Land West of Bilsham Road, Yapton, West Sussex, BN18 0LA

erection of 170 residential dwellings with access and parking, the provision of open space, play space and ecology areas with associated vehicular and pedestrian access, attenuation ponds and landscaping and associated works

Authority: Arun District Council
Appeal type: major · Planning Appeal
Procedure: Hearing
Development: residential · Major dwellings
Inspector: Philpott M

Main issues, as the Inspector framed them

The effect of the proposal on the character and appearance of the site and the surrounding area.

What decided it

The absence of a five-year housing land supply engaged the presumption in favour of sustainable development, and the substantial benefit of the scheme's housing delivery outweighed the limited and moderate policy conflicts identified.

The substantial weight given to housing supply and delivery, together with other benefits attracting considerable weight, was not significantly and demonstrably outweighed by the adverse impacts (attracting moderate weight overall), so the presumption in favour of sustainable development tipped the balance in favour of granting permission despite conflict with the development plan as a whole.

Framework references: 11, 14, 57, 58, 83, 175, 187

Plan policies cited: Policy D DM1, Policy LAN DM1, Policy SD SP2, Policy C SP1, Policy SO DM1, Policy W DM2, Policy H DM1, Policy AH SP2, Policy INF SP2, Policy ECC SP2, Policy W DM1, Policy TEL SP1, NP Policy H4, NP Policy BB1, NP Policy H1, NP Policy E1, NP Policy E11, NP Policy PK1, NP Policy H2, NP Policy H3

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.