Crackerbarrel Farm, Horsham Road, Beare Green, Dorking, RH5 4PQ

the erection of one two-bedroomed bungalow without complying with a condition attached to planning permission MO/2023/0846/PLA dated 19 April 2024

Authority: Mole Valley District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Simms S

Main issues, as the Inspector framed them

whether the development would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies
the effect of the development on the openness and purposes of the Green Belt
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 greater bulk and massing of the proposed bungalow compared to the permitted development means the fallback position no longer realistically justifies very special circumstances, and the design benefits do not clearly outweigh the harm to Green Belt openness and purposes.

Framework references: 154, 155, 153, 232

Plan policies cited: Mole Valley Core Strategy policy CS14, Mole Valley Local Plan policy ENV22, Mole Valley Local Plan 2020-2039 Policy EN1

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.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

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