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Dismissed1 July 20253354024

Keepers Cottage , Ranmore Common Road, Ranmore Common, Dorking, Surrey, RH5 6AZ

Planning appeal 3354024 at Keepers Cottage , Ranmore Common Road, Ranmore Common, Dorking, Surrey, RH5 6AZ (Mole Valley District Council) was dismissed on 1 July 2025 by Inspector Goldberg V, 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 any relevant development plan policies and the Framework.

the proposed conversion of existing garage into 2-bed dwelling, along with single storey side/rear extension. Demolition of annex building adjoined to main dwelling known as 'stable cottage' a lawful dwelling. Relocate access to stable block

Authority
Mole Valley District Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Goldberg V
Postcode
RH5 6AZ

Main issues, as the Inspector framed them

  • whether the proposal would be inappropriate development in the Green Belt having regard to any relevant development plan policies and the Framework
  • the effect of the proposal on the openness of the Green Belt
  • the effect of the proposal on the character and appearance of the area and the Surrey Hills National Landscape
  • the effect of the proposed development on the living conditions of future occupants, with particular reference to the proximity of the new access to the stables and the parking area for Keepers Cottage
  • 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 constitutes inappropriate development in the Green Belt causing substantial harm to its openness and great weight harm to the character and appearance of the Surrey Hills National Landscape, with no very special circumstances demonstrated to justify approval.

What the Inspector cited

Development plan policies
EN1EN4EN8
National Planning Policy Framework
Paragraph 153Paragraph 154Paragraph 189

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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More decisions in Mole Valley District Council

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

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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.