The Coach House, Wall Hill Road, Ashurst Wood, East Sussex, RH19 3TQ

Main issues, as the Inspector framed them

• Whether the proposed development is suitable for the site having regard to local and national policies for the location of housing
• The effect of the proposed development on the character and appearance of the area, with particular regard to the High Weald National Landscape and non-designated heritage asset
• The effect of the proposed development on the Ancient Woodland
• The integrity of the Ashdown Forest Special Protection Area

What decided it

The proposal conflicts with the development plan taken as a whole due to its location in open countryside contrary to locational policies, and causes clear harm to the High Weald National Landscape, Ancient Woodland, Ashdown Forest SPA and a non-designated heritage asset, which provides clear reasons for refusal that displace the presumption in favour of sustainable development despite the Council's housing shortfall.

The benefits of the scheme (reinstating the wall, removing lighting columns, creating additional planting areas, and providing one additional dwelling) were outweighed by the clear harm to the High Weald National Landscape, Ancient Woodland, Ashdown Forest SPA and the significance of a non-designated heritage asset, such that the presumption in favour of sustainable development did not apply despite the Council's inability to demonstrate a five-year housing land supply.