Building to the Rear of , 11 Woodlands Road, Epsom, Surrey, KT18 7HP

Main issues, as the Inspector framed them

• the principle of development in a rear garden location
• the effect of the proposal on the character and appearance of the surrounding area
• whether the proposal would provide adequate living conditions for future occupiers, with respect to outlook, standard of internal accommodation and the provision of outdoor space
• the effect of the proposal on the surrounding road network
• whether the proposal would make acceptable provision for bin storage, bicycle parking and electric vehicle charging infrastructure

What decided it

The harm to the character and appearance of the surrounding area, arising from the proposal's cramped form, awkward relationship with the highway, and failure to reflect the spacious, legible character of existing development, significantly and demonstrably outweighed the limited benefits of providing one additional dwelling, even in the context of the Council's severe housing land supply shortfall.

The limited social and economic benefits of one additional dwelling and construction activity were significantly and demonstrably outweighed by the significant harm to character and appearance and the conflict with development plan policies protecting character and design quality, such that the presumption in favour of sustainable development did not apply.