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Dismissed4 June 20253356084

23 & 25 Beach Road, Littlehampton, West Sussex, BN17 5JA

Planning appeal 3356084 at 23 & 25 Beach Road, Littlehampton, West Sussex, BN17 5JA (Arun District Council) was dismissed on 4 June 2025 by Inspector Jolly J, by written representations. The main issue, as the Inspector framed it: whether the proposal would preserve or enhance the character and appearance of the area, including the setting of the East Street Conservation Area (CA), and the setting of nearby listed buildings.

for the demolition of existing warehouse and erection of 2 No. attached three storey dwellings

Authority
Arun District Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Jolly J
Postcode
BN17 5JA

Main issues, as the Inspector framed them

  • whether the proposal would preserve or enhance the character and appearance of the area, including the setting of the East Street Conservation Area (CA), and the setting of nearby listed buildings
  • the effect of the proposal on the living conditions of future and neighbouring occupiers
  • flood risk

What decided it

The combination of less than substantial heritage harm that could not be justified by the limited public benefits, significant harm to living conditions, and failure to satisfy the flood risk exception test meant the appeal could not be allowed.

The less than substantial harm to the conservation area and listed buildings, weighed against limited public benefits (small-scale employment, economic contribution, environmental features), did not justify allowing the appeal; the considerable importance and weight attached to the harm outweighed the limited public benefits.

What the Inspector cited

Development plan policies
Policy D SP1Policy HER DM1Policy D DM1Policy QE SP1Policy W DM2
National Planning Policy Framework
Paragraph 11Paragraph 170Paragraph 175Paragraph 178Paragraph 212Paragraph 213Paragraph 215

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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More decisions in Arun District Council

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

  1. Allowed24 September 20266010637
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  2. Allowed14 August 20266003625
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  3. Allowed5 August 20266003864
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  4. Quashed On Legal Grounds30 July 20263367747
    Land Lying to the North of Brooks Lane, Bognor Regis, West Sussex, PO22 8AS
  5. Dismissed29 July 20266007006
    Land North of 3 Grange Park, Ferring, BN12 5LS

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.