The Boat Shed, 9a Pilgrim Drive, Bere Alston, Devon, PL20 7DB

Main issues, as the Inspector framed them

• the effect of the proposed development on the character and appearance of the area, including the Tamar Valley National Landscape (TVNL)
• the effect of the proposal on the Plymouth Sound and Estuaries European Marine Site (comprising the Plymouth Sound and Estuaries SAC and the Tamar Estuaries Complex SPA)
• whether the proposal would include appropriate measures to meet carbon reduction objectives

What decided it

The absence of a legal obligation to secure mitigation contributions for adverse effects on the Plymouth Sound and Estuaries SAC and SPA, combined with unacceptable harm to character and appearance and failure to demonstrate carbon reduction measures, means the proposal conflicts with the development plan and the habitats site policies provide a strong reason for refusal.

The moderate housing benefits and limited social and economic benefits were outweighed by unacceptable harm to character and appearance, insufficient certainty to rule out adverse effects on the SAC and SPA, and failure to demonstrate carbon reduction measures, with the habitats site policies providing a strong reason for refusal under Paragraph 11(d)(i) of the Framework.