Holmbush Manor Farm, Hayes Lane, Slinfold, Horsham, West Sussex, RH13 0SL

Main issues, as the Inspector framed them

• whether the site is an appropriate location for dwellings by conversion of an existing building having regard to local and national planning policy for residential development
• the effect of the proposal on the Arun Valley Special Area of Conservation, Special Protection Area and Ramsar site having regard to water neutrality

What decided it

The proposal would significantly harm the integrity of the Arun Valley Special Area of Conservation, Special Protection Area and Ramsar site by failing to demonstrate water neutrality, and the site is not an appropriate location for residential development under the development plan's spatial strategy for rural areas.

Although the tilted balance under Framework paragraph 11(d) was engaged due to the Council's 4-year housing land supply, the clear reason for refusal relating to the protection of European protected sites removed the presumption in favour of sustainable development; the modest social, economic and environmental benefits of two dwellings were outweighed by the conflict with the development plan spatial strategy and the significant harm to the European protected sites.