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

Planning appeal 3348396 at Land West of St John's Close, Woodgate, West Sussex , PO20 5TH (Arun District Council) was dismissed on 21 January 2025 by Inspector Reid J, by written representations. The main issue, as the Inspector framed it: the effect that the proposed development would have on the character and appearance of the surrounding area, regarding Tree T1.

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
Postcode: PO20 3TH

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

What the Inspector cited

Development plan policies: Policy ENV SP1Policy ENV DM5Policy W DM3Policy ECC SP1
National Planning Policy Framework: Paragraph 11

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.

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The decision letter

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More decisions in Arun District Council

The authority’s record since 2016 · every decision in 2025

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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.