Land west of St John's Close, Woodgate, West Sussex , PO20 5TH

Construction of 9 No. residential dwellings

Authority: Arun District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Reid J

Main issues, as the Inspector framed them

the effect that the proposed development would have on the character and appearance of the surrounding area, regarding Tree T1
whether the proposal would increase flood risk elsewhere

What decided it

The harm to character and appearance caused by the inadequate separation between Tree T1 and Plot 6, combined with the unresolved flood risk from deficient surface water drainage, significantly and demonstrably outweighs the benefits of 9 new homes, even accounting for the Council's inability to demonstrate a 5-year housing land supply.

the harm identified in the main issues (loss of amenity from Tree T1's oppressive impact and increased flood risk) significantly and demonstrably outweighs the benefits of 9 new homes and local economic activity, when assessed against the policies in the Framework taken as a whole

Framework references: 11

Plan policies cited: Policy ENV SP1, Policy ENV DM5, Policy W DM3, Policy ECC SP1

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.