 11 favoured refusal.