Rozelle, Green Dene, East Horsley, LEATHERHEAD, KT24 5RE

a detached garage

Authority: Guildford Borough Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Conde L

Main issues, as the Inspector framed them

Whether the development would be inappropriate development in the Green Belt having regard to the Framework and any relevant development plan policies
The effect of the development on the openness of the Green Belt
The effect of the development on the character and appearance of the area, having regard to its location within the Surrey Hill's National Landscape
Whether the harm by reason of inappropriateness 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 constitutes inappropriate development in the Green Belt that would result in a material loss of openness, and the appellant has failed to demonstrate very special circumstances that would clearly outweigh this harm.

Framework references: 154

Plan policies cited: Policy P2, Policy D1, Policy D4

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

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