The appeal made by Barry Edwards, David L Edwards and Rachel Edwards for outline planning permission, which had been refused by Chichester District Council, related to land within the former grounds of Iping House.

The inspector, Jacqueline Wilkinson, noted Iping House was 'the historic centrepiece of a small hamlet set on a river crossing, in heavily wooded and steeply rolling countryside', and was close to a well-used public footpath which links Iping with Stedham.

The proposed property would be in close proximity to existing houses in the grounds, relative to the generous spaces between them at present, and a more suburban character would be brought to the rural setting.

The inspector said in her report: "There are mature trees and tree groups on the appeal site, which play an important role in forming the densely-wooded landscape edge to the village.

"They are the subject of a tree preservation order made by the council.

"Upon inspection it was evident that some of their canopies are very close.

"The tall trees, particularly on the east and south boundaries of the appeal site, would shade the site to such an extent as to make the amenity of future occupiers unsatisfactory.

"I consider that there would be pressure to fell, thin or prune the trees, which, because of the implications for health and safety, the
council would find difficult to resist.

"Moreover the proposals would place a long-term threat to the mature trees, which would put at risk of harm an important natural landscape feature in the Sussex Downs AONB."

In reaching her decision, the inspector also pointed out Iping had no transport services and people living in the new house would be totally reliant upon a car.

Government advice on sustainable development in rural areas stressed the increasing importance of locating new housing where there was a choice of modes of transport for access to services.