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Planning appeal decision

Allowed4 December 20253369419

Land West of Bewley Road, Angmering , BN16 4LJ

Planning appeal 3369419 at Land West of Bewley Road, Angmering , BN16 4LJ (Arun District Council) was allowed on 4 December 2025 by Inspector Fagan N, following an inquiry. The main issue, as the Inspector framed it: The principle of the proposed development outside any Built-Up Area Boundary (BUAB) in the adopted Arun Local Plan (ALP).

Outline planning application with all matters reserved, other than principal means of access from Bewley Road, for the construction of up to 190 residential dwellings and a community building (Use Class E (d,e) or F2(b)), together with the provision of open space, landscaping and associated infrastructure

Authority
Arun District Council
Appeal type
major · Planning Appeal
Procedure
Inquiry
Development
residential · Major dwellings
Inspector
Fagan N
Postcode
BN16 4JL

Main issues, as the Inspector framed them

  • The principle of the proposed development outside any Built-Up Area Boundary (BUAB) in the adopted Arun Local Plan (ALP).
  • The effect of the development on the landscape and visual amenity of footpath users.
  • Whether the development, including the access to it, can be made safe from surface water flooding for its lifetime and ensure that flooding off-site is not increased.
  • The loss of Best and Most Versatile (BMV) agricultural land.
  • The planning balance of harms against benefits.

What decided it

The lack of a five-year housing land supply engaging the tilted balance meant the substantial weight given to housing delivery outweighed the moderate harms identified from conflict with the spatial strategy, landscape/visual harm and loss of BMV land.

The substantial weight given to the delivery of up to 190 dwellings (including 30% affordable housing) in a sustainable location, together with moderate weight for open space, biodiversity net gain and economic benefits and limited weight for the Cancer United land, clearly outweighed the moderate harms from conflict with the spatial strategy, landscape/visual amenity harm and loss of BMV land, so the balance favoured allowing the appeal.

What the Inspector cited

Development plan policies
Policy SD SP2Policy C SP1Policy HD1Policy GI SP1Policy LAN DM1Policy QE SP1Policy SO DM1Policy W DM1Policy W DM2Policy W DM3Policy D DM1Policy D DM2Policy T SP1Policy T DM1Policy OSR DM1Policy QE DM2Policy QE DM3Policy QE DM4Policy ENV DM4Policy ENV DM5Policy ENV SP1Policy HER DM6Policy INF SP1Policy TEL SP1Policy SKILLS SP1Policy ECC SP2Policy H2
National Planning Policy Framework
Paragraph 187Paragraph 135Paragraph 11Paragraph 58Paragraph 85

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. Allowed14 August 20266003625
    Land West of Brook Lane and South of A259, Angmering, Angmering, BN16 3JL
  2. Allowed5 August 20266003864
    HM Ford Open Prison, Ford Road, Ford, BN18 0BX
  3. Dismissed17 April 20263374471
    Land South of Ancton Lane, Middleton-on-Sea, PO22 6NB
  4. Allowed24 December 20253368245
    Land to the North of Lake Lane, Barnham, West Sussex, PO22 0AJ
  5. Dismissed17 December 20253371832
    Longacre, The Street, Walberton, West Sussex, BN18 0PY

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.