Waterside House, 17 Lower Street, Pulborough, RH20 2BH

Main issues, as the Inspector framed them

• the effect of the proposal upon the character and appearance of the area, having particular regard to the heritage significance of the existing building, whether the scheme would preserve or enhance the character or appearance of the conservation area, and whether it would preserve the settings of nearby listed buildings
• the effect upon protected species
• the effect upon protected habitat sites
• whether the scheme would result in an unacceptable flood risk, having regard to both river and surface water flooding
• whether adequate provision would be made for securing any additional need arising from the development, having particular regard to affordable housing

What decided it

The significant and unmitigated harms to the conservation area, listed building settings, protected species, habitat sites, and flood risk, combined with the failure to provide affordable housing, could not be outweighed by the housing benefits despite the Council's housing land supply shortfall.

The benefits of nine additional homes at a time of housing land supply shortfall and modest environmental, social and economic benefits were outweighed by significant harms to heritage assets, protected species, habitat sites, and flood risk, with the Framework providing strong reasons for refusal where such protected areas and assets are harmed.