9 dwellings at The Folly, Halnaker, Chichester

What was proposed

The application sought nine open-market homes with a widened access, internal road, parking, drainage, landscaping and pedestrian access.

“Trees and hedging form the boundary to the A285 to the north-west and the field to the south-east. There is an existing field gate access to the A285 from the north-west of the site. The site is more open to the south-west and sits at a higher level than the land to the south-west, with views of the site from the A285 and Tinwood Lane when looking north- east across the existing post-and-rail fencing.”

“The erection of 9 open market dwellings • A widened vehicular access to the A285, internal road and car parking • Pedestrian access to the A285 • Infiltration basin and associated infrastructure • Hard and soft landscaping…”

Officer report

The site and surroundings

The greenfield site lies outside settlement boundaries, beside Halnaker Conservation Area and the Devil’s Ditch, within the South Downs National Park setting and a bat-site buffer.

“The application site is adjacent to Halnaker Conservation Area, adjacent to the Devil’s Ditch Scheduled Ancient Monument (SAM), and within the setting of the South Downs National Park. The site is within the Singleton and Cocking Tunnels Special Area of Conservation (SAC) 12km buffer. A public right of way runs along land to the south-east of the site.”

Officer report

Why officers recommended refusal

Officers considered the countryside location, design, inefficient land use, housing mix, bat effects and unsecured contributions outweighed housing and economic benefits.

“The scheme would deliver benefits, including nine new market homes, economic activity during construction and occupation, and a commitment to an early commencement of development. However, these benefits are significantly and demonstrably outweighed by significant harms, meaning that the application is recommended for refusal.”

“The proposal is an inefficient use of land, provides an inappropriate housing mix that does not reflect identified local need, and includes homes that are excessively large. Furthermore, the development's layout, scale and design are considered poorly suited to its sensitive rural setting, creating an urbanising and visually harmful form of development that would detract from local character.”

Officer report

What consultees and residents said

The parish council supported the proposal subject to drainage safeguards, residents both objected and supported it, and consultees raised concerns about design, housing, landscape, biodiversity and bats.

“Boxgrove Parish Council have no objection subject to appropriate safeguards to ensure that there is not unsustainable pressure on foul drainage and sewage infrastructure.”

Officer report

Who spoke at the meeting

The committee heard from a county councillor, a neighbourhood plan supporter, a councillor supporter and the applicant’s representative.

The vote

Members voted by a show of hands to approve the recommendation to refuse the application.

“Following a vote by a show of hands, members approved the recommendation which was to refuse the application.”

Minutes

The decision and reasons

The application was refused because of harmful rural design, inefficient land use, unsuitable housing mix, bat impacts and missing legal agreements for contributions.

“1) The site is located outside of any Settlement Boundary and is within the countryside/rest of plan area. By virtue of its location, layout, scale, massing, design and cramped appearance, the proposal would fail to protect, enhance or reflect the positive rural characteristics and distinctiveness of the site and its surroundings.”

“5) In the absence of a signed S106 legal agreement to secure the offered financial contribution the proposal fails to make the required contribution towards the provision of affordable housing and therefore the application is contrary to Policy H4 (Affordable Housing) of the CLP and the Planning Obligations and Affordable Housing SPD (May 2026).”

Officer report