Willow Farm,, Elsing Road, North Tuddenham, NR20 3DS

Main issues, as the Inspector framed them

• Whether the proposed development would be in a suitable location, having regard to the local development strategy
• The effect of the proposed development on the character and appearance of the area
• The effect of the proposed development on the integrity of European sites, with particular regard to nutrient pollution and recreational disturbance
• Whether the proposal adequately demonstrates it would be exempt from the national mandatory biodiversity net gain

What decided it

The proposal's location outside a settlement boundary without suitable access to services and facilities, combined with its adverse effect on the character and appearance of the rural area, significantly and demonstrably outweighed the modest housing and self-build benefits even in the context of a shortfall in five-year housing land supply.

The adverse impacts of unsustainability of location and harm to character and appearance significantly and demonstrably outweighed the modest benefits of housing supply contribution and self-build provision, such that the presumption in favour of sustainable development did not apply.