Land adjacent to the Crabtree Public house, Brighton Road, Lower Beeding, Horsham, RH13 6PT

Main issues, as the Inspector framed them

• whether the proposed development would provide a suitable location for housing having regard to its position within the countryside and the spatial strategy for the District
• the effect of the proposal on the character and appearance of the Crabtree Conservation Area and the landscape of the High Weald Area of Outstanding Natural Beauty
• whether living conditions for future occupiers of the development would be acceptable with particular regard to noise
• whether there would be adequate provision for foul and surface water drainage and the effect of the proposal on flood risk
• the effect of the proposal on biodiversity
• whether the proposal would make adequate provision for affordable housing

What decided it

The proposal would cause significant harm to the character and appearance of the Crabtree Conservation Area and the High Weald AONB, and policies protecting designated heritage assets and AONBs provide a clear reason for refusal under the Framework's presumption in favour of sustainable development.

The modest public benefits of housing delivery (significant weight) and social and economic benefits (modest weight) were substantially and demonstrably outweighed by the significant harm to the AONB and conservation area, unacceptable living conditions due to noise, inadequate drainage and flood risk provision, and unresolved biodiversity concerns.