Town Planner Pro
Free trial
Search appeal decisions

Planning appeal decision

Dismissed1 July 20253349522

Smithers Farm, Guildford Road, Rudgwick, Horsham, RH12 3BX

Planning appeal 3349522 at Smithers Farm, Guildford Road, Rudgwick, Horsham, RH12 3BX (Horsham District Council) was dismissed on 1 July 2025 by Inspector Szymanski D, by written representations. The main issue, as the Inspector framed it: the effect of the proposal upon the character and appearance of the area.

Erection of a dwelling house and change of use of existing dwelling into office

Authority
Horsham District Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Szymanski D
Postcode
RH12 3BX

Main issues, as the Inspector framed them

  • the effect of the proposal upon the character and appearance of the area
  • the effect of the proposal upon green infrastructure
  • whether or not the proposal is consistent with policies for the location of new development
  • the effect of the proposal upon designated habitats sites
  • the effect of the proposal upon the operation of the highway and parking provision

What decided it

The failure to demonstrate water neutrality to ensure no adverse effects on the integrity of the Arun Valley designated habitats sites, which under Regulation 63(5) of the Conservation of Habitats and Species Regulations 2017 (as amended) precludes the proposal from proceeding.

The moderate benefits from economic growth, business expansion, rural economy support and limited housing delivery were significantly outweighed by significant harm to character and appearance, substantial harm to designated habitats sites (precluding the proposal under the Regulations), significant policy conflicts regarding location of development, and unresolved concerns regarding green infrastructure loss and highway safety; the tilted balance did not apply due to the habitats sites conflict.

What the Inspector cited

Development plan policies
Policy 1 HDPFPolicy 2 HDPFPolicy 3 HDPFPolicy 4 HDPFPolicy 10 HDPFPolicy 25 HDPFPolicy 26 HDPFPolicy 28 HDPFPolicy 31 HDPFPolicy 32 HDPFPolicy 33 HDPFPolicy 40 HDPFPolicy 41 HDPFPolicy RNP1 RNDPPolicy RNP6 RNDPPolicy RNP7 RNDPPolicy RNP8 RNDPPolicy RNP9 RNDPPolicy RNP17 RNDP
National Planning Policy Framework
Paragraph 11Paragraph 192Paragraph 193
Judgments
R (Network Rail Infrastructure Ltd) v Secretary of State for the Environment, Food & Rural Affairs [2017] EWHC 2259 (Admin)

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

Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.

Appeals plan, £15 a month

With an account

What an account adds to this decision

27 other decided appeals within two kilometres of this site. In the app every dot opens its decision, and its letter wherever one was published, and you can draw your own site to see what has been decided around it.AllowedDismissedSplitThis decision
An appeal decision in the app, with the main issues, policies and judgments cited picked out beside the letter
Every letter, there to read. We pick out the main issues, the policies and the judgments cited, so you can work through the letter faster.
Searching the full text of appeal decision letters in the app
Search inside every letter. By words or by meaning, filtered by authority, outcome, appeal type and procedure, with every locatable decision on the map and the Inspector named on each.
Start your free trial

More decisions in Horsham District Council

The authority’s record since 2016 · every decision in 2025

  1. Allowed29 October 20266008830
    Staalcot Farm Stall House Lane, Stall House Lane, North Heath, RH20 2HR
  2. Allowed25 September 20266010268
    Priory Field Barn, Monastery Lane, Storrington, RH20 4LN
  3. Allowed24 September 20266007772
    The Lamb Inn, Lambs Green, Rusper, RH12 4RG
  4. Allowed24 August 20266007104
    Land Adjacent to Cedar Cottage, Furners Lane, Henfield, BN5 9HS
  5. Dismissed31 July 20266006904
    Rowan, Two Mile Ash, Horsham, RH13 0LA

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.