Oklahoma, 4 Long Copse Lane, Emsworth, PO10 7UL

Main issues, as the Inspector framed them

• the effect of the proposal on the character and appearance of the area, in particular in regard to the effect of the loss of protected trees
• the effect of the proposal on highway safety, including in relation to the provision of visibility splays, refuse collection arrangements and whether the development makes adequate provision for car parking

What decided it

The visibility splays required for safe access depend on third-party land and tree canopy maintenance outside the appellant's control, creating unacceptable uncertainty about highway safety that cannot be overcome by the housing supply benefits.

The significant weight given to housing delivery and economic benefits was outweighed by the significant weight given to the harm to character and appearance from loss of protected trees and the unacceptable impact on highway safety from visibility splays dependent on third-party land, resulting in the adverse impacts significantly and demonstrably outweighing the benefits when assessed against the Framework as a whole.