Hanger Down House, Tortington, ARUNDEL, BN18 0BG

construction of detached dwelling and associated works

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

Main issues, as the Inspector framed them

The effect of the proposed dwelling on the character and appearance of the area
Whether there are material considerations to outweigh the conflict with the development plan arising from the location of the site in the countryside, outside of the settlement boundary, such as to justify a grant of planning permission

What decided it

The Council's inability to demonstrate a 5-year housing land supply and the Housing Delivery Test falling below 75% engaged the tilted balance under NPPF paragraph 11(d), and the material considerations—including housing contribution, self-build provision, and sustainable location—outweighed the conflict with locational development plan policies.

The adverse impacts of granting planning permission (conflict with locational policies) did not significantly and demonstrably outweigh the benefits (housing supply contribution, self-build provision, efficient use of previously developed land, sustainable location, and economic benefits), such that the presumption in favour of sustainable development applied.

Framework references: 11, 58, 125

Plan policies cited: Policy C SP1, Policy SD SP2, Policy D DM1, Policy D SP1, Policy AR1

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.