Star Inn, Stone-Edge Batch, Tickenham, Clevedon, BS21 6SE

Main issues, as the Inspector framed them

• the effect of the proposed development on the North Somerset and Mendip Bats Special Area of Conservation (SAC)
• the effect of the proposed development on highway safety, with particular regard to visibility at the proposed vehicular access off Clevedon Road, and the safe operation of the highway

What decided it

The inability to rule out a likely significant adverse effect on the integrity of the North Somerset and Mendip Bats SAC due to outdated ecological surveys and the proposed lighting strategy conflicting with the SPD's 0.5 lux threshold, combined with the Habitats Regulations requirement that permission cannot be granted where such effects cannot be excluded.

The material contribution to housing supply and support for increased home provision were afforded significant weight, but the strong reason for refusal arising from the inability to ascertain that the development would not adversely affect the SAC integrity outweighed these benefits, and the Habitats Regulations precluded permission.