The Garage , Langley Marsh Road, Wiveliscombe, Somerset, TA4 2UJ

Main issues, as the Inspector framed them

• Whether the appeal site is a suitable location for market housing development, having regard to its accessibility to facilities and services and the spatial strategy for the area
• The effect of the proposal on the living conditions of the occupiers of the neighbouring property at Hillside House and the future occupiers of the appeal scheme, with particular regard to privacy and outlook impacts
• The effect of the proposal upon the Somerset Levels and Moors Ramsar, with particular regard to phosphates impacts

What decided it

The appeal site's location outside a defined settlement in open countryside with poor accessibility to facilities and services, combined with material harm to neighbouring living conditions, significantly and demonstrably outweighs the modest housing benefits even under the tilted balance.

The modest social and economic benefits of two dwellings and their contribution to housing supply were outweighed by the significant harms arising from the unsustainable location (poor accessibility to facilities and services, reliance on private car) and material harm to the living conditions of neighbouring residents and future occupiers through overlooking and outlook impacts.