Land North of Tisserland Farm, Stane Street, Billingshurst, Horsham, RH14 9AE

Main issues, as the Inspector framed them

• the appropriateness of the location for the proposed development in the countryside, having regard to access to local services and facilities
• the effect of the proposed development on the district wide need for housing, including affordable housing
• the effect of the proposed development on the character and appearance of the area
• the effect of the proposed development on the living conditions of future occupiers, with particular regard to noise and disturbance
• the effect of the proposed development on highway and pedestrian safety
• the effect of the proposed development on biodiversity
• the effect of the proposed development on flood risk
• the effect of the proposed development on mineral resources
• the effect of the proposed development on the Arun Valley Special Area of Conservation (SAC), Special Protection Area (SPA) and Ramsar site

What decided it

The proposed development would not have an acceptable effect on the Arun Valley SAC, SPA, and Ramsar site and would not adequately address flood risk, providing a clear reason for refusal under paragraph 11(d)(i) of the Framework, and the substantial harm from conflict with the development plan outweighed the benefits of housing supply.

Although the Council lacks a five-year housing land supply and paragraph 11(d) of the Framework is engaged, the clear conflict with policies protecting habitats sites and flood risk under footnote 7 to paragraph 11(d)(i) provides a clear reason for refusal, and the considerable concerns about nine main issues including location, housing need, character, living conditions, highway safety, biodiversity, drainage, minerals, and water neutrality substantially outweigh the possible benefits of boosting housing land supply and increasing housing choice and jobs locally.