®Planning appeal decision
Saxon Fields Equestrian, Lilbourne Road, Clifton Upon Dunsmore, Rugby, CV23 0BB
Planning appeal 6000588 at Saxon Fields Equestrian, Lilbourne Road, Clifton Upon Dunsmore, Rugby, CV23 0BB (Rugby Borough Council) was dismissed on 23 December 2025 by Inspector Townend K, by written representations. The main issue, as the Inspector framed it: whether the proposed development would provide a suitable location for housing, having regard to the settlement strategy for the area and access to services and facilities.
demolition of existing farm shop, café, smokery, stables and 2no. outdoor manèges and outline permission for the erection of 10no. detached dwellings (principle and access only)
- Authority
- Rugby Borough Council
- Appeal type
- major · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Major dwellings
- Inspector
- Townend K
- Postcode
- CV23 0BB
Main issues, as the Inspector framed them
- whether the proposed development would provide a suitable location for housing, having regard to the settlement strategy for the area and access to services and facilities
- the effect of the development on the character and appearance of the area
- whether the proposed development provides a suitable mix of housing
- the effect of the development on trees
What decided it
The proposal would result in significant environmental harm to the character and appearance of the area and is not in a location accessible to services and facilities without reliance on the private car, with very limited opportunities for sustainable transport options, and these harms when taken together significantly and demonstrably outweigh the limited housing benefits.
The benefits of housing delivery and economic benefits were afforded significant weight but were limited given the scale of ten dwellings; the significant harms from impact on character and appearance and poor accessibility without reliance on the private car substantially outweighed these benefits, such that the presumption in favour of sustainable development did not apply.
What the Inspector cited
- Development plan policies
- Policy DS1Policy GP1Policy GP2Policy SDC1Policy NE3Policy H1Policy H2
- National Planning Policy Framework
- Paragraph 11
- Judgments
- North Wiltshire District Council v Secretary of State for the Environment [1993] 65 P. & C.R. 137
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
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The authority’s record since 2016 · every decision in 2025
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- Notice varied and upheld16 January 20263351614Oakdene Rugby Road, Bretford, Rugby, CV23 0LB
- Allowed29 May 20253359149Top Road, Barnacle, Warwickshire, CV7 9FS
- Dismissed27 May 20253359147Land West of High Street, Ryton on Dunsmore, CV8 3FH
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.