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Dismissed27 October 20233323471

Holly Cottage, 72 Pixham Lane, Dorking, Surrey, RH4 1PH

Planning appeal 3323471 at Holly Cottage, 72 Pixham Lane, Dorking, Surrey, RH4 1PH (Mole Valley District Council) was dismissed on 27 October 2023 by Inspector Shearing C, by written representations. The main issue, as the Inspector framed it: Whether the proposal would be inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and any relevant development plan policies.

Proposed conversion of existing garage into habitable space with rear extension. Single storey link extension connecting dwelling to garage. Single storey rear infill extension and reinstatement of previous flat roof to rear single storey elements, replacing existing combined pitched and flat roof. First floor extension over existing porch. Internal alterations, amendments to existing fenestration in line with proposed works and re-tile existing roof with identical tiles

Authority
Mole Valley District Council
Appeal type
householder · Householder (HAS)
Procedure
Written Representations
Development
residential · Householder developments
Inspector
Shearing C
Postcode
RH4 1PH

Main issues, as the Inspector framed them

  • Whether the proposal would be inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and any relevant development plan policies
  • The effects of the proposal on the openness of the Green Belt
  • The effects on the character and appearance of the area, including the Pixham Lane Conservation Area and Area of Outstanding Natural Beauty
  • Effects on protected species, with particular regard to bats
  • Whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations, so as to amount to the very special circumstances required to justify the proposal

What decided it

The proposal would result in a 107% increase in floorspace, constituting disproportionate additions to the original dwelling and inappropriate development in the Green Belt, with no very special circumstances to justify it.

What the Inspector cited

Development plan policies
Policy RUD7Policy CS14Policy ENV22Policy ENV23Policy ENV24Policy ENV39Policy ENV15
National Planning Policy Framework
Paragraph 137Paragraph 149

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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The authority’s record since 2016 · every decision in 2023

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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.