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Dismissed28 November 20243344538

Crouchlands Farm, Rickman's Lane, Plaistow, West Sussex, RH14 0LE

Planning appeal 3344538 at Crouchlands Farm, Rickman's Lane, Plaistow, West Sussex, RH14 0LE (Chichester District Council) was dismissed on 28 November 2024 by Inspector Davies G, following an inquiry. The main issue, as the Inspector framed it: The location of development in relation to the spatial strategy of the development plan, and accessibility to facilities and services including by sustainable modes of transport.

the erection of 108 dwellings (Use Class C3), and associated access and street network, footpaths, open spaces, plant, landscaping and site infrastructure. Appeal B: APP/L3815/W/24/3344661 Crouchlands Farm, Rickman's Lane, Plaistow, West Sussex, RH14 0LE

Authority
Chichester District Council
Appeal type
major · Planning Appeal
Procedure
Inquiry
Development
residential · Major dwellings
Inspector
Davies G
Postcode
RH14 0LE

Main issues, as the Inspector framed them

  • The location of development in relation to the spatial strategy of the development plan, and accessibility to facilities and services including by sustainable modes of transport
  • Landscape character and appearance, including heritage aspects of the landscape
  • Design and layout
  • The ecological value of the Arun Valley Special Area of Conservation, Special Protection Area and Ramsar site in respect of water neutrality
  • Flood risk and surface water drainage
  • Heritage assets in respect of the setting of grade II listed Crouchland and non-designated Hardnips Barn
  • Highway safety
  • The ecological value of The Mens and Ebernoe Common Special Areas of Conservation in respect of bats
  • Health risk from lagoon 3
  • Ancient woodland
  • Foul drainage
  • Agricultural operation of Crouchlands Farm
  • Housing land supply and housing requirement

What decided it

The combination of unresolved conflict with the Habitats Regulations (failure to achieve water neutrality) and failure of the sequential flood risk test provided clear reasons for refusal that prevented the tilted balance applying, and overall the adverse impacts were found to significantly and demonstrably outweigh the benefits.

the adverse impacts of the proposed development, taken collectively (poor accessibility, landscape harm, water neutrality/habitats conflict, design and heritage harm, flood risk), were found to significantly and demonstrably outweigh the benefits (housing delivery, affordable housing, economic benefits and other improvements)

What the Inspector cited

Development plan policies
Policy 2Policy 4Policy 8Policy 9Policy 25Policy 33Policy 39Policy 40Policy 42Policy 45Policy 46Policy 47Policy 48Policy 49Policy 52
National Planning Policy Framework
Paragraph 109Paragraph 180Paragraph 208Paragraph 209Paragraph 194Paragraph 168Paragraph 173Paragraph 77Paragraph 226Paragraph 72Paragraph 11Paragraph 205

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.