Orchards , Selsey Road, Chichester, West Sussex , PO20 7QX

Main issues, as the Inspector framed them

• whether the proposal would constitute a separate independent dwelling
• whether the development is an acceptable form of development in the Countryside
• the effect of the development on the character and appearance of the area
• the effect of the development on the integrity of the Chichester and Langstone Harbours Special Protection Area (SPA) and the Solent Maritime Special Area of Conservation (SAC)
• whether the proposal would adequately address flood risk
• the effect of the proposal on the safety and function of the Strategic Road Network (SRN)

What decided it

The proposal conflicts with multiple policies including those protecting the countryside, character and appearance, protected habitats, and flood risk, and the Framework policies on flooding and habitats sites provide a clear reason for refusal such that the presumption in favour of sustainable development does not apply despite the shortfall in five-year housing land supply.

The harms from conflicts with countryside, character, SPAs, flood risk and highway safety policies collectively carry significant weight and outweigh the modest contribution to housing supply, particularly as the Framework policies on flooding and habitats sites provide a clear reason for refusal.