62 Beach Road, Weston-super-Mare, North Somerset, BS23 4BE

Main issues, as the Inspector framed them

• the effect of the proposed development on the character and appearance of the area, with particular regard to the Greater Weston Conservation Area and trees
• whether or not the proposed development would provide satisfactory living conditions for future occupants, with regard to outlook, light, noise, light disturbance and privacy
• whether the proposed development would comply with local and national planning policy which seeks to steer new development away from areas at the highest risk of flooding

What decided it

The less than substantial harm to the conservation area, which was not outweighed by the identified public benefits, provided a clear reason for refusal under Paragraph 11(d)(ii) of the Framework, and the development also failed the sequential flood risk test.

The tilted balance under Paragraph 11(d) was engaged due to the Council's inability to demonstrate a four-year housing land supply, but the heritage policies in the Framework provided a clear reason for refusing the development, as the less than substantial harm to the conservation area was not outweighed by the modest housing benefits and limited weight afforded to accessible housing provision.