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 fails to demonstrate water neutrality and would significantly harm the integrity of the European protected sites, providing a clear reason for refusal that removes the presumption in favour of sustainable development, and the site is not an appropriate location for residential development under the development plan spatial strategy.

Although the Council cannot demonstrate a 5-year housing supply and the tilted balance applies, the protection of European protected sites provides a clear reason for refusal that displaces the presumption; the modest social, economic and environmental benefits of two dwellings were outweighed by the conflict with the development plan and the significant harm to protected habitats.