Old Manor House Udimore Road, Broad Oak, Rye, TN31 6DG

Main issues, as the Inspector framed them

• the effect of the proposal on the character and appearance of the High Weald National Landscape
• whether the site is a suitable location for a residential development having regard to the development strategy
• whether an appropriate mechanism has been provided to secure the provision of affordable housing
• whether the proposed houses would be safe from flooding

What decided it

The harmful effect on the character and appearance of the High Weald National Landscape, combined with the site's location outside the development boundary contrary to the development strategy, provides a clear reason for refusal under the Framework, such that the shortfall in housing land supply does not engage the presumption in favour of sustainable development.

The benefits of 20 dwellings, renewable energy provision, electric vehicle charging, biodiversity net gain and construction multiplier effects were outweighed by the substantial harm to the High Weald National Landscape and conflict with the development plan's strategic locational objectives, with the Framework's requirement for great weight to be given to conserving National Landscape character and scenic beauty tipping the balance decisively against the proposal.