Land to the rear of, 86 High View Road, Guildford, Surrey, GU2 7RY

Main issues, as the Inspector framed them

• the effect of the appeal scheme on the character and appearance of the area
• whether the appeal scheme would result in acceptable living conditions for the occupants of the existing dwellinghouse that is on the appeal site and for the future occupants of the proposed dwellinghouse
• whether the appeal scheme would achieve a biodiversity net gain (BNG)
• whether any impacts on protected habitats sites would be mitigated
• whether a fabric-first approach has been followed in the design of the appeal scheme
• whether an appropriate scheme of landscaping has been proposed
• whether parking provision would be satisfactory

What decided it

The unmitigated impact on the Thames Basin Heaths Special Protection Area, which provides a strong reason for refusing the development and prevents the application of paragraph 11(d) of the NPPF, combined with the adverse effects on character and appearance and poor living conditions for future occupiers.

The adverse effects on character and appearance and poor living conditions for future occupiers outweigh the benefit of a single dwellinghouse; the unmitigated SPA impact is a decisive reason for refusal that engages the exception to the tilted balance.