®Planning appeal decision
The Mash Inn, Horseshoe Road, Radnage, Buckinghamshire, HP14 4EB
Planning appeal 3358624 at The Mash Inn, Horseshoe Road, Radnage, Buckinghamshire, HP14 4EB (Buckinghamshire Council - Wycombe Area *) was dismissed on 10 April 2026 by Inspector Dignan P, by written representations. The main issue, as the Inspector framed it: Appeal A: whether the Council's decision to refuse to grant a certificate of lawful use was well-founded.
Change of use of the existing restaurant with guest accommodation, associated single storey detached outbuilding and land (use class E(b)) to form 1 x 5 -bed detached dwelling together with parking, outbuilding and hard/soft landscaping to create residential amenity space (use class C3)
- Appeal type
- ldc · Lawful Development Certificate
- Procedure
- Written Representations
- Development
- residential · Other minor developments
- Inspector
- Dignan P
- Postcode
- HP14 4EB
Main issues, as the Inspector framed them
- Appeal A: whether the Council's decision to refuse to grant a certificate of lawful use was well-founded
- Appeal B: whether the loss of a rural public house use as a community facility without justification is justified, and whether the benefits of housing provision outweigh the harm to the community facility and National Landscape
What decided it
The appellant failed to prove on the balance of probabilities that the premises had lawfully changed use from a public house to a restaurant, and the inadequate needs assessment failed to demonstrate that the public house was surplus to community needs, such that the loss of this important community facility significantly and demonstrably outweighed the benefit of a single dwelling.
the harm arising from the unjustified loss of an important community facility, along with adverse consequences for the enjoyment and understanding of the National Landscape and community character and function, significantly and demonstrably outweighs the modest benefit of the provision of a single dwelling
What the Inspector cited
- Development plan policies
- Policy DM29Policy DM30Policy DM35
- National Planning Policy Framework
- Paragraph 11
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 appliedThe decision letter
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With an account
What an account adds to this decision
More decisions in Buckinghamshire Council - Wycombe Area
The authority’s record since 2016 · every decision in 2026
- Notice upheld12 June 20263362995165 Amersham Road, High Wycombe, Buckinghamshire, HP13 5AE
- Dismissed11 June 20263377185Land West of Hammersley Lane, Tylers Green, Bucks, HP10 8HF
- Notice varied and upheld1 June 20263356208St Regis Park, Bassetsbury Lane, High Wycombe, HP11 1RB
- Notice upheld19 May 20263366795165 Micklefield Road, High Wycombe, HP13 7HA
- Notice upheld19 May 20263364950Land at Polaris Chartered Certified Accountants (Royal British Legion), Queensmead Road, Loudwater, Buckinghamshire, HP10 9TZ
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.